Planning Commission Second Unit Study Session Tonight s

Planning Commission Second Unit Study Session

Tonight’s Conversation • • • Project Background (10 minutes) Community Process (10 minutes) Council Direction—Ord. Recommendations (20 minutes) Planning Commission Scope of Review (10 Minutes) Clarifying Questions from the Commission (20 Minutes) Recess/Community Input (15 minutes) Summary of Community Input (20 Minutes) Public Comment (30 Minutes) Planning Commission Deliberation (30 Minutes) (Deliberation past 10 PM requires a vote from the Planning Commission). 2

Purpose of Secondary Units • Rental income • Living space for family and friends • A form of affordable housing 3

Community Process http: //www. ci. east-paloalto. ca. us/index. aspx? NID=496 • October 7, 2013 Special Meeting • Community Meetings on November 4 th and 12 th • 800 Comment Cards: 243 Questions • 20 -30 Thematic Questions • 5 Project Themes • Evening permit center hours on December 4 th and 11 th • City Council Meeting on December 17 th • Fire and Building Code Presentation on January 14 th 4

Existing Conditions 5

Street Conditions Gardens Neighborhood 6

Public Safety/Access 7

Public Safety 8

Non-permitted Parking Reduces Available Parking Commercial Vehicles Inoperable Vehicles 9

Overview of Policy Issues 10

Neighborhood Parking • No simple answers • Challenges remain in neighborhoods regardless of actions on secondary units – Parking enforcement will improve conditions in some circumstances 11

Neighborhood Parking This discussion is outside the scope of tonight’s focus on zoning— discussion will include the Public Works and Transportation Commission and the Police Department in terms of enforcement and road repairs. 12

Off Street Parking • Parking issues serve as a significant impediments to garage conversion and secondary units • Adequate off-street parking is critical • Preservation of on-street parking also critical 13

Off Street Parking • Planning Commission evaluate elimination of covered and enclosed parking • Evaluate other Parking Ordinance revisions • Retain one off street parking space for second units 14

Off Street Parking No Garage Uncovered Parking Converted Garage 20 -feet Min. P. L. 15

Off Street Parking Garage (Alt. 1) Side Yard (Alt. 2) 40 -feet Min. Tandem Parking 16

Off Street Parking This? Not This 17

Setback Standards • Council recommended: – Review of zoning setback revisions and other related modifications by PC • Provided minimal impact to neighbors or public safety – Retention of the 5, 500 sq. ft. minimum lot size requirement for second units. 18

Single Family Home Setbacks Current Standard Staff Recommendations Front Setback 20 -feet (25 feet for front facing garage) reduced to 20 if a patio is incorporated into design 10 -feet to house Parking in setback; not prohibited or allowed Clarify--allow parking in front setback if on the driveway Side setback: 5 -feet 3 -feet (fire protection required) Rear Setback: 20 -feet 10 -feet, provided a minimum 750 sq. ft of usable rear yard Lot Coverage: 50% Retain standard Floor Area Ratio: 60% Reduce to 55% in accordance with administrative policy since 2003. 20 -feet minimum to the garage 19

Recommended Setbacks Single Family Home 10’ 3’ S. F Home 3’ Garage 20’ 10’ 20

Detached Second Unit Setbacks Current standards Staff Recommendations 6 -feet between ADU and main house 3 -feet between ADU and main house Rear setback-10 -feet from the ADU 6 -feet from the ADU Side setback-5 -feet from the side property line 3 -feet (fire protection required) Max Unit size of 1, 000 sq. ft. depending of lot size. Retain standard Second Unit Lot Coverage <25% of the rear portion of the lot Retain standard Height-15 feet maximum Retain standard 21

Recommended Setbacks Detached Accessory Dwelling 6’ 3’ A. D. U. 3’ Main Home 22

Neighborhood Notification • Notice requirements can be implemented • Processes need to be more fully evaluated • State law limits City review processes for secondary units • City Council asked for Planning Commission input 23

