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HomeMy WebLinkAboutStaff Report 7793 City of Palo Alto (ID # 7793) City Council Staff Report Report Type: Action Items Meeting Date: 3/7/2017 City of Palo Alto Page 1 Summary Title: Accessory Dwelling Units Ordinance Title: PUBLIC HEARING: Adoption of an Ordinance Amending Chapter 18 (Zoning) of the Palo Alto Municipal Code to Update Code Sections Regarding Accessory Dwelling Units. The Ordinance is Exempt from the California Environmental Quality Act (CEQA) per Sections 15061(b), 15301, 15303 and 15305 and was Recommended for Approval by the Planning & Transportation Commission on November 30, 2016 From: City Manager Lead Department: Planning and Community Environment Recommendation Staff recommends that the City Council adopt the attached draft ordinance (Attachment A) amending Palo Alto Municipal Code provisions regarding accessory dwelling units and finding the ordinance exempt from review under the California Environmental Quality Act. The Planning and Transportation Commission recommended adoption of the ordinance with some modifications on November 30, 2016, as explained further below. Executive Summary In October 2015, the City Council directed the Planning and Transportation (PTC) to review provisions of the Municipal Code related to Accessory Dwelling Units (ADU), which are also referred to as Second Dwelling Units or “granny units.” The Council requested that the Commission review the City’s regulations and recommend ways to increase ADU construction. Subsequent to the Council’s direction and two PTC study sessions, the State of California adopted three laws regarding ADUs and Junior ADUs (JADU) which became effective January 1, 2017: SB 1069, AB2299, and AB 2406. In response to these laws, staff forwarded a draft ordinance to the PTC that reflected the mandatory and some optional provisions of State law, while retaining many existing local provisions. The Commission generally endorsed these City of Palo Alto Page 2 changes and made other proposed refinements, including changing the existing minimum lot size requirement for ADUs from 35% of the minimum lot size to simply meeting minimum lot size requirement for the applicable zone. The attached draft ordinance reflects this PTC recommendation and also does the following:  Changes the terminology throughout the municipal code to use “accessory dwelling units” and “junior accessory units” rather than “second units,” to be consistent with Senate Bill 1069 and Assembly Bills 229 and 2406;  Repeals references throughout the municipal code addressing ADUs and consolidates these regulations into one new chapter ;  Adjusts parking and setback requirements to comply with the State laws;  Allows conversions of existing single family residences and accessory structures in the R-E and R-1 zones into ADUs and the creation of junior accessory dwelling units, which involve conversion of existing building space to a small living unit, without a minimum lot size requirement; and  Limits any single family residential lot to one accessory or junior accessory dwelling unit per parcel (and not one of each). The PTC also requested the City Council to consider directing staff to prepare a parking utilization study and also to prepare an ordinance to allow underground parking in residential neighborhoods. The PTC’s discussion and recommendation are discussed further below. Background In October 2015, the City Council, following a discussion of a Colleagues Memo (Attachment B), directed the Planning and Transportation Commission (PTC) to initiate discussions on ADUs and recommend ways to increase ADU construction. Palo Alto’s high housing cost, demand for a variety of housing types, and change in demographics with a rise in an aging population, prompted the City Council to seek opportunities to increase more affordable housing options for its residents. The City Council perceived ADUs as a potential solution to this problem. The City Council requested that the PTC provide recommendations to update City ordinances on ADUs to facilitate the following:  Increase opportunities to create more ADUs with minimum impact on community character while maintaining neighborhood design standards;  Consider steps to bring existing non-compliant ADUs into compliance; and  Any other relevant recommendations. City of Palo Alto Page 3 PTC Study Sessions Based on City Council direction, staff held two study sessions with the PTC. At the January 27, 2016 PTC Study Session, the PTC was provided with a brief history of Municipal Code changes made during the 2006 Zoning code update and the potential benefits and impacts of ADUs in Palo Alto. Members of the public stated that it was important to balance the impacts of second units in single family zoned areas, while others said it was important to increase second unit production to meet the community’s affordable housing needs. The PTC discussed the existing development standards and identified City regulations which can act as potential constraints in the construction of ADUs. The PTC also reviewed some of the common practices and regulations followed by some Bay Area cities. The following is the link to PTC staff report and meeting minutes of January 27, 2016 meeting. Staff Report: https://www.cityofpaloalto.org/civicax/filebank/documents/50714 Meeting Minutes: http://www.cityofpaloalto.org/civicax/filebank/documents/51618 At the second study session held on July 27, 2016, staff provided an update on the research that was requested by the PTC, including an analysis of the constraints posed by existing zoning regulations that discouraged construction of new second units. The PTC requested staff to gather information on impacts of ADU ordinance changes in cities that have updated their ordinance. The PTC also requested staff to perform a sensitivity analysis of the effects of lot size change, parking regulation change, and adjustment of permit fee regulations on ADU construction. The PTC directed staff to return with a draft ordinance to encourage ADU construction concurrently with the additional data that was requested. Following is the link to the second Study Session and meeting minutes. Staff Report: http://www.cityofpaloalto.org/civicax/filebank/documents/53216 Meeting Minutes: http://www.cityofpaloalto.org/civicax/filebank/documents/53622 State Legislation on ADUs Concurrent with the City’s efforts on ADUs, the State adopted two laws intended to further ease the regulatory burdens of existing local laws and remove barriers that have discouraged homeowners from constructing second units. In September 2016, Governor Jerry Brown signed the two bills which took effect on January 1, 2017. If a jurisdiction does not amend local codes in compliance with these bills, then State laws will supersede local laws. California Government Code Section 65852.2 (a.k.a. Chapter 1062 or Second-Unit Law) was enacted in 1982 and has been amended four times since then (1986, 1990, 1994 and 2002), City of Palo Alto Page 4 to encourage the creation of second-units while maintaining local flexibility for unique circumstances and conditions. The Second-Unit Law imposes standards intended to create greater flexibility to encourage construction while also requiring a ministerial process for the approval of such units. The 2002 update of the Second-Unit Law required all local agencies to review second-unit permit applications ministerially without discretionary review or a public hearing. The city’s current regulations comply with this State requirement. These new laws are intended to further this goal. A short summary of the two new bills is provided below. SB 1069 and AB 2299 SB 1069 and AB 2299 officially designated second dwelling units as Accessory Dwelling Units and amended the State government code accordingly. The two bills include amendments related to maximum unit size, parking, setbacks, and separation between the primary and the accessory dwelling unit. One of the most significant changes involves the conversion of existing structures to an ADU. In all single-family zones, cities are required to allow conversions of portions of existing residences or accessory structures to permit ADUs. The State preempts the local municipalities from using development standards, such as lot size, height and setbacks to prohibit such conversions. However, each lot will be limited to one such conversion because only one ADU or JADU would be allowed. The bills also include changes regarding application of building codes and utility connection fees or charges. This report focuses on changes required for the zoning code or Palo Alto Municipal Code Chapter 18. The changes related to utility fees and the building code will be addressed through a separate process. More information on SB 1069 and AB 2299 can be found through the following links: https://leginfo.legislature.ca.gov/faces/billCompareClient.xhtml?bill_id=201520160SB1069 https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201520160AB2299 AB 2406 - Junior Accessory Dwelling Units The State also adopted Assembly Bill 2406, to allow a different type of an accessory dwelling unit called a “junior accessory dwelling unit” (JADU). This bill added a new section on JADUs to the Government Code Section 65852.22. A JADU is defined as the conversion of an existing bedroom within a home containing a kitchenette and not exceeding 500 square feet. The bill authorizes a local agency to create an ordinance on JADUs in single-family residential zones. If a City chooses to allow JADUs, the bill requires the ordinance to include, among other things, standards for the creation of a JADU, processing regulations and occupancy requirements. The bill prohibits local ordinances from requiring, as a condition of granting a permit, water and sewer connection fees or additional parking requirements. On September 28, 2016, Governor City of Palo Alto Page 5 Brown signed this bill and it took effect immediately as an urgency statute. More information on AB 2406 is available here: https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201520160AB2406 Draft Ordinance To be in compliance with the State Laws, a draft ordinance was prepared that would bring the City’s Municipal Code into compliance with the new ADU legislations and allow JADUs as another type of ADU. The ordinance was then brought to the PTC for their recommendation on November 30, 2016. The draft ordinance in Attachment A has been amended to reflect the PTC’s input and to better address some of the somewhat confusing (and even contradictory) provisions of state law. Planning and Transportation Public Hearing At the formal action hearing, the PTC recommended that the City Council approve the proposed code amendments to Title 18 (zoning) of the Palo Alto Municipal Code to implement new State law requirements regarding ADUs and JADUs (5-1-1). The motion reflected staff’s recommendation with some amendments. There were eleven public speakers, including representatives from the League of Women Voters and the Sierra Club/Audubon Society. The speakers expressed a range of comments. Attachment C summarizes the comments made at the meeting; minutes of the meeting are available online at: http://www.cityofpaloalto.org/civicax/filebank/documents/55548. In general, the comments supported ADUs with some comments focused on minimizing potential impacts related to noise, privacy, parking, enforcement and potential loss of trees. The PTC had a detailed discussion regarding the proposed ordinance. They acknowledged that the State law changes prompted a change in process that necessitated a revised ordinance immediately. However, they also expressed that there were many issues that warranted further discussion per Council’s direction to explore increasing construction of ADUs. The PTC generally supported the proposed ordinance with a few amendments. With one exception (the PTC’s suggested rental term was not incorporated), as discussed in more detail below, the suggested amendments were incorporated into the attached draft ordinance to further ease constraints to ADU development. The amendments include the following: 1. Modify the minimum lot size requirement to allow legally conforming lot sizes in the R1 and R1-subdistricts to be eligible for an accessory dwelling unit. The current standard requires a lot be 35% greater than the minimum lot size. 2. Add to the Public Transit definition to include a 0.5 mile radius from bus stops with service of 15 minutes or better during both the morning evening peak periods. City of Palo Alto Page 6 3. Add additional development standard to Section 20 (18.42.040(a)(8)(vi)) for new or converted detached accessory dwelling units, there shall be no windows, doors, mechanical equipment, or venting or exhaust systems, located within six feet of a property line. This standard was introduced to address privacy-related concerns from ADUs. The PTC also requested the City Council to consider the following recommendations to examine more ways to encourage construction of ADUs. 1. Consider directing staff to prepare a parking study of residential neighborhoods to assess peak utilization and extend the no parking requirement for ADUs on those blocks with a street parking peak utilization under 50%. 