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HomeMy WebLinkAbout4.0_Code Update Related to Accessory Dwelling Units_Staff Presentation_PA2021-113Potential Zoning Code and LCP Amendments Accessory Dwelling Units Planning Commission Study Session September 9, 2021 Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) JADU vs ADU Junior Accessory Dwelling Unit JADU •Single-family units only •Not a separate unit for Building Code •Maximum Size: 500 s.f. •Owner must live in main dwelling or JADU •Can share bathroom with primary dwelling •Can have internal access Accessory Dwelling UnitADU •Allowed in all residential and mixed-use zones •Considered a separate unit for Building Code •Maximum Size: •850 s.f.for one bedroom •1,000 s.f.for two bedroom •conversions unlimited •Various configurations (conversion, attached, detached) Community Development Department -Planning Division 2 Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) ADU Parking Requirements JADU: No parking required ADU: One space per unit, but waived if property is: 1)located within one-half (1/2) mile walking distance of a bus/transit stop; or 2)proposed to be converted from existing or proposed space entirely within the primary dwelling unit or an existing accessory structure. Community Development Department -Planning Division 3 Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) Community Development Department -Planning Division 4 ADU Options for Single-Family Homes Very Flexible Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) Community Development Department -Planning Division 5 ADU Options for Multi-Family Developments Very Limited Can only convert existing non-living area (e.g., storage rooms, boiler rooms, passageways, attics, basements, or garages). Permitted number of units equal to 25% of existing number of units Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) ADU Example Attached to New Single-Family 631 Irvine Ave Community Development Department -Planning Division 6 Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) ADU Example Detached to Existing Single- Family 435 Aliso Ave Community Development Department -Planning Division 7 Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) Background City Laws Pre-2019: Second units prohibited except for granny units (Age 55+) 2019 and 2020: State Law mandated approval of ADUs and limited cities ability to regulate Community Development Department -Planning Division 8 City’s current ordinance drafted to comply with State law and be as restrictive as possible Prior Direction Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) Current Status of ADUs Community Development Department -Planning Division 9 ADU Status 2018 2019 2020 2021*Total Finaled (constructed) 1 1 3 4 9 Permitted (under construction) 1 3 5 35 44 Applied (permits pending) 0 2 14 16 32 Total 2 6 22 55 85 Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) Community Development Department -Planning Division 10 Units by NeighborhoodADU Type 51 32 Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) Regional Housing Needs Assessment 4,845 units Community Development Department -Planning Division 11 •Adequate Sites Analysis •Higher density in-fill development •1000 unit projection (125/year) •Direction to revise code (more permissive) •Amnesty program •Public outreach and materials •Pre-approved plans New Direction Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) Community Development Department -Planning Division 12 Planning Commission Questions A) Expanding opportunities for ADU construction in multi-unit developments Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) Community Development Department -Planning Division 13 Planning Commission Questions B) Providing additional floor area as an incentive Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) Community Development Department -Planning Division 14 Planning Commission Questions C) Reducing parking requirements Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) Expand Opportunities for ADU Construction in Multi-Unit Dwelling Developments Should we allow ADU additions to an existing multi-unit and conversions of existing living space? Community Development Department -Planning Division 15 Question A1 Helps create a more successful amnesty program Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) Expand Opportunities for ADU Construction in Multi-Unit Dwelling Developments 2. Allow ADUs in a new multi-unit development? 3. What size development? Duplex, 2-4 units, or unlimited Community Development Department -Planning Division 16 Questions A2 & A3 Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) Community Development Department -Planning Division 17 Example Problem Sites Street View 1509 West Balboa Existing Use: 3 units (single-level) Allowed Use: Duplex (2 units) Solution: Duplex + ADU = 3 Units 303-305 Fernleaf Ave Existing Use: 5 units on two lots Allowed Use: Two Duplexes (4 units) Solution: Duplex + Duplex + ADU = 5 Units SB330 (Housing Crisis Act ) prevent loss of density •Downzoning created several nonconforming uses •Property owners stuck between State law and local zoning •Allowing ADUs with multi-unit can assist Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) Provide additional floor area allowances to incentive ADU development Doesn’t add visual bulk or mass Must establish reasonable size limit on access Creates a big incentive to include ADU as part of new construction Community Development Department -Planning Division 18 Question B4 Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) Provide additional floor area allowances to incentive ADU development State Law prevents FAL, coverage limits, and open space requirements that prevents an 800 sf ADU no more than 16 feet high. Equity issue for new developments Bulk and massing concerns Community Development Department -Planning Division 19 Question B5 Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) Provide additional floor area allowances to incentive ADU development Simplifies Code and eliminates constraint ADUs may appear less subordinate to principal dwelling Community Development Department -Planning Division 20 Question B6 Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) Provide additional floor area allowances to incentive ADU development Can’t restrict unit sizes any smaller, but can increase. Examples (1 bedroom) 3,540 sf lot (CDM)= 850 sf ADU 5,737 sf lot (Heights)= 1147 sf ADU 10,000 sf lot (Dover) = 2000 sf ADU 19,800 sf lot (SAH)= 2000 sf ADU Community Development Department -Planning Division 21 Question B7 •(Base Size Limit) •850sf one bedroom •1000sf two bedroom; or •(Optional Limit) •20% of lot area (whichever is greater, up to a maximum 2000 sf) Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) Reduce parking requirements State law prohibits replacement parking outside coastal zone May further constrain on-street parking that competes with public access demands Easy opportunity to create 3rd unit for rental housing investors Community Development Department -Planning Division 22 Question C8 Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) Reduce parking requirements Currently detached ADUs limited to 16’ tall, unless over a garage and only if all units on lot are parking compliant Provides an incentive to construct some garage parking, even if not all units fully compliant. Community Development Department -Planning Division 23 Questions C9 29’ Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) Community Development Department -Planning Division 24 Recap and Staff Recommendations A) Expanding opportunities for ADU construction in multi-unit developments Yes, will spur development and help permit illegal units (amnesty program) Yes, will help spur development and assist SB330 trapped properties Yes, but limit to duplexes and triplexes only Allow only one ADU Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) Community Development Department -Planning Division 25 Yes, but limit access to minimum necessary No, maintain State law for constrained developments only Yes, simplifies code No, further complicates code Recap and Staff Recommendations B) Providing additional floor area as an incentive Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) Community Development Department -Planning Division 26 Modify to only parking impacted areas of coastal zone 500 feet of beach or harbor? Yes, simplifies code and still encourages some parking to be provided Recap and Staff Recommendations C) Reducing parking requirements Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) Next Steps Based on feedback, staff will begin to prepare draft code revisions Options Future Study Session; or Ad Hoc Committee Future public hearings Community Development Department -Planning Division 27 Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113) For more information Contact Questions? Jaime Murillo, AICP Principal Planner 949-644-3209 jmurillo@newportbeachca.gov www.newportbeachca.gov Community Development Department -Planning Division 28 Planning Commission - September 9, 2021 Item No. 4a - Additional Materials Presented at Meeting by Staff Code Update Related to Accessory Dwelling Units (PA2021-113)