Neighborhood Notification Recommendations (Secondary Dwelling Unit) • State law limits the City’s review of SDUs to ministerial (administrative) processes— no public hearings • Notice provisions may confuse the issue and be inconsistent with State law • Question: Should staff continue to evaluate this issue? 24

Neighborhood Notification Recommendations (Garage to Additional Living Area) Notification Option 1 Option 2 Require an Administrative Use Permit (AUP) Require no Administrative Use Permit (AUP) Includes notice of abutting property owners/neighbors No notice of abutting property owners/neighbors Any appeal considered by Planning Commission Consistent with current established policy for permitted units 25

Guest Houses (Pool House) • Guest House—Generally defined as a detached structure containing only sleeping quarters and a bathroom (no kitchen) that are not to be rented separately. • A distinct policy option—Zoning Ordinance does not include guest house provisions • Provides alternative to garage conversion to additional living area • Concern—Ongoing enforcement of no kitchen provisions 26

Guest Houses Examples Jurisdiction Key Provisions County of Monterey -No kitchen or cooking facilities. -Shall not exceed 600 square feet. Cannot be separately rented or leased. -A Deed Restriction not allowing conversion of units is required. Solano Beach -Shall not exceed 600 square feet. -One additional parking space for this unit. -Kitchen and cooking facilities prohibited. Fresno County -Maximum sq. ft. shall be 50% of the sq. ft. of the primary (Accessory Living residence or 1, 200 sq. ft whichever is more restrictive. Quarters) -Occupancy limited to family members or temporary guest -Cannot be rented separately. Los Angeles -Cannot be sold or rented. County -Lot size must be 10, 000 sq. ft. or 1. 5 times the normal lot size whichever is greater. -No kitchen allowed. 27

Summary of Staff Recommendations • Eliminate covered/enclosed parking requirement for single family homes. • Require one additional parking spaces for houses with 5 or more bedrooms. • Permit required parking in front setback • Allow tandem parking by right for single family homes. • Modify setback standards for both single family homes and detached second dwelling units. • Provide direction on neighborhood noticing. • Incorporate guest house provisions. 28

Steps • Tonight—Planning Commission direction to staff on ordinance revisions? • February 10, 2014: Planning Commission hearing on potential code revisions—Recommendations to City Council • March 4, 2014: City Council hearing on potential code revisions 29

Questions? 30

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Reference Slides • Not to be used unless needed 32

Neighborhood Notification Recommendations (Second Dwelling Unit) Notification Option 1 Option 2 Retain current process Require no Administrative use Permit (AUP) No notice of abutting property owners/neighbors Any appeal considered by Consistent with current established policy for permitted units 33

Paved Front Yards Violates water quality regulations 34

Varying Rights-of-Way 50 Foot Right-of-way Weeks Street Weeks Neighborhood 35

Non-Permitted Units 36

Unit Prototypes 37

Prototype No. 1: Additional Living Area in the Garage • May be bedroom(s), family room, bathroom, kitchen, etc. • No separate kitchen • Access through existing home • Removal of garage door • Building/Fire Code issues less difficult Cost-$15, 000 -$30, 000 (New or legalization) 38

Prototype No. 2: Second Unit within Converted Garage • • May include bedroom(s), family room, bathroom, kitchen, etc. Separate access and utilities required • • Removal of garage door One additional parking space required • Building/Fire Code issues more difficult than No. 1 Cost-$30, 000 - $80, 000 (New or legalization) 39

Prototype No. 3: Detached Second Unit • • May include bedroom(s), family room, bathroom, kitchen, etc. Separate access and utilities required • One additional parking space required • Building/Fire Code issues more difficult than No. 2 (Virtually impossible to legalize due to structure and use classification Cost-$80, 000 plus (New or legalization) 40

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Policy Issue #2 -On Site (Off Street) Parking-Options Policy Options 2 a-2 b (Revise Parking Ordinance to differentiate between small and large homes) 46