2. Request the City Council to consider directing staff to prepare an ordinance to enable underground parking in residential neighborhoods. A more detailed discussion of the PTC hearing will be provided below, organized by topic. A short summary of the PTC’s discussion is also provided as Attachment C. The PTC also approved a motion to direct staff to consider a few minor revisions which will be discussed below. The staff report and the meeting minutes are attached and also available at: Staff Report: http://www.cityofpaloalto.org/civicax/filebank/documents/54902 http://www.cityofpaloalto.org/civicax/filebank/documents/55548 As a part of the public outreach, all three of the PTC meetings were noticed in a local paper at least ten days in advance. A project website was developed to solicit participation and public input. Staff has already received multiple requests for more information and valuable comments from this website. The website information has also been shared on City website and social media. (http://www.cityofpaloalto.org/gov/depts/pln/advance/accessory_dwelling_units_regulations_ update.asp) Discussion The proposed code amendments in the draft ordinance focus on the topics described below. Since the PTC’s discussion, staff has also made non-substantive changes for clarity. This discussion includes the purpose of the amendment and PTC comments. Please refer to the attached draft ordinance (Attachment A) for the specific language of the proposed code amendments. City of Palo Alto Page 7 Parking Requirements The new State laws reduce parking requirements for accessory dwelling units and eliminate them for certain conditions, particularly for units that are in existing structures and those near transit. The existing Municipal Code currently generally requires two parking spaces, of which one must be covered, for each new accessory dwelling unit. These spaces can be provided as tandem parking and within the required rear or side setbacks, however, nowhere in the City may parking, including tandem, occur within the front setback or closer than ten feet from the street side property line for corner lots. The following is the recommended proposal, as written in the draft ordinance, to relax parking requirements for ADUs, including the changes to meet the minimum parking requirements for ADUs as required by the State Law: A. Parking requirements for ADUs shall not exceed one parking space per unit or per bedroom, whichever is greater. B. Spaces may be provided as tandem parking, may be located on an existing driveway, and may be located in side and rear setbacks, but not in the front setback. For corner lots, parking may be located within the corner street side setback if located at least 10 feet from the property line. C. Notwithstanding the above, no parking requirements would be imposed on an ADU if any of the following instances are met: 1. The ADU is located within 0.75 miles of a Caltrain station or 0.5 miles of public transit, which includes a bus stop along a fixed route bus service with service intervals of 15 minutes or better during peak commute hours. 2. The ADU is located within a Residential Parking Program District. 3. The ADU is located within an architecturally and historically significant local, state or nationally designated historic district. 4. The SDU is part of the existing primary residence or an existing accessory structure. 5. When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. 6. When there is a car share vehicle located within one block of the accessory dwelling unit, where the car share vehicle is shall mean part of an established program intended to stay in a fixed location for at least 10 years and available to the public. D. 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, City of Palo Alto Page 8 or by the use of mechanical automobile parking lifts. PTC Comments on Parking Requirements The PTC acknowledged that parking can be a significant barrier to the construction of ADUs and there was support for reducing parking requirements. The PTC discussed the impacts of reduced parking requirements for ADUs and felt that all areas of the City would not be similarly impacted. The PTC discussed the need to look at a parking utilization study of residential neighborhoods and suggested relaxing parking standards only in those neighborhoods with less than 50 percent street utilization during peak parking hours. The PTC questioned the definition of public transit for properties to qualify for parking reductions. Because Palo Alto is a major a transit hub served by regional rail as well as bus transit system, with three CalTrain stations and major intersecting bus lines, the PTC recommended to extend the radius of public transit from .5 miles to .75 miles radius from Cal train station. However, one Commissioner would only support this for the University Avenue station. They also recommended requiring no parking for those sites that are subject to Residential Permit Parking programs. Attachment D is a map that identifies eligible parcels located within 0.75 miles of Caltrain stations and 0.5 miles along major bus transit lines. The map has also identified Palo Alto’s designated historic neighborhoods and areas with existing and proposed Residential Permit Parking programs. As noted earlier, the PTC passed separate motion (i.e. not related to language in the ordinance) recommending that the City Council consider directing staff to prepare a parking study of residential neighborhoods to assess peak utilization and extend the no parking requirement for ADUs on those blocks with a street parking peak utilization under 50%. They also requested that the City Council to consider directing staff to prepare an ordinance to enable underground parking in residential neighborhoods. Setback Requirements One of the other major items addressed by the State legislation is the reduction of setback requirements for ADU garage conversions. Specifically, the State law stipulates that no setbacks are to be required for an existing garage that is converted to an ADU. This provision would only apply if the existing garage is not needed as required parking for the principal dwelling or if required parking is provided elsewhere on the property. State Law also permits construction of an above garage ADU with a maximum side and rear property setback of five feet. Palo Alto Municipal Code sections 18.12.070, 18.10.070 and 18.28.070 require a minimum rear setback of 20 feet and interior side yard setback of six to eight feet for all R-1, R-2 and RMD City of Palo Alto Page 9 zoned properties. For RE and OS districts the requirement is higher; 30 feet rear yard and 15 feet interior side yard setback. However, accessory structures (non-habitable), including garages are permitted within the rear and side setbacks, if located at least 75 feet from the front property line, located 20 feet from the street side property line and limited to one story. Accordingly, an existing one story detached garage located in the rear yard, sometimes located at the rear or side property lines, can be converted to an ADU, provided that replacement parking for the primary residence be provided elsewhere in compliance with the Municipal Code. The State provision to permit second-story ADUs above a detached garage with limited setbacks is not applicable because State law allows the City to regulate ADU height. The R-1 zoning district and its subdistricts have a height restriction of 17 feet for both attached and detached ADUs. While the Open Space OS and Residential Estate RE Zoning districts have taller maximum heights for ADUs (25 and 30 feet respectively), detached garages in all residential zoning districts can have a maximum height of one story. This would be applicable only if detached garages are located outside of setbacks. The following is the recommended language regarding setbacks proposed in the draft ordinance to meet the requirements of the State Laws: A. Accessory dwelling units shall comply with the underlying zoning district’s setbacks. B. No setback shall be required for an existing garage or an accessory structure in the R-E or R-1 zones that is converted to an ADU. C. In districts permitting second story ADUs, a setback of no more than five feet from the side and rear lot lines shall be required for an ADU constructed above a garage. PTC Comments on Setbacks Requirements Along with members of the community, Commissioners expressed concerns of privacy issues for ADU garage conversions for structures that are located near or on the rear or side property lines. Commissioners discussed including additional text language to strengthen privacy requirements including placement of windows, doors, mechanical equipment, or venting or exhaust systems when garage conversions to ADUs take place. Staff provided a development standard that would prohibit windows, doors, equipment, venting or exhaust systems from being placed within six feet of a property line for all new or converted ADUs, which the PTC supported and incorporated into their recommendation. City of Palo Alto Page 10 Commissioners also discussed daylight plane requirements in R-1 single family neighborhoods and if that can potentially act as a constraint to garage conversion of ADUs. A minority perspective of the Commission viewed street side setback requirement of 20 feet for corner lots could be too restrictive and act as a constraint in construction of ADUs. Maximum Unit Size Requirements The recent state law established a maximum size and the percentage an ADU may occupy of the existing living area. For attached ADUs the requirement is not to exceed 50% of existing living area, with maximum increase of 1,200 sf and for detached ADUs the size limitation is not to exceed 1,200 sf. The permitted ADU size in Palo Alto Municipal Code varies from 450 sf to 900 sf in all zones subject to overall floor area and lot coverage maximums of the district. The one exception is only in the R-2 zone for lots between 6,000 to 7,500 sf sizes where an ADU with a maximum size of 450 sf is allowed. The City’s current code is below the 1,200 sf maximum, staff proposes no change to the existing requirement. However, the additional requirement that an ADU may not occupy more than 50% of existing living space has been incorporated in Section 18.42.040(a)(7)(iii), to be consistent with State law. The following is recommended proposal regarding minimum unit size to meet the requirements of the State Laws: A. The maximum size of an attached ADU living area shall not exceed 450 square feet and shall not exceed 50% of the existing living area of the primary existing dwelling unit. The ADU and any covered parking shall be included in the total floor area for the site, but the covered parking area is not included in the maximum 450 square feet for attached unit. Any basement space used as an ADU or portion thereof shall be counted as floor area for the purpose of calculating the maximum size of the ADU. B. The maximum size of a detached ADU living area shall not exceed 900 square feet. The ADU and covered parking shall be included in the total floor area for the site, but the covered parking area is not included in the maximum 900 square feet for detached unit. Any basement space used as an ADU or portion thereof shall be counted as floor area for the purpose of calculating the maximum size of the ADU. For R-2 zoned lots of 6,000 square feet or greater, but less than 7,500 square feet, a detached ADU of 450 square feet or less is permitted. City of Palo Alto Page 11 PTC Comments on the Maximum Unit Size Requirements The PTC supported retention of the existing regulations on ADU size limits. One Commissioner suggested including a minimum size threshold for an ADU other than what is prescribed in the building code. It was suggested to include a minimum size of 250 square feet of livable space to maintain Health and Safety code regulations; however, this was not incorporated into the PTC motion. JADU Assembly Bill 2406 allows local jurisdictions to adopt an ordinance to permit JADUs. This is not a requirement, but an option, and was adopted by the State legislature after some communities found the addition of JADUs to be an effective way to add units without increasing the intensity of development (since existing building space is converted to create the unit). The draft ordinance would allow the construction of these smaller units as a way to increase the number of units with minimal impact on neighborhoods since JADUs would be created by converting a bedroom, be limited to 500 square feet and contained entirely within an existing single-family structure. JADUs would not be subject to a minimum lot size, and thus would be permitted in a larger number of properties; however, the ordinance specifies that a property would be allowed either one ADU or one JADU. At no point would a property be allowed more than two units regardless of lot size and other requirements. Permitting the construction of JADUs represents a significant policy shift. Currently, the Municipal Code only allows ADUs on parcels that are at least 35% larger than the minimum lot size. The suggested provision of JADUs would not only allow some form of second unit on all single family parcels, it would also not require any additional parking for these units. The thinking is that JADUs would not increase the occupant capacity of a home or impact infrastructure because it would not increase the size of the structure. PTC Comments on JADUs The PTC unanimously supported the inclusion of JADU requirements to the Palo Alto Municipal Code. It was agreed that JADUs would provide the much needed affordable housing. Since JADUs have fewer restrictions, such as no minimum lot size requirement or any parking requirement, they can provide an opportunity for seniors to age in place by generating income from rentals or by providing a living space for caregivers or family. City of Palo Alto Page 12 Minimum Lot Size Requirement The PTC viewed Palo Alto’s existing lot size requirement to be eligible to construct an ADU as the second most significant constraint after parking. Currently, the Municipal Code requires that a lot be at least 35% larger than the minimum lot size of the district. Following detailed discussion over three hearings, the PTC recommended that there should be no addition to the minimum parcel size requirement in the R-1 and R-1 subdistricts in order to maximize the numbers of parcels that would be eligible for ADUs. In other words, only substandard lots in the R-1 district would be excluded from having an ADU (as noted in the ordinance, State law