HomeMy WebLinkAbout2058 - ACCESSORY DWELLING UNIT ORDINANCE - AMENDMENT TO LOCAL COASTAL PROGRAM RESOLUTION NO. 2058
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF NEWPORT BEACH RECOMMENDING
CITY COUNCIL AUTHORIZE SUBMITTAL OF A LOCAL
COASTAL PROGRAM AMENDMENT TO THE
CALIFORNIA COASTAL COMMISSION IMPLEMENTING
NEW STATE LAW REQUIREMENTS RELATING TO
ACCESSORY DWELLING UNITS (PA2017-069)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS
AS FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. State law (Senate Bill 1069 and Assembly Bill 2299, Statutes of 2016) requires
jurisdictions to amend their local regulations to conform to Government Code
Section 65852.2. Therefore, an amendment to the Local Coastal Program is
necessary.
2. Senate Bill 1069 and Assembly Bill 2299 are intended to address the State housing
crisis by easing regulatory barriers for homeowners who choose to construct
accessory dwelling units.
3. Accessory dwelling units provide housing for family members, students, the
elderly, in-home health care providers, the disabled, and others, at below market
prices within existing neighborhoods. In addition, homeowners who construct
accessory dwelling units benefit from added income and increased sense of
secu rity.
4. Allowing accessory dwelling units in single-family residential zones provides
additional rental housing stock.
5. Accessory dwelling units offer lower cost housing to meet the needs of existing
and future residents within existing neighborhoods, while respecting architectural
character.
6. Pursuant to Section 13515 of Title 14, Division 5.5, of the California Code of
Regulations, review of the draft LCP amendment was made available and a Notice
of the Availability was distributed a minimum of six weeks prior the final action.
7. A public hearing was held on May 4, 2017, in the Council Chambers located at 100
Civic Center Drive, Newport Beach.A notice of time, place and purpose of the public
hearing was given in accordance with the Newport Beach Municipal Code(NBMC).
Evidence, both written and oral, was presented to, and considered by, the Planning
Commission at this public hearing. The Planning Commission continued the
hearing to June 8, 2017.
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8. A public hearing was held on June 8, 2017, in the Council Chambers located at 100
Civic Center Drive, Newport Beach.A notice of time, place and purpose of the public
hearing was given in accordance with the Newport Beach Municipal Code(NEMC).
Evidence, both written and oral, was presented to, and considered by, the Planning
Commission at this public hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
This action is exempt from environmental review under the California Environmental
Quality Act (CEQA) pursuant to Public Resources Code Section 21080.17 and CEQA
Guidelines Section 15282(h), which states the adoption of an ordinance regarding second
units to implement the provisions of Sections 65852.1 and 65852.2 are exempt from the
requirements of CEQA. Similarly, the ministerial approval of accessory dwelling units is
not a "project" for CEQA purposes, and environmental review is not required prior to
approving individual applications.
SECTION 3. FINDINGS.
1. Adopting an ordinance consistent with Government Code Section 65852.2 ensures
that the character of the City of Newport Beach (City) is preserved to the maximum
extent possible and that the City's regulation regarding accessory dwelling units
continue to promote the health, safety, and welfare of the community.
2. The City has designated areas where accessory dwelling units may be located, where
permitted by Government Code Section 65852.2, based in part upon adequacy of
water and sewer services and the impact of accessory dwelling units on traffic flow
and public safety.
3. The LCP amendments shall not become effective until approval by the California Coastal
Commission and adoption, including any modifications suggested by the California
Coastal Commission, by resolution and/or ordinance of the City Council of the City of
Newport Beach.
4. The LCP, including the proposed amendment, will be carried out fully in conformity
with the California Coastal Act.
5. The recitals provided in this resolution are true and correct and are incorporated into
the operative part of this resolution.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
The Planning Commission of the City of Newport Beach hereby recommends submittal of
Local Coastal Program Amendment No. LC2017-003, as set forth in Exhibit "A," which is
Planning Commission Resolution No. 2058
Page 3 of 9
attached hereto and incorporated herein by reference, to the California Coastal
Commission.
