Agenda - Planning Commission - 06/07/2018

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allow it, garage apartments can create income -integrated communities not only in the sense of income diversity within a neigh- borhood but also of people with different incomes living on the same piece of prop- erty. The garage apartments will be what has been called naturally occurring affordable housing (NOAH): units that are affordable without being supported by public subsidies. Because the residents of the new garage apartments will not be competing for the existing supply of affordable housing, the benefits of the new NOAH units will trickle sideways and benefit everyone seeking affordable housing. ALL PARKING IS POLITICAL Diverse interests from across the political spectrum may support reducing the off- street parking requirements for second units if a city limits the number of on -street park- ing permits at any address with a second unit. Taken together, reforms for both on - street and off-street parking regulations are likely to appeal to important interest groups. Housing advocates can see that allow- ing garage conversions will create affordable homes without requiring any subsidy. Property -rights advocates can see that it will increase owners' ability to manage their property. Environmentalists can see that it will reduce energy consumption, air pollu- tion, and carbon emissions. Elected officials can see that it will encourage infill develop- ment and reduce traffic congestion without any new taxes. Contractors can see that it will increase investment in new housing. Urban designers can see that unobtrusive microapartments will enable people to live at higher density without being overwhelmed by cars. Libertarians can see greater oppor- tunities for individual choice. Older people can see the potential to have on -site hous- ing for caregivers or boomerang children. Opponents of illegal second units can see the potential for cities to legalize or remove these units. Home owners can see the opportunities for guest quarters or rental income. Potential residents can see the prospect of affordable housing close to their workplace. Across the political spectrum, the left can see that garage conversions provide affordable, mixed -income housing in good neighbor- hoods, while the right can see they are ioo percent capitalist. If many home owners convert their garages into apartments, cities can consider charging market prices for the on -street parking permits and spending the revenue to improve public services in the neighbor- hood. Everyone will have an incentive to economize on curb parking. Some residents who formerly parked their cars at the curb will park in the driveway, and others might sell an old car that isn't worth the price of an on -street parking permit. If more home own- ers convert their garages into apartments, rising permit prices wilt prevent a curb park- ing shortage, and will increase the revenue to pay for neighborhood public services. CONCLUSION One goal of city planning is to avoid conflicts before they happen, such as by regulating setbacks, fence heights, signs, and other features of real estate. Off-street parking requirements help to avoid conflicts about on -street parking, but they have serious unintended consequences, one of which is reducing the supply of housing. Garage con- versions can increase the supply of housing but off-street parking requirements inhibit converting garages into housing. SAMPLE LOCAL LEGISLATION Off-street parkingrequirements shall be removed where the following conditions are met: The lot sits within a residential parking permit district; and On -street parking permits are limited• This condition shalt remain in effect s0 long as the normally'_. required number of off-street spaces are not provided on the lot. AMPLE STATE LEGISLATION [A] local agency shall not impose parking standards for an acces sory dwelling unit in any of the following instances: • The accessory dwelling unit is located within one-half mile of public transit. • _ The accessory dwelling unit is located within an architecturally and historically significant historic district. • The accessory dwelling unit is part of the proposed or existing primary residence or an accessory structure. • When street parking permits are required but not offered to the occupant of the accessory dwelling unit.: When there is a carshare vehicle located within one block o f the accessory dwelling unit. [Excerpted from California Government Code §65852.z(d)] COMMENTARY In California,all cities and counties must allow garage con versions and other second units through a ministerial review process (Government Code §65852.2). Additionally, the California Vehicle Code authorizes block -your -own driveway permits (§225o7 2) A local authority may, by ordinance, authorize the owner or lessee of property to park vehicle in front of the owner's or lessees private driveway when the vehicle displays a permit issued pursuantto the ordinance authorizing such parking. The local authority may charge a nonrefundable fee to defray the costs of issuing and administering the permits. Cities can issue block -your -own -driveway permits in, neighborhoods zoned for single-family residential use. Block -your -own driveway permits substantially increase the on -street parking supply and give property owners a guaran- teed on -street parking space forthemselves, guests, home help, and service vehicles. This is not an unprecedented approach. Hermosa Beach, California, has authorized block -your -own driveway permits since 1989 (§1o.32.o8o). Here is the city's permit applicationand the original ordinance: http://bit.Iy/2uycyXT. ZONINGPRACTICE 5.18 AMERICAN PLANNING ASSOCIATION [page 6