requires the City to permit ADUs in existing buildings regardless of lot size, so a substandard lot could have an ADU or JADU if it is within an existing building). No changes to the minimum lot size was proposed for any of the other lots, including the RE Residential Estate zoning district. To get a better understanding of the potential number of eligible parcels that can accommodate ADUs, the PTC suggested staff to develop scenarios by lowering the existing minimum lot size requirement at 500 sf or five percent intervals, as shown in the Table 1 below. The PTC also suggested studying only those residential parcels on conforming lots with excess of 450 sf of remaining FAR. This would provide a more realistic estimate of the actual number of second units that can be built in future years. The analysis showed the increase in the number of parcels eligible for ADUs if the minimum requirement was lowered at five percent intervals. The table also consolidates all R-1 zone subdistricts together. Currently the City has 15,000+ residentially zoned lots, and approximately 8,680 parcels have 450 square feet or more of unused FAR and are not substandard lots. With the existing Municipal Code lot size requirement of 35 percent more than the minimum, only 2,466 parcels, or 2302 in the R-1 zones, qualify to be allowed an ADU. Table 1: Analysis of Increasing Parcels Eligible for ADUs by Reducing Minimum Lot Size Requirement at Five Percent Intervals Percentage over Minimum Lot Area Number of Qualifying Parcels (all R-1) Zones Number of Qualifying Parcels (R-2, RE, RMD and OS) Zones TOTAL ELIGIBLE PARCELS 35 % Over 2,302 164 2,466 30 % Over 2,703 113 2,816 25 % Over 3,218 152 3,370 20 % Over 3,732 163 3,895 City of Palo Alto Page 13 Percentage over Minimum Lot Area Number of Qualifying Parcels (all R-1) Zones Number of Qualifying Parcels (R-2, RE, RMD and OS) Zones TOTAL ELIGIBLE PARCELS 15 % Over 4,280 177 4,457 10 % Over 4,912 193 5,105 5 % Over 5,773 219 5,992 Total Number of Parcels 8,216 464 8,680 Source: City of Palo Alto Planning Department, December 2016 A reduction of in intervals of 5% would increase the number of eligible R-1 parcels between a low of 401 to a high of 3,471 lots. The removal of the minimum lot size would significantly increase the number of eligible parcels by 5,194 for a total of 8,216. Additional Recommendations on ADUs In addition to conforming to the requirements of the State laws, staff also recommended to PTC additional changes to remove development constraints and to minimize neighborhood impacts. These recommendations, reflected in the proposed ordinance, include: A. Clarification that only one ADU or JADU can be constructed on a lot; B. Elimination of current code’s 12 feet separation buffer between existing single family home and detached ADU, requiring compliance with the building code; C. Removal of requirement for design review for ADUs in the RMD (NP) Combining District to comply with State law D. Clarification that ADU may not be sold separately from the unit; E. Requirement that either ADU or single family home be owner occupied; and F. Requirement that ADU’s not be rented for periods of less than 30 days. PTC Comments on Additional Recommendations The PTC supported the additional ADU requirements proposed referenced above with the exception of minimum rental tenure of 30 days. The PTC, as well as members of the public, expressed concern about the potential of ADUs to be used as short term rentals. The majority of the Commissioners spoke in favor of requiring a minimum of 60 days of rental tenure to prevent the use of ADUs for short term rentals. They felt that this could help in achieving neighborhood stability and alleviate concerns of constant neighborhood turnover. However, there are provisions in state law (State Landlord-Tenant laws) and the City’s zoning ordinance City of Palo Alto Page 14 that distinguish between residential and non-residential (transitory) uses by using 30 days as the minimum standard. To maintain consistency with these provisions, staff has drafted the ordinance to reflect the 30 day minimum requirement. Additional PTC Concerns The PTC also identified and discussed other concerns they would like to be addressed in the future. With the exception of item 5, these items have not been included in the draft ADU Ordinance proposed for review. 1. Tree Protection: Some Commissioners expressed concern about the potential of the loss of trees due to the increase in ADU construction. Staff explained that the tree protection ordinance would apply to ADUs, the same as what currently applies to single family homes. 2. Street Side setback: The Commissioners discussed how street side setback requirement of 20 feet for corner lots may be too restrictive and could act as constraint in construction of ADUs. However, no proposals to modify the street side setback were made. 3. Incentives for ADUs: Commissioners suggested providing additional incentives to encourage construction of ADUs including waiving of ADU application fees, preparing pre-approved by right designs for ADUs and exploring options to include provisions of “Tiny Homes” in zoning regulations. 4. Kitchen Facilities: One commissioner suggested a minimum size be required for kitchen facilities. 5. Location of Entryways: The Commission directed staff to consider allowing an ADU to have the entrance face the same direction as the primary unit, i.e. facing the same lot line as the primary unit. The reason for this requirement is to ensure that a property with an ADU would still appear as a single family residential lot. Staff has proposed in the draft ordinance to permit entry ways to face the same lot line if the second entryway is located at the rear half of the lot. This will provide flexibility while still maintaining the appearance of one entry way along the front property line, consistent with the appearance of a single family neighborhood. 6. Enforcement of Ordinance and Absentee Owners: The PTC had expressed concerns about absentee owners and maintenance of properties. The proposed ordinance includes a new requirement that the property owner must reside in the primary unit or ADU. This new requirement would enable Code Enforcement staff to respond to concerns about absentee owners. The requirement for the owner to live onsite provides additional incentives for property maintenance. City of Palo Alto Page 15 Timeline/Next Steps The new State laws regarding ADU became effective on January 1, 2017 and apply to current and future ADU applications whether or not the City has updated its municipal code. Therefore, there is some urgency to make many of the code changes included in the draft ordinance as a way to avoid confusion. Nonetheless, there are a number of complex policy options to consider, and at this evening’s meeting, the City Council could choose to: 1. Adopt the proposed ordinance; or 2. Adopt the proposed ordinance with specific modifications; or 3. Continue their discussion to later date. Any provisions that go beyond the legal requirements of State law would become effective 31 days following the Council’s adoption (on second reading). Policy Implications The City’s Housing Element Goal H1 is “Ensure the preservation of the unique character of the city’s residential neighborhoods,” and Programs H1.1.2 and H3.3.5 encourage modifying existing second unit development standards in the Zoning Code, such as lowering the minimum lot size and allow for increased floor area, in order to facilitate the creation of additional SDUs while maintaining neighborhood character and increasing the City’s affordable housing supply. The City’s Comprehensive Plan emphasizes the importance of the City’s residential neighorhoods and the quality of life for residents. Policy L-13 of the Land Use and Community Design Element emphasizes the need to increase and maintain the diversity of the City’s housing stock and Program L-13 encourages City to create design prototypes and guidelines for second units ensuring compatability with rest of the single family neighborhoods. The proposed ordinance is generally consistent wih these Comprehensive Plan provisions and would advance housing element programs referenced above. Resource Impact Building permits would be required for new ADUs and JADUs and the associated building permit fees would be collected for the review/permitting process. The State laws preclude collection of hook-up fees for JADUs and limit the collection of fees for ADUs. Environmental Review The proposed ordinance change is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to CEQA Guideline sections 15061(b)(3), 15301, 15303 and 15305 because it provides a comprehensive permitting scheme for units that are allowed under State City of Palo Alto Page 16 law. Any additional ADUs or JADUs that would be allowed under the ordinance (due to changes to minimum lot size requirements for example), would be subject to the development standards contained within the ordinance, which are intended to ensure compatibility with surrounding development. Attachments: Attachment A: Ordinance Amending Sections of Chapter 18 re: Accessory Dwelling Units (PDF) Attachment B: City Council Colleagues Memo on ADU (PDF) Attachment C: Summary of Nov 30 PTC Public Comments (PDF) Attachment D: ADU Parking Exemption Areas Map (PDF) Attachment E: SB 1069, AB 2299 and AB 2406 (PDF) Attachment F: November 30th PTC Staff Report with Attachments (PDF) Attachment G: PTC Meeting Minutes 11/30/2016 (PDF) Attachment H: Emails from Public (PDF) Not Yet Approved 161018 jb 0131553 1 December 1, 2016 895\04\2046589.1 1/24/2017 Ordinance No. ____ Ordinance of the Council of the City of Palo Alto Amending Chapter 18 (Zoning) of the Palo Alto Municipal Code to Implement New State Law Requirements Relating to Accessory Dwelling Units and Junior Accessory Dwelling Units and to Reorganize and Update City’s Existing Regulations The Council of the City of Palo Alto does ORDAIN as follows: SECTION 1. Findings and Declarations. The City Council finds and declares as follows: A. Housing in California is becoming increasingly unaffordable. The average California home currently costs about 2.5 times the national average home price and the monthly rent is 50% higher than the rest of the nation. Rent in San Francisco, San Jose, Oakland, and Los Angeles are among the top 10 most unaffordable in the nation. With rising population growth, California must not only provide housing but also ensure affordability. B. Despite a high median income in Palo Alto, nearly 30 percent of all households overpaid for their housing (more than 30 percent of their income) in 2010; C. It is estimated that 63 percent of extremely low income renter households and 75 percent of extremely low income owner households overpaid for housing in 2010. Of the estimated 1,520 low income households, 75 percent of renter households and 44 percent of homeowner households paid more than 30 percent of their income for housing. D. The Palo Alto City Council, recognizing the severity of the regional housing crisis, requested that the Planning and Transportation Commission review constraints affecting the production of second (accessory) dwelling units and recommend modifications to the City’s development standards. E. While existing law enables accessory dwellings as a source of housing, recent studies show that local standards like Palo Alto’s, perhaps unintentionally, prevent homeowners from building ADUs with standards like lot coverage, large set-backs, off-street parking, or costly construction requirements. F. In September 2016, Governor Brown signed into law Senate Bill 1069, Assembly Bill 2299 and Assembly Bill 2406 relating to the creation of accessory dwelling units (ADUs) and junior accessory dwelling units. G. These new bills were intended to address the housing crisis by easing regulatory barriers for homeowners who choose to build affordable housing in their own backyards. H. This ordinance is adopted to comply with these new State mandates regarding ADUs and junior accessory dwelling units, and to reduce regulatory constraints affecting their production. I. As required by these new State mandates, the Palo Alto City Council hereby finds that no residential parking is permitted anywhere in the City within front setbacks or closer than ten feet from the street side setback of a corner lot. Not Yet Approved 161018 jb 0131553 2 December 1, 2016 895\04\2046589.1 1/24/2017 SECTION 2. Section 18.04.030 (Definitions) of Chapter 18.04 (Definitions) of Title 18 (Zoning) is amended to read as follows: 18.04.030 Definitions . . . (4) “Accessory dwelling unit” means an attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family dwelling is situated. An accessory dwelling unit also includes the following: a. An efficiency unit, as defined in Section 17958.1 of the Health and Safety Code. b. A manufactured home, as defined in Section 18007 of the Health and Safety Code. In some instances this Code uses the term second dwelling unit interchangeably with accessory dwelling unit. (46.5) “Dwelling unit, second” means a separate and complete dwelling unit, other than and subordinate to the main dwelling unit, whether a part of the same structure or detached, on the same residential lot. (74.5) “Junior accessory dwelling unit” means a unit that is no more than 500 square feet in size and contained entirely within an existing single-family structure. A junior accessory dwelling unit may include separate sanitation facilities, or may share sanitation facilities with the existing structure. (132) “Single-family use” means the use of a site for only one dwelling unit and, where permitted, an accessory second dwelling unit or a junior accessory dwelling unit. . . . SECTION 3. In Section 18.10.010 (a) substitute the term “accessory dwelling unit(s)” for “second dwelling unit(s)”. SECTION 4. Section 18.10.030 Table 1 and Footnote (2) are amended as follows: TABLE 1 PERMITTED