PASSED, APPROVED, AND ADOPTED THIS 8TH DAY OF JUNE, 2017.
AYES: Kramer, Hillgren, Lawler, Weigand
NOES: Dunlap
ABSTAIN: None
ABSENT: Koetting, Zak
BY:
Koryi Kr m r airman
BY:
__R-e4ef-Z-&R, S cretary
EUK WEN-NA107
Planning Commission Resolution No. 2058
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EXHIBIT "A"
Local Coastal Program Amendment No. LC2017-003
Section 1: Amending Chapter 2.0 (Land Use and Development) of the Coastal Land
Use Plan to add Policy 2.7-5 as follows, with all other provisions of the Coastal Land Use
Plan remaining unchanged:
2.7-5. Administer the provisions of Government Code Section 65852.2 relative to the
development of accessory dwelling units to increase the supply of lower-cost housing in the
coastal zone and meet the needs of existing and future residents, while respecting the
architectural character of existing neighborhoods and in a manner consistent with the LCP
and any applicable policies from Chapter 3 of the Coastal Act. .
Section 2: Newport Beach Municipal Code (NBMC) Subsection 21 .18.010(A) and (B)
are amended to read as follows:
A. R-A (Residential-Agricultural) Coastal Zoning District. The R-A Coastal Zoning District is
intended to provide for areas appropriate for detached single-family residential dwelling
units, accessory dwelling units, and light farming uses, each located on a single legal lot,
and does not include condominiums or cooperative housing.
B. R-1 (Single-Unit Residential) Coastal Zoning District. The R-1 Coastal Zoning District is
intended to provide for areas appropriate for a range of detached single-family residential
dwelling units and accessory dwelling units, each located on a single legal lot, and does
not include condominiums or cooperative housing.
Section 3: Table 21.18-1 in NBMC Section 21.18.020(C) (Allowed Uses and Permit
Requirements) is amended, in part to the Accessory Dwelling Units" row as follows:
Accessory Dwelling Units A ` A 1 --- I __ Section
21.48.200
Section 4: Table 21.18-2 in NBMC Section 21.18.030 (Residential Coastal Zoning
Districts General Development Standards) is amended, in part, as to the "Density/Intensity'
row as follows:
Density/Intensity Each legal lot shall be allowed one single-unit detached dwelling.,In addition,
l one accessory dwelling unit may be allowed.
Section 5: NBMC Subsection 21.31.110(D) (Allowed Encroachments into Setback
Areas) is amended to add subpart 16 to read as follows:
16. Accessory Dwelling Units. Accessory dwelling units may be established within required
setback areas in compliance with the requirements of Section 21.48.200 (Accessory Dwelling
Units .
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Section 6: Table 3-10 in NBMC Section 21.41.040 (Off-Street Parking
Requirements) is amended, in part, as to the "Accessory Dwelling Units" row as follows:
Accessory Dwelling Units 4-per ,--a-mj urn of 2 Gever-ed-per--site-
As required per Section 21.48.200
Section 7:Amend NBMC Chapter 21.48 to add Section 21.48.200(Accessory Dwelling Units)
to read as follows, with all other provisions of Chapter 21.48 remaining unchanged:
21.48.200 Accessory Dwelling Units
A. Purpose. The purpose of this section is to establish the procedures for the creation of
accessory dwelling units as defined in Part 7 (Definitions) and in the California
Government Code Section 65852.2, or any successor statute, in single-unit residential
zoning districts or areas designated for single-family residential use as part of a Planned
Community Development Plan or Specific Plan, and to provide development standards to
ensure the orderly development of these units in appropriate areas of the City.
B. Review Authority. Accessory dwelling units shall be approved in all single-unit residential
coastal zoning districts or areas designated for single-family residential use as part of a
Planned Community Development Plan or Specific Plan, subject to the approval of the
Director upon finding that the following conditions have been met:
1. The dwelling conforms to the development standards and requirements for accessory
dwelling units established in the subsections below.
2. Public and utility services including emergency access are adequate to serve both
dwellings.