AND CONDITIONALLY PERMITTED LOW-DENSITY RESIDENTIAL USES [P = Permitted Use -- CUP = Conditional Use Permit Required] R-E R-2 RMD Subject to Regulations in: ACCESSORY AND SUPPORT USES Accessory facilities and uses customarily incidental to permitted uses (no limit on number of plumbing fixtures) P P P 18.10.080 Home Occupations, when accessory to permitted residential uses. P P P 18.42.060 Horticulture, gardening, and growing of food products for consumption by occupants of the site. P P P Sale of agricultural products produced on the premises (1) P 18.10.110 Not Yet Approved 161018 jb 0131553 3 December 1, 2016 895\04\2046589.1 1/24/2017 Second Accessory Dwelling Units P P(2) P(2) 18.4210.0470 Junior Accessory Dwelling Units P P(2) P(2) 18.42.040 AGRICULTURE AND OPEN SPACE USES Agriculture P 18.10.110 EDUCATIONAL, RELIGIOUS, AND ASSEMBLY USES Private Educational Facilities CUP CUP CUP Religious Congregations and Institutions CUP CUP CUP PUBLIC/QUASI-PUBLIC USES Community Centers CUP CUP CUP Utility Facilities essential to provision of utility services to the neighborhood, but excluding business offices, construction or storage yards, maintenance facilities, or corporation yards. CUP CUP CUP RECREATION USES Neighborhood Recreational Centers CUP Outdoor Recreation Services CUP CUP RESIDENTIAL USES Single-Family P P P Two-Family use, under one ownership P P Mobile Homes P P P 18.42.100 Residential Care Homes P P P RETAIL USES Cemeteries CUP Commercial Plant Nurseries CUP SERVICE USES Convalescent Facilities CUP Day Care Centers CUP CUP CUP Small Adult Day Care Homes P P P Large Adult Day Care Homes CUP CUP CUP Small Family Day Care Homes P P P Large Family Day Care Homes P P P Bed & Breakfast Inns P(3) Not Yet Approved 161018 jb 0131553 4 December 1, 2016 895\04\2046589.1 1/24/2017 P = Permitted Use CUP = Conditional Use Permit Required . . . (2) Second Units in R-2 and RMD Zones: An accessory second dwelling unit or a Junior Accessory Dwelling Unit associated with a single-family residence on a lot in the R-2 or RMD zones is permitted, subject to the provisions of Section 18.10.07018.42.040, and such that no more than two units result on the lot. . . . SECTION 5. Section 18.10.040 (Development Standards) of Chapter 18.10 (Low-Density Residential (RE, R-2 and RMD) Districts) of Title 18 (Zoning) is amended to read as follows: 18.10.040 Development Standards (a) Site Specifications, Building Size, Height and Bulk, and Residential Density . . . (5) Maximum House Size: The gross floor area of attached garages and attached second accessory dwelling units and junior accessory dwelling units are included in the calculation of maximum house size. If there is no garage attached to the house, then the square footage of one detached covered parking space shall be included in the calculation. This provision applies only to single-family residences, not to duplexes allowed in the R-2 and RMD districts. . . . (B) Flag Lot Development Standards: (i) Individual Review . . . (i) Individual Review The Individual Review provisions of Section 18.12.110 of the Zoning Ordinance shall be applied to any single-family or two-family residence in the R-2 or RMD districts to those sides of a site that share an interior side lot line with the interior side or rear lot line of a property zoned for or used for single- family or two-family dwellings. , except where architectural review board review is required for an accessory second dwelling on an RMD-zoned site. The individual review criteria shall be applied only to the project's effects on adjacent single-family and two-family uses. [NOTE: STATE LAW REQUIRES MINISTERIAL REVIEW OF ADU’S.] SECTION 6. Section 18.10.060 Table 3 is amended as follows: TABLE 3 PARKING REQUIREMENTS FOR R-E, R-2 AND RMD USES Use Minimum Off-Street Parking Requirement Not Yet Approved 161018 jb 0131553 5 December 1, 2016 895\04\2046589.1 1/24/2017 Single-family residential use (excluding second accessory dwelling units) 2 spaces per unit, of which one must be covered Two family (R2 & RMD districts) 3 spaces total, of which at least two must be covered Second Accessory dwelling unit, attached or detached: >450 sf in size ≤450 sf in size 2 spaces per unit, of which one must be covered 1 space per unit, which may be covered or uncovered See Section 18.42.040(a)(10). Junior accessory dwelling unit None Other Uses See Chapter 18.40 . . . [NOTE: THESE PARKING REQUIREMENTS ARE DEFINED IN STATE LAW. THE CITY HAS THE DISCRETION TO REDUCE THESE REQUIREMENTS, BUT NOT TO INCREASE THEM.] SECTION 7. Section 18.10.070 (Second Dwelling Units) of Chapter 18.10 (Low-Density Residential (RE, R-2 and RMD) Districts) of Title 18 (Zoning) is repealed in its entirety and a new 18.10.070 is added to read as follows: 18.10.070 Accessory and Junior Accessory Dwelling Units Accessory Dwelling Units and Junior Accessory Dwelling Units are subject to the regulations set forth in Section 18.42.040. [NOTE: THESE DEVELOPMENT STANDARDS HAVE BEEN MOVED TO SECTION 18.42.040.] SECTION 8. Section 18.10.120 (Architectural Review) of Chapter 18.10 (Low-Density Residential (RE, R-2 and RMD) Districts) of Title 18 (Zoning) is amended to read as follows: 18.10.120 Architectural Review Architectural review, as required in Section 18.76.020, is required in the R-E, R-2, and RMD districts whenever three or more adjacent residential units are intended to be developed concurrently, whether through subdivision or individual applications. Architectural review is also required for second Not Yet Approved 161018 jb 0131553 6 December 1, 2016 895\04\2046589.1 1/24/2017 dwelling units of more than 900 square feet, when located in the Neighborhood Preservation Combining District (NP). [NOTE: STATE LAW REQUIRES MINISTERIAL REVIEW OF ADU’S.] SECTION 9. Section 18.10.140 (Neighborhood Preservation Combining District (NP) Standards) of Chapter 18.10 (Low-Density Residential (RE, R-2 and RMD) Districts) of Title 18 (Zoning) is amended to read as follows: 18.10.140 Neighborhood Preservation Combining District (NP) Standards . . . (2) Design Review Required For properties on which two or more residential units are developed or modified, design review and approval shall be required by the architectural review board in compliance with procedures established in Section 18.76.020 for any new development or modification to any structure on the property and for site amenities. No design review is required for construction of or modifications to single-family structures that constitute the only principal structure on a parcel of land or for accessory dwelling units or junior accessory units. No design review is required for construction of second dwelling units on a parcel except when the second unit exceeds 900 square feet in size. . . . [NOTE: STATE LAW REQUIRES MINISTERIAL REVIEW OF ADU’S.] SECTION 10. In Section 18.10.150(e), substitute the term “accessory dwelling units” for “second dwelling units”. . . . SECTION 11. Section 18.12.010(a) is amended as follows: (a) Single Family Residential District [R-1] The R-1 single family residential district is intended to create, preserve, and enhance areas suitable for detached dwellings with a strong presence of nature and with open area affording maximum privacy and opportunities for outdoor living and children's play. Minimum site area requirements are established to create and preserve variety among neighborhoods, to provide adequate open area, and to encourage quality design. Second Accessory dwelling units, junior accessory dwelling units and accessory structures or buildings are appropriate. where consistent with the site and neighborhood character. Community uses and facilities, such as churches and schools, should be limited unless no net loss of housing would result. . . . SECTION 12. Section 18.12.030 Table 1, is amended as follows: Table 1 PERMITTED AND CONDITIONAL R-1 RESIDENTIAL USES Not Yet Approved 161018 jb 0131553 7 December 1, 2016 895\04\2046589.1 1/24/2017 R-1 and all R-1 Subdistricts Subject to Regulations for: ACCESSORY AND SUPPORT USES Accessory facilities and uses customarily incidental to permitted uses with no more than two plumbing fixtures and no kitchen facility, or of a size less than or equal to 200 square feet P 18.04.030(a)(3) 18.12.080 Accessory facilities and uses customarily incidental to permitted uses with more than two plumbing fixtures (but with no kitchen), and in excess of 200 square feet in size, but excluding second accessory dwelling units CUP 18.12.080 Home occupations, when accessory to permitted residential P 18.42.060 Horticulture, gardening, and growing of food products for consumption by occupants of the site P Second Accessory Dwelling Units P(1) 18.42.04012.070 Junior Accessory Dwelling Unit P(1) 18.42.040 EDUCATIONAL, RELIGIOUS AND ASSEMBLY USES Private Educational Facilities CUP Churches and Religious Institutions CUP PUBLIC/QUASI PUBLIC USES Community Centers CUP Utility Facilities essential to provision of utility services to the neighborhood, but excluding business offices, construction or storage yards, maintenance facilities, or corporation yards CUP RECREATION USES Outdoor Recreation Services CUP RESIDENTIAL USES Single-Family P Mobile Homes P 18.42.100 Residential Care Homes P SERVICE USES Day Care Centers CUP Small Adult Day Care Homes P Large Adult Day Care Homes CUP Small Family Day Care Homes P Large Family Day Care Homes P P = Permitted Use CUP = Conditional Use Permit Required (1) An Accessory Dwelling Unit or a Junior Accessory Dwelling Unit associated with a single- family residence on a lot is permitted, subject to the provisions of Section 18.42.040, and such that no more than two total units result on the lot. Not Yet Approved 161018 jb 0131553 8 December 1, 2016 895\04\2046589.1 1/24/2017 SECTION 13. Section 18.12.040 Table 2, footnote (8) is amended as follows: (8) Maximum House Size: The gross floor area of attached garages and attached accessory second dwelling units and junior accessory dwelling units are included in the calculation of maximum house size. If there is no garage attached to the house, then the square footage of one detached covered parking space shall be included in the calculation. SECTION 14. Section 18.12.060 Table 4 is amended as follows: Table 4 shows the minimum off-street automobile parking requirements for specific uses in the R- 1 district. Table 4 Parking Requirements for Specific R-1 Uses Use Minimum Off-Street Parking Requirement Single-family residential use (excluding second accessory dwelling units) 2 spaces per unit, of which one must be covered. Second Accessory dwelling unit , attached or detached 2 spaces per unit, of which one must be covered See Section 18.42.040(a)(10). Junior Accessory Dwelling Unit None Other Uses See Chs. 18.52 and 18.54 . . . [NOTE: THESE PARKING REQUIREMENTS ARE DEFINED IN STATE LAW. THE CITY HAS THE DISCRETION TO REDUCE THESE REQUIREMENTS, BUT NOT TO INCREASE THEM.] SECTION 15. Section 18.12.070 (Second Dwelling Units) of Chapter 18.12 (R-1 Single-Family Residential District) of Title 18 (Zoning) is repealed in its entirety and a new 18.12.070 is added to read as follows: 18.12.070 Accessory and Junior Accessory Dwelling Units Not Yet Approved 161018 jb 0131553 9 December 1, 2016 895\04\2046589.1 1/24/2017 Accessory Dwelling Units and Junior Accessory Dwelling Units are subject to the regulations set forth in Section 18.42.040. [NOTE: THESE DEVELOPMENT STANDARDS HAVE BEEN MOVED TO SECTION 18.42.040.] SECTION 16. In Section 18.12.090(b)(2), substitute the term “accessory dwelling unit(s)” for “second dwelling unit(s)”. . . . SECTION 17. In Section 18.12.150(d), substitute the term “accessory dwelling unit(s)” for “second dwelling unit(s)”. . . . SECTION 18. Section 18.28.040, Table 1, is amended as follows: Table 1 Land Uses PF OS AC Subject to Regulations in Chapter: ACCESSORY AND SUPPORT USES Accessory facilities and accessory uses P Chs. 18.40 and 18.42 Eating and drinking services in conjunction with a permitted use CUP (1) Retail services as an accessory use to the administrative offices of a non-profit organization, provided that such retail services do not exceed 25% of the gross floor area of the combined administrative office services and retail service uses CUP (1) Retail services in conjunction with a permitted use CUP (1) Sale of agricultural products produced on the premises; provided, that no permanent commercial structure for the sale or processing of agricultural products shall be permitted. P Second Accessory dwelling units, subject to regulations in Section 18.28.07042.040 P(2) 18.28.070 18.42.040 Junior Accessory Dwelling Unit P(2) 18.42.040 AGRICULTURAL AND OPEN SPACE USES Agricultural Uses, including animal husbandry, crops, dairying, horticulture, nurseries, livestock farming, tree farming, viticulture, and similar uses not inconsistent with the intent and purpose of this chapter P P Not Yet Approved 161018 jb 0131553 10 December 1, 2016 895\04\2046589.1 1/24/2017 Botanical conservatories, outdoor nature laboratories, and similar facilities P Native wildlife sanctuaries P Park uses and uses incidental to park operation P EDUCATIONAL, RELIGIOUS, AND ASSEMBLY USES Business or trade schools CUP (1) Churches and religious institutions CUP (1) Educational, charitable, research, and philanthropic institutions CUP Private educational facilities CUP (1) Public or private colleges and universities and facilities appurtenant thereto CUP Special education classes CUP (1) OFFICE USES Administrative office services for non-profit organizations CUP (1) OTHER USES Other uses which, in the opinion of the director, are similar to those listed as permitted or conditionally permitted uses CUP (1) PUBLIC/QUASI-PUBLIC FACILITY USES All facilities owned or leased, and operated or used, by the City of Palo Alto, the County of Santa Clara, the State of California, the government of the United States, the Palo Alto Unified School District, or any other governmental agency P Communication Facilities CUP Community Centers CUP (1) Utility Facilities CUP CUP CUP RECREATIONAL USES Neighborhood recreation centers CUP (1) Outdoor recreation services CUP (1) CUP Recreational uses including riding academies, clubs, stables, country clubs, and golf courses CUP Youth clubs CUP (1) RESIDENTIAL USES Single-family dwellings P Manufactured housing (including mobile homes on permanent foundations) P 18.40. Guest ranches CUP Residential care facilities, when utilizing existing structures on the site CUP (1) Not Yet Approved 161018 jb 0131553 11 December 1, 2016 895\04\2046589.1 1/24/2017 Residential Care Homes P Residential use, and accessory buildings and uses customarily incidental to permitted dwellings; provided, however, that such permitted dwellings shall be for the exclusive use of the owner or owners, or lessee or lessor of land upon which the permitted agricultural use is conducted, and the residence of other members of the same family and bona fide employees of the aforementioned P SERVICE USES Animal care, including boarding and kennels CUP CUP Cemeteries CUP Cemeteries, not including mausolea, crematoria, or columbaria CUP Small day care homes P Large day care homes CUP Day care centers CUP (1) Art, dance, gymnastic, exercise or music studios or CUP (1) Medical Services: Hospitals CUP Outpatient medical facilities with associated medical research CUP TEMPORARY USES Temporary parking facilities, provided that such facilities CUP (1) TRANSPORTATION USES Airports and airport-related uses CUP (1) . . . (2) An accessory dwelling unit or a Junior Accessory Dwelling Unit associated with a single- family residence on a lot in the OS District is permitted, subject to the provisions of Section 18.42.040, and such that no more than two total units result on the lot. SECTION 19. Section 18.28.070(a)(Second Dwelling Units) is amended as follows: 18.28.070 Additional OS District Regulations The following additional regulations shall apply in the OS district: (a) AccessorySecond Dwelling Units and Junior Dwelling Units Accessory Dwelling Units and Junior Accessory Dwelling Units are subject to the regulations set forth in Section 18.42.040. Not more than one attached or detached second dwelling units shall be allowed on a lot in the OS district, and shall be subject to the following regulations: (1) Second dwelling shall only be permitted on sites with a minimum site area of 10 acres; (2) Attached second dwelling units shall comply with the OS district height limitation of 25 feet; and (3) Second dwelling units shall follow the standards set forth in the Residential Estate (R-E) District for second dwelling units (18.10.070(b)), with the exceptions outlined in subsections 1 and 2 above. Not Yet Approved 161018 jb 0131553 12 December 1, 2016 895\04\2046589.1 1/24/2017 [NOTE: THESE DEVELOPMENT STANDARDS HAVE BEEN MOVED TO SECTION 18.42.040.] . . . SECTION 20. Section 18.42.040 (Accessory and Junior Dwelling Units) is added as follows: 18.42.040 Accessory and Junior Dwelling Units The following regulations apply to zoning districts where accessory dwelling units and junior accessory dwelling units are permitted. (a) Accessory Dwelling Units 1. Purpose The intent of this section is to provide regulations to accommodate accessory dwelling units, in order to provide for variety to the city's housing stock and additional affordable housing opportunities. Accessory dwelling units shall be separate, self-contained living units, with separate entrances from the main residence, whether attached or detached. The standards below are provided to minimize the impacts of accessory dwelling units on nearby residents and throughout the city, and to assure that the size, location and design of such dwellings is compatible with the existing residence on the site and with other structures in the area. 2. Minimum Lot Sizes (i) In the R-1 district and all R-1 subdistricts, the minimum lot size for an accessory dwelling unit shall equal the minimum lot size established for the district or subdistrict. (ii) In the RE district, the minimum lot size for an accessory dwelling unit is one acre. However, for flag lots in the RE District, the minimum lot size shall be 35% greater than the minimum lot size established by Section 21.20.301 of the Subdivision Ordinance. (iii) In the R-2 District the minimum lot size for an accessory dwelling unit is 6,000 square feet and in the RMD District it is 5,000 square feet. All flag lots in the R-2 and RMD Districts shall comply with the lot size requirements set forth in Section 21.20.301 of the Subdivision Ordinance. For R-2 zoned lots of 6,000 square feet or greater, but less than 7,500 square feet, an Accessory Dwelling Unit of 450 square feet or less is permitted. (iv) In the OS District, the minimum lot size for an accessory dwelling unit is 10 acres. [NOTE: STATE LAW ALLOWS THE CITY TO MAINTAIN EXISTING REQUIREMENTS FOR MINIMUM LOT SIZES FOR ACCESSORY DWELLING UNITS. AS A POLICY MATTER, THE CITY COULD CONSIDER REVISING OR ELIMINATING SOME OF THESE REQUIREMENTS TO ENCOURAGE ADDITIONAL UNITS, OR COULD LEAVE THESE REQUIREMENTS IN PLACE WITH THE KNOWLEDGE THAT UNDER STATE LAW, JUNIOR UNITS AND UNITS CONSTRUCTED WITHIN EXISTING BUILDINGS ARE ALLOWED ANYWHERE THERE IS AN EXISTING RESIDENCE, REGARDLESS OF LOT SIZE OR NON-CONFORMANCE.] 3. Setbacks Not Yet Approved 161018 jb 0131553 13 December 1, 2016 895\04\2046589.1 1/24/2017 (i) Accessory dwelling units shall comply with the underlying zoning district’s setbacks. (ii) Notwithstanding section (i) above, no setback shall be required for an existing garage that is converted to an accessory dwelling unit, except as provided in subsection (a)(5) below. (iii) In districts permitting second story accessory dwelling units, 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 a garage. [NOTE: STATE LAW SPECIFIES ITEMS (II) AND (III) ABOVE.] 4. Lot Coverage/FAR An accessory dwelling unit shall be included in the lot coverage and FAR requirements applicable to the primary dwelling unit. [NOTE: THIS IS AN EXISTING CODE REQUIREMENT.] 5. Conversion of Space in Existing Single Family Residence or Existing Accessory Structure Notwithstanding the provisions of subsections (a)(2), (a)(3), (a)(4), (a)(7) and (a)(8), in the R-1 and RE Districts only, an Accessory Dwelling Unit shall be permitted if the unit is contained within the existing space of a single-family residence or and existing accessory structure, has independent exterior access from the existing residence, and the side and rear setbacks are sufficient for fire safety, and if the accessory dwelling unit conforms with the following: a. Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. b. For the purposes of this section, the portion of the single-family residence or accessory structure subject to the conversion, must be legally permitted and existing as of January 1, 2017. c. Notwithstanding the allowance in this section, only one accessory dwelling unit or junior accessory dwelling unit may be located on any lot subject to this section. d. No new or separate utility connection may be required between the accessory dwelling unit and utility service, such as water, sewer, and power. e. The accessory dwelling unit shall comply with the provisions of subsections (a)(6), (a)(9), and (a)(10). [NOTE: THESE REQUIREMENTS ARE REQUIRED BY STATE LAW, WITH THE EXCEPTION OF ITEM (I)(C).] 6. Privacy Any window, door or deck of a second story accessory dwelling unit shall utilize techniques to lessen views onto adjacent properties to preserve the privacy of residents. These techniques may include placement of doors, windows and decks to minimize overview of neighboring dwelling units, use of obscured glazing, window placement above eye level, and screening between the properties. Not Yet Approved 161018 jb 0131553 14 December 1, 2016 895\04\2046589.1 1/24/2017 [NOTE: STATE LAW REQUIRES A MINISTERIAL PROCESS FOR APPROVAL OF ADU’S, BUT ALLOWS DEVELOPMENT STANDARDS. CITY POLICY MAKERS SHOULD CONSIDER WHETHER THE PRIVACY-RELATED STANDARDS SUGGESTED HERE ARE SUFFICIENTLY CLEAR SO AS TO BE MINISTERIAL.] 7. Additional Development Standards for Attached Accessory Dwelling Units (i) Attached accessory dwelling units are those attached to the main dwelling. All attached accessory dwelling units shall be subject to the additional development requirements specified below. (ii) Attached unit size counts toward the calculation of maximum house size. (iii) Unit Size: The maximum size of an attached accessory dwelling unit living area shall not exceed 450 square feet and shall not exceed 50% of the existing living area of the primary existing dwelling unit. The accessory dwelling unit and any covered parking shall be included in the total floor area for the site, but the covered parking area is not included in the maximum 450 square feet for attached unit. Any basement space used as an accessory dwelling unit or portion thereof shall be counted as floor area for the purpose of calculating the maximum size of the accessory unit. (iv) Maximum height: one story and 17 feet. However, in the RE District, attached Accessory Dwelling Units may be 30 feet. In the OS zone, attached Accessory Dwelling Units may be 25 feet. (v) Separate Entry Required for Attached Units: A separate exterior entry shall be provided to serve an accessory dwelling unit. (vi) Except on corner lots, the accessory dwelling unit may not have an entranceway facing the same lot line (property line) as the entranceway to the main dwelling unit unless the second entranceway is located in the rear half of the lot. Exterior staircases to second floor units shall be located toward the interior side or rear yard of the property. (vii) In the RE zone, maximum size of covered parking area for the accessory dwelling unit is 200 square feet. [NOTE: DEVELOPMENT STANDARDS IN THIS SECTION DERIVE FROM THE CITY’S EXISTING REQUIREMENTS, AS MODIFIED TO COMPLY WITH STATE LAW. THE CITY COULD CHOOSE TO MODIFY SOME OF THESE STANDARDS.] 8. Additional Development Standards for Detached Accessory Dwelling Units (i) Detached accessory dwelling units are those detached from the main dwelling. All detached accessory dwelling units shall be subject to the additional development standards specified below. (ii) The maximum size of the detached accessory dwelling unit living area shall be 900 square feet. a. The accessory dwelling unit and covered parking shall be included in the total floor area for the site, but the covered parking area is not included within the maximum 900 square feet for detached unit. Not Yet Approved 161018 jb 0131553 15 December 1, 2016 895\04\2046589.1 1/24/2017 b. Any basement space used as an accessory dwelling unit or portion thereof shall be counted as floor area for the purpose of calculating the maximum size of the accessory unit. c. For R-2 zoned lots of 6,000 square feet or greater, but less than 7,500 square feet, a detached Accessory Dwelling Unit of 450 square feet or less is permitted. (iii) Maximum height: one story and 17 feet. (iv) Design: The detached accessory dwelling unit shall be similar to the main residence with respect to style, roof pitch, color and materials. [NOTE: STATE LAW REQUIRES A MINISTERIAL PROCESS FOR APPROVAL OF ADU’S, BUT ALLOWS DEVELOPMENT STANDARDS. CITY POLICY MAKERS SHOULD CONSIDER WHETHER THE ABOVE DESIGN- RELATED STANDARD SUGGESTED HERE ARE SUFFICIENTLY CLEAR SO AS TO BE MINISTERIAL.] (v) In the RE District, the maximum size of covered parking area for the detached accessory dwelling unit is 200 square feet. (vi) There shall be no windows, doors, mechanical equipment, or venting or exhaust systems located within six feet of a property line. [NOTE: DEVELOPMENT STANDARDS IN THIS SECTION DERIVE FROM THE CITY’S EXISTING REQUIREMENTS, AS MODIFIED TO COMPLY WITH STATE LAW. THE CITY COULD CHOOSE TO MODIFY SOME OF THESE STANDARDS.] 9. Additional Requirements for All Accessory Dwelling Units (i) Sale of Units: The Accessory dwelling unit shall not be sold separately from the primary residence. (ii) Short term rentals. The accessory dwelling unit shall not be rented for periods of less than 30 days. (iii) Number of Units Allowed: Only one accessory dwelling unit or junior accessory dwelling unit may be located on any residentially zoned lot. (iv) Existing Development: A single-family dwelling must exist on the lot or shall be constructed on the lot in conjunction with the construction of the accessory dwelling unit. (i)(v) Occupancy: The owner of a parcel proposed for accessory dwelling use shall occupy as a principal residence either the primary dwelling or the accessory dwelling. (vi) Prior to issuance of a building permit for the accessory dwelling unit, the owner shall record a deed restriction in a form approved by the city to notify future owners of the owner occupancy requirements and restrictions on short-term rentals. Not Yet Approved 161018 jb 0131553 16 December 1, 2016 895\04\2046589.1 1/24/2017 (vii) Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. (viii) Street Address Required: Street addresses shall be assigned to all accessory dwellings to assist in emergency response. (ix) Street Access: The accessory dwelling unit shall have street access from a driveway in common with the main residence in order to prevent new curb cuts, excessive paving, and elimination of street trees, unless separate driveway access is permitted by the director upon a determination that separate access will result in fewer environmental impacts such as excessive paving, unnecessary grading or unnecessary tree removal, and that such separate access will not create the appearance, from the street, of a lot division or two-family use. [NOTE: THE STANDARDS SUGGESTED HERE DERIVE FROM STATE LAW AND EXISTING CODE REQUIREMENTS WITH SOME CLARIFICATIONS AND UPDATES.] 