C. Development standards. Except as modified by this subsection, an accessory dwelling
unit shall conform to all requirements of the underlying residential coastal zoning district,
any applicable overlay district, and all other applicable provisions of this Code, including
but not limited to height, setback, site coverage, floor area limit, and residential
development standards and design criteria; unless the unit is contained within a legal,
nonconforming structure and does not expand the nonconformity.
1. Minimum lot area. A minimum lot area of five thousand (5,000) square feet, excluding
submerged land area, shall be required in order to establish an accessory dwelling
unit.
2. Setback requirements. Accessory dwelling units shall comply with the setback
requirements applicable to the zoning district in which they are located, except in cases
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where the minimum required garage setbacks differ from principal building setbacks,
in which case the following applies:
a. No additional setback shall be required for an existing garage that is converted
to an accessory dwelling unit, provided that the side and rear setbacks comply
with required Building Codes.
b. A setback of no more than five feet from the side and rear lot lines shall be
required for an accessory dwelling unit constructed above the garaqe.
3. Building height. Detached accessory dwelling units shall not exceed one story and a
height of 14 feet, unless the accessory dwelling unit is constructed above a garage, in
which case the structure shall comply with the height limits of the underlying zoning
district.
4. Unit size. The maximum size of an accessory dwelling unit shall not exceed a 750
square feet of floor area, or 50 percent of the existing floor area (excluding garage) of
the principal unit, whichever is less.
5. Design. An accessory dwelling unit shall be designed and sited to:
a. Be similar to the principal dwelling with respect to architectural style, roof pitch,
color, and materials;
b. Protect public access to and along the shoreline areas;
c. Protect public views to and along the ocean and scenic coastal areas;
d. Protect sensitive coastal resources; and
e. Minimize and, where feasible, avoid shoreline hazards.
6. Conversion of space within existing structure. Notwithstanding the provisions of
subsections C(1), C(2), C(3), C(4) and C(5) above, an accessory dwelling unit shall
be permitted if the unit is contained within the existing space of a single-unit dwelling
or existing accessory structure, has independent exterior access from the existing
dwelling, and the side and rear setbacks comply with required Building Codes, and if
the accessory dwelling unit conforms with the following:
a. For the purposes of this section, the portion of the single-unit dwelling or
accessory structure must have been legally permitted and existing for a
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minimum of three years prior to the issuance of a permit to convert the space
into an accessory dwelling unit.
b. No new or separate utility connection may be required between the accessory
dwelling unit and the utility service, such as water, sewer, and power.
7. Fire sprinklers. Accessory dwelling units shall not be required to provide fire sprinklers
if they are not required for the principal residence.
8. Passageway. No passageway shall be required in conjunction with the construction of
an accessory dwelling unit. For the purposes of this section, "passageway" means a
pathway that is unobstructed clear to the sky and extends from the street to one
entrance of the accessory dwelling unit.
9. Parking. Parking shall comply with requirements of Chapter 21.40(Off-Street Parking),
except as modified below:
a. One parking space required for one-bedroom or efficiency unit; two parking
spaces required for unit with two or more bedrooms.
b. Such parking may be provided as tandem parking and/or may be located on
an existing driveway; however, in no case shall parking be allowed in a rear
setback abutting an alley.
c. No parking shall be required for:
L Accessory dwelling unit converted as part of the existing principal
residence or existing accessory structure as described in subsection
(Q5-,
ii. Accessory dwelling units located within one-half mile of a public transit.
For the purposes of this section "public transit shall include a bus stop
with fixed route bus service that provides transit service at 15-minute
intervals or better during peak commute periods.
iii. Accessory dwelling unit is located within an architecturally and
historically significant historic district.
iv. When on-street parking permits are required but not offered to the
occupant of the accessory dwelling unit.
v. When there is a car-share vehicle located within one block of the
accessory dwelling unit. For the purposes of this section, "car-share
vehicle" shall mean part of an established program intended to stay in
a fixed location for at least 10 years and available to the public.