10. Parking The following parking criteria apply to both detached and attached accessory dwelling units: (i) One parking space per unit or one parking space per bedroom, whichever is greater, shall be provided for the accessory dwelling unit. (ii) Such parking may be provided as tandem parking, may be located on an existing driveway and may be located in side and rear setbacks, but not in front setback. For a corner lot, parking may be located within the corner street side setback if located at least ten (10) feet from the property line. (iii) Notwithstanding subsection (i) above, no parking shall be required for: a. Accessory dwelling units located within one-half mile of public transit or within 0.75 mile of the Palo Alto, California Avenue, or San Antonio Caltrain stations. For 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. b. Accessory dwelling units located within an architecturally and historically significant National, California or locally designated historic district. c. Accessory dwelling units part of the existing primary residence or an existing accessory structure. d. Accessory dwelling units located within a Residential Parking Program District. e. When on-street parking permits are required but not offered to the occupant of the Accessory dwelling unit. f. When there is a car-share vehicle located within one block of the Accessory dwelling unit. For 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. (iv) 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 Not Yet Approved 161018 jb 0131553 17 December 1, 2016 895\04\2046589.1 1/24/2017 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. [NOTE: THIS SECTION INCORPORATES NEW STATE LAW PARKING REQUIREMENTS.] (b) Junior Accessory Dwelling Units 1. Purposes: This Section provides standards for the establishment of junior accessory dwelling units, an alternative to the standard accessory dwelling unit. Junior accessory dwelling units will typically be smaller than an accessory dwelling unit, will be constructed within the walls of an existing single family structure and requires owner occupancy in the single family residence where the unit is located. 2. Development Standards. Junior accessory dwelling units shall comply with the following standards: (i) Number of Units Allowed: Either one accessory dwelling unit or one junior accessory dwelling unit, may be located on any residentially zoned lot that permits a single-family dwelling except as otherwise regulated or restricted by an adopted Coordinated Area Plan or Specific Plan. A junior accessory dwelling unit may only be located on a lot which already contains one legal single-family dwelling. (ii) Size: A junior accessory dwelling unit shall not exceed 500 square feet in size. (iii) Lot Coverage/FAR: A junior accessory dwelling unit shall be included in the lot coverage and FAR requirements applicable to the primary dwelling unit. (iii) Owner Occupancy: The owner of a parcel proposed for a junior accessory dwelling unit shall occupy as a principal residence either the primary dwelling or the junior accessory dwelling. Owner-occupancy is not required if the owner is another governmental agency, land trust, or housing organization. (iv) Sale Prohibited: A junior accessory dwelling unit shall not be sold independently of the primary dwelling on the parcel. (v) Short term rentals: The junior accessory dwelling unit shall not be rented for periods of less than 30 days. (vi) Location of Junior Accessory Dwelling Unit: A junior accessory dwelling unit must be created within the existing walls of an existing primary dwelling, and must include conversion of an existing bedroom. (vii) Separate Entry Required: A separate exterior entry shall be provided to serve a junior accessory dwelling unit, with an interior entry to the main living area. A junior accessory dwelling may include a second interior doorway for sound attenuation. Not Yet Approved 161018 jb 0131553 18 December 1, 2016 895\04\2046589.1 1/24/2017 (viii) Kitchen Requirements: The junior accessory dwelling unit shall include an efficiency kitchen, requiring and limited to the following components: a. A sink with a maximum waste line diameter of one-and-a-half (1.5) inches, b. A cooking facility or appliance which does not require electrical service greater than one hundred and twenty (120) volts, or natural or propane gas, and c. A food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit. (ix) Parking. No additional parking is required beyond that required at the time the existing primary dwelling was constructed. (x) Fire Protection; Utility Service. For the purposes of any fire or life protection ordinance or regulation or for the purposes of providing service for water, sewer, or power, a junior accessory dwelling unit shall not be considered a separate or new unit. (xi) Deed Restriction. Prior to the issuance of a building permit for a junior accessory dwelling unit, the owner shall record a deed restriction in a form approved by the city that includes a prohibition on the sale of the junior accessory dwelling unit separate from the sale of the single-family residence, requires owner-occupancy, does not permit short-term rentals, and restricts the size and attributes of the junior dwelling unit to those that conform with this section. [NOTE: THIS IS A NEW SECTION THAT IMPLEMENTS AB 2406 ABOUT JUNIOR ACCESSORY DWELLING UNITS IN RESIDENTIAL DISTRICTS WHICH CURRENTLY PERMIT ADU’S.] SECTION 21. Section 18.52.040 (6)(c) Table 1, is amended as follows: Table 1 Minimum Off-Street Parking Requirements Use Vehicle Parking Requirement (# of spaces) Bicycle Parking Requirement Spaces Class1 Long Term (LT) and Short Term (ST) RESIDENTIAL USES Single -Family Residential (Primary Unit) Tandem Parking Allowed (a) In the OS district 4 spaces, of which at least one space must be covered None (b) In all other districts 2 spaces, of which at least one space must be covered Not Yet Approved 161018 jb 0131553 19 December 1, 2016 895\04\2046589.1 1/24/2017 (c) Underground parking for single family uses is prohibited, except pursuant to a variance granted in accordance with the provisions of Chapter 18.76 (Permits and Approvals) of this title, in which case the area of the underground garage shall be counted toward the gross floor area. Second Accessory Dwelling Unit (In addition to main dwelling unit requirements) >450 sf in size <450 sf in size 2 spaces, of which at least one must be covered 1 space, covered or uncovered See Section 18.42.040(a)(10). None Junior Accessory Dwelling Units None Two-Family Residential (R-2 & RMD Districts) 1.5 spaces per unit, of which at least one space per unit must be covered Tandem Parking Allowed, with one tandem space per unit, associated directly with another parking space for the same unit 1 space per Unit 100% – LT Not Yet Approved 161018 jb 0131553 20 December 1, 2016 895\04\2046589.1 1/24/2017 Multiple -Family Residential 1.25 per studio unit 1.5 per 1-bedroom unit 2 per 2-bedroom or larger unit At least one space per unit must be covered Tandem parking allowed for any unit requiring two spaces (one tandem space per unit, associated directly with another parking space for the same unit, up to a maximum of 25% of total required spaces for any project with more than four (4) units) 1 per unit 100% – LT (a) Guest Parking For projects exceeding 3 units; 1 space plus 10% of total number of units, provided that if more than one space per unit is assigned or secured parking, then guest spaces equal to 33% of all units is required. 1 space for each 10 units 100% – ST . . . SECTION 21. In Section 18.76.020 (D), substitute the term “accessory dwelling unit(s)” for “second dwelling unit(s)”. SECTION 22. Any provision of the Palo Alto Municipal Code or appendices thereto inconsistent with the provisions of this Ordinance, to the extent of such inconsistencies and no further, is hereby repealed or modified to that extent necessary to effect the provisions of this Ordinance. SECTION 23. If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the ordinance would be subsequently declared invalid or unconstitutional. SECTION 24. The Council finds that the adoption of this ordinance is exempt from the provisions of the California Environmental Quality Act pursuant to CEQA Guideline sections 15061(b) and 15301, 15303 and 15305 because it simply provides a comprehensive permitting scheme. Not Yet Approved 161018 jb 0131553 21 December 1, 2016 895\04\2046589.1 1/24/2017 SECTION 25. This ordinance shall be effective on the thirty-first date after the date of its adoption. INTRODUCED: PASSED: AYES: NOES: ABSENT: NOT PARTICIPATING: ATTEST: ____________________________ ____________________________ City Clerk Mayor APPROVED AS TO FORM: APPROVED: ____________________________ ____________________________ Senior Asst. City Attorney City Manager ____________________________ Director of Planning & Community Environment City of Palo Alto COLLEAGUES MEMO October 19, 2015 Page 1 of 2 (ID # 6249) DATE: October 19, 2015 TO: City Council Members FROM: Council Members Scharff, Schmid, and Wolbach SUBJECT: COLLEAGUES MEMO REGARDING STUDYING POLICY TO INCREASE ACCESSORY DWELLING UNITS (ADU'S) Goal To find opportunities to make available additional housing in Palo Alto with minimal impact on community character. In keeping with our Comprehensive Plan and recently adopted Housing Element, expand opportunities for residents of single family homes by adding Accessory Dwelling Units (ADUs) – also known as Secondary Units or In-law Units. Recommendation We ask our Council Colleagues to refer this matter to the Planning and Transportation Commission, to consider, analyze and make recommendations to the City Council to update our city ordinances relating to ADUs, in order to: (1) facilitate ADU creation while minimizing impacts on community character, with sensitivity to neighborhood design standards; (2) consider steps to bring existing non-compliant ADUs into compliance; and (3) any other relevant recommendations. Background and Discussion Palo Alto's Housing element, adopted November 10, 2014, calls for looking at easing restrictions on ADUs, as did Palo Alto's prior comprehensive plan. Program H1.1.2 of the 2014 Housing Element of the Comprehensive Plan states: Consider modifying development standards for second units, where consistent with maintaining the character of existing neighborhoods. The modifications should encourage the production of second units affordable to very low, low, or moderate income households. Palo Alto's housing crisis and aging population have led many residents to call for a renewed discussion of this topic and timely, appropriate action. Palo Alto has, by some reports, the highest median rent in the country. We have high demand for housing at a variety of income- levels, with limited supply. Particularly considering young adults returning from college or early October 19, 2015 Page 2 of 2 (ID # 6249) in their career, or professionals who work in Palo Alto, there are social, traffic, and environmental benefits to people residing here. Palo Alto's aging population includes many “empty nesters” who live alone in a house meant for a large family. Many senior or disabled residents may prefer to remain in their home but require assistance. Many Palo Alto families would like to have multiple generations together. Other communities such as Menlo Park (2013), Belmont (May of 2015), and the County of San Mateo are also working on this issue and ADUs as a source of affordable housing appear in many cities’ Housing Elements. ADUs may provide benefits for: 1.Aging In-Place: A resident requiring regular in-home assistance can use an ADU to provide greater privacy for a caregiver. 2.Family Ties: A multi-generational family preferring to stay together for familial ties and financial savings can enjoy greater privacy for different generations with an ADU. 3.Supplemental Income: A single resident or fixed-income retired resident or couple may enjoy additional income by offering their ADU as a much needed rental space to a professional or student. 4.Modest Income Residents, Workers, and Students: The resident of an ADU may work in Palo Alto or attend Stanford. By living locally, they will have greater options to bike, walk, or take public transportation locally, rather than drive daily and suffer a long commute (which is also less environmentally sustainable). 5.RHNA Obligation: ADUs can provide a mechanism to meet our required RHNA housing numbers with minimal impacts on our community. ADUs present minimal impact to neighborhoods, retaining the physical character of a neighborhood while strengthening its social character. We have committed in our housing element to consider this issue and to have conducted a study of this issue no later than November 10, 2017. Given escalating rents and the current housing crisis, we should start this process now. Resource Impact The City Manager reports that this project will be an addition to the Planning and Attorney’s staff work plans. We will keep Council informed on the schedule and progress on the project. (It is recognized, as the Colleague’s Memo states, that this task has already been committed to by prior Council action). Summary of Public Comments • General support for ADUs and JADUs to provide economic and population diversity, especially the young and seniors. • Support for proposed changes and request that City study options for greater increase • Some support for reduction or elimination of parking requirement • Request that garage conversions be expedited • Request for more flexibility, including floor area • Some support to reduce minimum qualifying lot size from 35 to 20%, but not floor area • Support for removal of minimum size threshold • City should minimize negative impacts • Need to consider impacts traffic, privacy noise, shopping, services • Concern about definition of transit relative to bus for parking reduction qualification • Some advocated expanding transit definition for greater parking reductions • Concern about parking impacts and proposed parking reductions • Afraid about disproportionate increase in ADUs in midtown and South Palo Alto • Concern about garage ADU conversions near property lines and impacts on privacy. • Concern for loss of trees • Concern about short term rentals and enforcement of 30 day minimum term • Need to improve transparency and provide for appeal process, especially if ministerial • League of Women Voters expressed support for increasing density of single family areas to expand diversity at all economic levels. Also support JADU and reduction in parking. Request that City look at other options to increase ADU • Sierra Club and Audubon Society support streamlining and increase in housing. But concern about removal of trees and reduction of canopy. 