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d. If an accessory dwelling unit replaces an existing garage, replacement spaces
must be provided. When a garage, carport, or covered parking structure is
demolished in conjunction with the construction of an accessory dwelling unit,
any required replacement spaces may be located in any configuration on the
same lot as the accessory dwelling unit, including but not limited to, as covered
spaces, uncovered spaces, or tandem spaces, or by the use of mechanical
automobile parking lifts.
D. Additional requirements for all accessory dwelling units.
1. Sale of units. The accessory dwelling unit shall not be sold separately from the
principal dwelling.
2. Short-term lodging. The accessory dwelling unit shall not be rented for periods of less
than 30 days.
3. Number of units allowed. Only one accessory dwelling unit may be located on the lot.
4. Existing development. A single-unit dwelling must exist on the lot or shall be
constructed on the lot in conjunction with the construction of the accessory dwelling
unit.
5. Occupancy. The principal dwelling unit or the accessory dwelling unit shall be
continuously occupied by at least one person having an ownership interest in the lot.
E. Deed restriction and recordation required. Prior to the issuance of a Building and/or
Grading Permit for an accessory dwelling unit, the property owner shall record a deed
restriction with the County Recorder's Office, the form and content of which is satisfactory
to the City Attorney. The deed restriction document shall notify future owners of the owner
occupancy requirements and restrictions on short-term rentals. This deed restriction shall
remain in effect so long as the accessory dwelling unit exists on the property.
F. Coastal Development Permits.
1. Hearing Exemption. All of the provisions of Chapter 21.52 regarding the review and
approval of Coastal Development Permits in relation to accessory dwelling units are
applicable, except that a public hearing as required by Chapter 21.62 shall not be
required. Public notice shall be provided as required in Section 21.62.020, except the
requirements of Section 21.62.020(A) shall be replaced with a statement that no local
public hearing will be held and that written comments on the proposed development
may be submitted.
2. Appeal Exemption. Notwithstanding the local appeal provisions of Chapter 21.64,
coastal development permits for accessory dwelling units that are defined as
"appealable development" pursuant to Section 21.64.035(A) may be directly
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appealable to the Coastal Commission in accordance with the provisions of Section
21.64.035 without a discretionary hearing by the Planning Commission or City Council.
Section 8: The definition of "Accessory Dwelling Unit (Land Use) in NBMC Section
21.70.020 (Definition of Specialized Terms and Phrases) is amended to read as follows:
Accessory Dwelling Unit (Land Use). See "Dwelling Unit, Senior Accessory."
Section 9: The definition of "Dwelling Unit, Senior Accessory (Land Use) in NBMC
Section 21.70.020 (Definition of Specialized Terms and Phrases) is amended to read as
follows
Dweiting-LJn4iSer}ier-Accessory (L-and-L�sey-A-dwelt+rig-unit-assessefy-te-anGLattaefaed---t(D,-,
detacged-#ror�or-Beata+ned-witl�ir�t�e-prir}sipai-dv�eliiag-�r}it-s+�a-site-zer}ed-#e r-a-sir}gle-€ar�i�
dwelling-Tie-un4-is4ntended-#oF4he-sole-o66upanGy-of-l---or-2-adu4-persons-wfiae-are-55-years•-o#
age-or-eider-The-#iaor-area-o#-the-unit-does-riot-e)(seed 640-square feet-.
Dwelling Unit, Accessory (Land Use). A dwelling unit accessory to and attached to, detached
from, or contained within, the principal dwelling unit on a site zoned for a single-family dwelling.
An accessory dwelling unit also includes the following:
1. An efficiency unit, as defined in Section 17958.1 of the Health and Safety Code, or any
successor statute.
2. A manufactured home, as defined in Section 18007 of the Health and Safety Code, or any
successor statute.
Section 10: Subpart 8 in NBMC Subsection 21.90.060(D) (Accessory Uses
Permitted) is amended to read as follows:
8—C-,rar}rF"nit;attaGhed-o"etaGhed lire-sorefermar}se-wit"estioao-.48 299;-sud}eet-te--the
appreval-o#-a-minor-use-permit-per-P 4--5-of4hi&4iVe
8. Accessory dwelling unit in conformance with Section 21.48.200.