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120-04-112120-04-113 120-24-046120-24-047 142-02-026 142-02-025 RamonaStreetDistrict ProfessorvilleHistoric District Green Gables Greenmeadow Units 1 and 2 Fa b i a n W a y Newell Rd California St Latham St Middle Ave Welch Coyote H i l l Rd Hansen Way Lambert Matadero Ave Lo m a V erde A ve C olorad o A ve Park Blvd Birch N. California Ave Amaranta El Ca m in o W ay Lytton Ave Hamilton Ave Homer Ave Channing Ave Channing Ave Guinda Stanford Ave Waverley St. Churchill Ave tPe er C o u tts S e r r a S t Arbore tum Ga lvez P a r k B lv d Amphi t h e a t r e P k w Charleston Rd Alma St s A l t o s A v e Hillv ie w A v e Old Page M i ll R d o l d e ntes Rd E mb a r c a d e r o El C a m ino R eal University Oregon Page Mill Alma Arastradero E M e a d o w Foothill Middlefield Sand Hill San Antonio This map is a product of the City of Palo Alto GIS This document is a graphic representation only of best available sources. Legend Half Mile Area from Bus/Shuttle Routes and Stops Half Mile from Caltrain Stations 3/4 Mile Radius from Caltrain Stations Caltrain Stations Historic Designated Districts Existing Residential Parking Permit Areas Proposed Residential Parking Permit Area City Jurisdictional Limits 0' 2600' Ac c e s s o r y D w e l l i n g U n i t P a r k i n g E x e m p t i o n A r e a s CITY O F PALO A L TO I N C O R P O R ATE D C ALIFOR N IA P a l o A l t oT h e C i t y o f A P RIL 16 1894 The City of Palo Alto assumes no responsibility for any errors. ©1989 to 2016 City of Palo Altocmoitra, 2017-02-14 16:35:01ADU Eligibility RPP Parking Exemptionswithoutparcels (\\cc-maps\gis$\gis\admin\Personal\Planning.mdb) SB 1069 Page 1 SB-1069 Land use: zoning. (2015-2016) SECTION 1. Section 65582.1 of the Government Code is amended to read: 65582.1. The Legislature finds and declares that it has provided reforms and incentives to facilitate and expedite the construction of affordable housing. Those reforms and incentives can be found in the following provisions: (a) Housing element law (Article 10.6 (commencing with Section 65580) of Chapter 3). (b) Extension of statute of limitations in actions challenging the housing element and brought in support of affordable housing (subdivision (d) of Section 65009). (c) Restrictions on disapproval of housing developments (Section 65589.5). (d) Priority for affordable housing in the allocation of water and sewer hookups (Section 65589.7). (e) Least cost zoning law (Section 65913.1). (f) Density bonus law (Section 65915). (g) Second Accessory dwelling units (Sections 65852.150 and 65852.2). (h) By-right housing, in which certain multifamily housing are designated a permitted use (Section 65589.4). (i) No-net-loss-in zoning density law limiting downzonings and density reductions (Section 65863). (j) Requiring persons who sue to halt affordable housing to pay attorney fees (Section 65914) or post a bond (Section 529.2 of the Code of Civil Procedure). (k) Reduced time for action on affordable housing applications under the approval of development permits process (Article 5 (commencing with Section 65950) of Chapter 4.5). (l) Limiting moratoriums on multifamily housing (Section 65858). (m) Prohibiting discrimination against affordable housing (Section 65008). (n) California Fair Employment and Housing Act (Part 2.8 (commencing with Section 12900) of Division 3). (o) Community redevelopment law (Part 1 (commencing with Section 33000) of Division 24 of the Health and Safety Code, and in particular Sections 33334.2 and 33413). SEC. 2. SB 1069 Page 2 Section 65583.1 of the Government Code is amended to read: 65583.1. (a) The Department of Housing and Community Development, in evaluating a proposed or adopted housing element for substantial compliance with this article, may allow a city or county to identify adequate sites, as required pursuant to Section 65583, by a variety of methods, including, but not limited to, redesignation of property to a more intense land use category and increasing the density allowed within one or more categories. The department may also allow a city or county to identify sites for second accessory dwelling units based on the number of second accessory dwelling units developed in the prior housing element planning period whether or not the units are permitted by right, the need for these units in the community, the resources or incentives available for their development, and any other relevant factors, as determined by the department. Nothing in this section reduces the responsibility of a city or county to identify, by income category, the total number of sites for residential development as required by this article. (b) Sites that contain permanent housing units located on a military base undergoing closure or conversion as a result of action pursuant to the Defense Authorization Amendments and Base Closure and Realignment Act (Public Law 100-526), the Defense Base Closure and Realignment Act of 1990 (Public Law 101-510), or any subsequent act requiring the closure or conversion of a military base may be identified as an adequate site if the housing element demonstrates that the housing units will be available for occupancy by households within the planning period of the element. No sites containing housing units scheduled or planned for demolition or conversion to nonresidential uses shall qualify as an adequate site. Any city, city and county, or county using this subdivision shall address the progress in meeting this section in the reports provided pursuant to paragraph (1) of subdivision (b) of Section 65400. (c) (1) The Department of Housing and Community Development may allow a city or county to substitute the provision of units for up to 25 percent of the community’s obligation to identify adequate sites for any income category in its housing element pursuant to paragraph (1) of subdivision (c) of Section 65583 where the community includes in its housing element a program committing the local government to provide units in that income category within the city or county that will be made available through the provision of committed assistance during the planning period covered by the element to low- and very low income households at affordable housing costs or affordable rents, as defined in Sections 50052.5 and 50053 of the Health and Safety Code, and which meet the requirements of paragraph (2). Except as otherwise provided in this subdivision, the community may substitute one dwelling unit for one dwelling unit site in the applicable income category. The program shall do all of the following: (A) Identify the specific, existing sources of committed assistance and dedicate a specific portion of the funds from those sources to the provision of housing pursuant to this subdivision. SB 1069 Page 3 (B) Indicate the number of units that will be provided to both low- and very low income households and demonstrate that the amount of dedicated funds is sufficient to develop the units at affordable housing costs or affordable rents. (C) Demonstrate that the units meet the requirements of paragraph (2). (2) Only units that comply with subparagraph (A), (B), or (C) qualify for inclusion in the housing element program described in paragraph (1), as follows: (A) Units that are to be substantially rehabilitated with committed assistance from the city or county and constitute a net increase in the community’s stock of housing affordable to low- and very low income households. For purposes of this subparagraph, a unit is not eligible to be “substantially rehabilitated” unless all of the following requirements are met: (i) At the time the unit is identified for substantial rehabilitation, (I) the local government has determined that the unit is at imminent risk of loss to the housing stock, (II) the local government has committed to provide relocation assistance pursuant to Chapter 16 (commencing with Section 7260) of Division 7 of Title 1 to any occupants temporarily or permanently displaced by the rehabilitation or code enforcement activity, or the relocation is otherwise provided prior to displacement either as a condition of receivership, or provided by the property owner or the local government pursuant to Article 2.5 (commencing with Section 17975) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code, or as otherwise provided by local ordinance; provided the assistance includes not less than the equivalent of four months’ rent and moving expenses and comparable replacement housing consistent with the moving expenses and comparable replacement housing required pursuant to Section 7260, (III) the local government requires that any displaced occupants will have the right to reoccupy the rehabilitated units, and (IV) the unit has been found by the local government or a court to be unfit for human habitation due to the existence of at least four violations of the conditions listed in subdivisions (a) to (g), inclusive, of Section 17995.3 of the Health and Safety Code. (ii) The rehabilitated unit will have long-term affordability covenants and restrictions that require the unit to be available to, and occupied by, persons or families of low- or very low income at affordable housing costs for at least 20 years or the time period required by any applicable federal or state law or regulation. (iii) Prior to initial occupancy after rehabilitation, the local code enforcement agency shall issue a certificate of occupancy indicating compliance with all applicable state and local building code and health and safety code requirements. (B) Units that are located either on foreclosed property or in a multifamily rental or ownership housing complex of three or more units, are converted with committed assistance from the city or county from nonaffordable to affordable by acquisition of the unit or the purchase of affordability covenants and restrictions for the unit, are not acquired by eminent domain, and constitute a net increase in the community’s stock of housing affordable to low- and very low income households. For purposes of this subparagraph, a unit is not converted by acquisition or the purchase of affordability covenants unless all of the following occur: SB 1069 Page 4 (i) The unit is made available for rent at a cost affordable to low- or very low income households. (ii) At the time the unit is identified for acquisition, the unit is not available at an affordable housing cost to either of the following: (I) Low-income households, if the unit will be made affordable to low-income households. (II) Very low income households, if the unit will be made affordable to very low income households. (iii) At the time the unit is identified for acquisition the unit is not occupied by low- or very low income households or if the acquired unit is occupied, the local government has committed to provide relocation assistance prior to displacement, if any, pursuant to Chapter 16 (commencing with Section 7260) of Division 7 of Title 1 to any occupants displaced by the conversion, or the relocation is otherwise provided prior to displacement; provided the assistance includes not less than the equivalent of four months’ rent and moving expenses and comparable replacement housing consistent with the moving expenses and comparable replacement housing required pursuant to Section 7260. (iv) The unit is in decent, safe, and sanitary condition at the time of occupancy. (v) The unit has long-term affordability covenants and restrictions that require the unit to be affordable to persons of low- or very low income for not less than 55 years. (vi) For units located in multifamily ownership housing complexes with three or more units, or on or after January 1, 2015, on foreclosed properties, at least an equal number of new- construction multifamily rental units affordable to lower income households have been constructed in the city or county within the same planning period as the number of ownership units to be converted. (C) Units that will be preserved at affordable housing costs to persons or families of low- or very low incomes with committed assistance from the city or county by acquisition of the unit or the purchase of affordability covenants for the unit. For purposes of this subparagraph, a unit shall not be deemed preserved unless all of the following occur: (i) The unit has long-term affordability covenants and restrictions that require the unit to be affordable to, and reserved for occupancy by, persons of the same or lower income group as the current occupants for a period of at least 40 years. (ii) The unit is within an “assisted housing development,” as defined in paragraph (3) of subdivision (a) of Section 65863.10. (iii) The city or county finds, after a public hearing, that the unit is eligible, and is reasonably expected, to change from housing affordable to low- and very low income households to any other use during the next five years due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use. SB 1069 Page 5 (iv) The unit is in decent, safe, and sanitary condition at the time of occupancy. (v) At the time the unit is identified for preservation it is available at affordable cost to persons or families of low- or very low income. (3) This subdivision does not apply to any city or county that, during the current or immediately prior planning period, as defined by Section 65588, has not met any of its share of the regional need for affordable housing, as defined in Section 65584, for low- and very low income households. A city or county shall document for any housing unit that a building permit has been issued and all development and permit fees have been paid or the unit is eligible to be lawfully occupied. (4) For purposes of this subdivision, “committed assistance” means that the city or county enters into a legally enforceable agreement during the period from the beginning of the projection period until the end of the second year of the planning period that obligates sufficient available funds to provide the assistance necessary to make the identified units affordable and that requires that the units be made available for occupancy within two years of the execution of the agreement. “Committed assistance” does not include tenant-based rental assistance. (5) For purposes of this subdivision, “net increase” includes only housing units provided committed assistance pursuant to subparagraph (A) or (B) of paragraph (2) in the current planning period, as defined in Section 65588, that were not provided committed assistance in the immediately prior planning period. (6) For purposes of this subdivision, “the time the unit is identified” means the earliest time when any city or county agent, acting on behalf of a public entity, has proposed in writing or has proposed orally or in writing to the property owner, that the unit be considered for substantial rehabilitation, acquisition, or preservation. (7) In the third year of the planning period, as defined by Section 65588, in the report required pursuant to Section 65400, each city or county that has included in its housing element a program to provide units pursuant to subparagraph (A), (B), or (C) of paragraph (2) shall report in writing to the legislative body, and to the department within 30 days of making its report to the legislative body, on its progress in providing units pursuant to this subdivision. The report shall identify the specific units for which committed assistance has been provided or which have been made available to low- and very low income households, and it shall adequately document how each unit complies with this subdivision. If, by July 1 of the third year of the planning period, the city or county has not entered into an enforceable agreement of committed assistance for all units specified in the programs adopted pursuant to subparagraph (A), (B), or (C) of paragraph (2), the city or county shall, not later than July 1 of the fourth year of the planning period, adopt an amended housing element in accordance with Section 65585, identifying additional adequate sites pursuant to paragraph (1) of subdivision (c) of Section 65583 sufficient to accommodate the number of units for which committed assistance was not provided. If a city or county does not amend its housing element to identify adequate sites to address any shortfall, or fails to complete the rehabilitation, acquisition, purchase of SB 1069 Page 6 affordability covenants, or the preservation of any housing unit within two years after committed assistance was provided to that unit, it shall be prohibited from identifying units pursuant to subparagraph (A), (B), or (C) of paragraph (2) in the housing element that it adopts for the next planning period, as defined in Section 65588, above the number of units actually provided or preserved due to committed assistance. (d) A city or county may reduce its share of the regional housing need by the number of units built between the start of the projection period and the deadline for adoption of the housing element. If the city or county reduces its share pursuant to this subdivision, the city or county shall include in the housing element a description of the methodology for assigning those housing units to an income category based on actual or projected sales price, rent levels, or other mechanisms establishing affordability. SEC. 3. Section 65589.4 of the Government Code is amended to read: 65589.4. (a) An attached housing development shall be a permitted use not subject to a conditional use permit on any parcel zoned for an attached housing development if local law so provides or if it satisfies the requirements of subdivision (b) and either of the following: (1) The attached housing development satisfies the criteria of Section 21159.22, 21159.23, or 21159.24 of the Public Resources Code. (2) The attached housing development meets all of the following criteria: (A) The attached housing development is subject to a discretionary decision other than a conditional use permit and a negative declaration or mitigated negative declaration has been adopted for the attached housing development under the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code). If no public hearing is held with respect to the discretionary decision, then the negative declaration or mitigated negative declaration for the attached housing development may be adopted only after a public hearing to receive comments on the negative declaration or mitigated negative declaration. (B) The attached housing development is consistent with both the jurisdiction’s zoning ordinance and general plan as it existed on the date the application was deemed complete, except that an attached housing development shall not be deemed to be inconsistent with the zoning designation for the site if that zoning designation is inconsistent with the general plan only because the attached housing development site has not been rezoned to conform with the most recent adopted general plan. (C) The attached housing development is located in an area that is covered by one of the following documents that has been adopted by the jurisdiction within five years of the date the application for the attached housing development was deemed complete: SB 1069 Page 7 (i) A general plan. (ii) A revision or update to the general plan that includes at least the land use and circulation elements. (iii) An applicable community plan. (iv) An applicable specific plan. (D) The attached housing development consists of not more than 100 residential units with a minimum density of not less than 12 units per acre or a minimum density of not less than eight units per acre if the attached housing development consists of four or fewer units. (E) The attached housing development is located in an urbanized area as defined in Section 21071 of the Public Resources Code or within a census-defined place with a population density of at least 5,000 persons per square mile or, if the attached housing development consists of 50 or fewer units, within an incorporated city with a population density of at least 2,500 persons per square mile and a total population of at least 25,000 persons. (F) The attached housing development is located on an infill site as defined in Section 21061.0.5 of the Public Resources Code. (b) At least 10 percent of the units of the attached housing development shall be available at affordable housing cost to very low income households, as defined in Section 50105 of the Health and Safety Code, or at least 20 percent of the units of the attached housing development shall be available at affordable housing cost to lower income households, as defined in Section 50079.5 of the Health and Safety Code, or at least 50 percent of the units of the attached housing development available at affordable housing cost to moderate-income households, consistent with Section 50052.5 of the Health and Safety Code. The developer of the attached housing development shall provide sufficient legal commitments to the local agency to ensure the continued availability and use of the housing units for very low, low-, or moderate-income households for a period of at least 30 years. (c) Nothing in this section shall prohibit a local agency from applying design and site review standards in existence on the date the application was deemed complete. (d) The provisions of this section are independent of any obligation of a jurisdiction pursuant to subdivision (c) of Section 65583 to identify multifamily sites developable by right. (e) This section does not apply to the issuance of coastal development permits pursuant to the California Coastal Act (Division 20 (commencing with Section 30000) of the Public Resources Code). (f) This section does not relieve a public agency from complying with the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code) or relieve an applicant or public agency from complying with the Subdivision Map Act (Division 2 (commencing with Section 66473)). SB 1069 Page 8 (g) This section is applicable to all cities and counties, including charter cities, because the Legislature finds that the lack of affordable housing is of vital statewide importance, and thus a matter of statewide concern. (h) For purposes of this section, “attached housing development” means a newly constructed or substantially rehabilitated structure containing two or more dwelling units and consisting only of residential units, but does not include a second an accessory dwelling unit, as defined by paragraph (4) of subdivision (h) (j) of Section 65852.2, or the conversion of an existing structure to condominiums. SEC. 4. Section 65852.150 of the Government Code is amended to read: 65852.150. (a) The Legislature finds and declares all of the following: (1) Accessory dwelling units are a valuable form of housing in California. The (2) Legislature finds and declares that second units are a valuable form of housing in California. Second units 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. Homeowners who create second units benefit from added income, and an increased sense of security. (3) Homeowners who create accessory dwelling units benefit from added income, and an increased sense of security. (4) Allowing accessory dwelling units in single-family or multifamily residential zones provides additional rental housing stock in California. (5) California faces a severe housing crisis. (6) The state is falling far short of meeting current and future housing demand with serious consequences for the state’s economy, our ability to build green infill consistent with state greenhouse gas reduction goals, and the well-being of our citizens, particularly lower and middle-income earners. (7) Accessory dwelling units offer lower cost housing to meet the needs of existing and future residents within existing neighborhoods, while respecting architectural character. (8) Accessory dwelling units are, therefore, an essential component of California’s housing supply. (b) It is the intent of the Legislature that any second-unit ordinances an accessory dwelling unit ordinance adopted by a local agencies have agency has the effect of providing for the creation of second accessory dwelling units and that provisions in these ordinances this ordinance relating to matters including unit size, parking, fees fees, and other requirements, SB 1069 Page 9 are not so arbitrary, excessive, or burdensome so as to unreasonably restrict the ability of homeowners to create second accessory dwelling units in zones in which they are authorized by local ordinance. SEC. 5. Section 65852.2 of the Government Code is amended to read: 65852.2. (a) (1) Any A local agency may, by ordinance, provide for the creation of second accessory dwelling units in single-family and multifamily residential zones. The ordinance may shall do any all of the following: (A) Designate areas within the jurisdiction of the local agency where second accessory dwelling units may be permitted. The designation of areas may be based on criteria, that may include, but are not limited to, the adequacy of water and sewer services and the impact of second accessory dwelling units on traffic flow. flow and public safety. (B) Impose standards on second accessory dwelling units that include, but are not limited to, parking, height, setback, lot coverage, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historic Places. (C) Provide that second accessory dwelling units do not exceed the allowable density for the lot upon which the second accessory dwelling unit is located, and that second accessory dwelling units are a residential use that is consistent with the existing general plan and zoning designation for the lot. (2) The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. (3) When a local agency receives its first application on or after July 1, 2003, for a permit pursuant to this subdivision, the application shall be considered ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. Nothing in this paragraph may be construed to require a local government to adopt or amend an ordinance for the creation of second units. permits, within 120 days of submittal of a complete building permit application. A local agency may charge a fee to reimburse it for costs that it incurs as a result of amendments to this paragraph enacted during the 2001–02 Regular Session of the Legislature, including the costs of adopting or amending any ordinance that provides for the creation of second accessory dwelling units. (b) (1) When a local agency which that has not adopted an ordinance governing second accessory dwelling units in accordance with subdivision (a) or (c) receives its first application on or after July 1, 1983, for a permit pursuant to this subdivision, the local agency shall accept the application and approve or disapprove the application ministerially without discretionary review pursuant to this subdivision unless it adopts an ordinance in accordance SB 1069 Page 10 with subdivision (a) or (c) within 120 days after receiving the application. Notwithstanding Section 65901 or 65906, every local agency shall grant a variance or special use permit for ministerially approve the creation of a second an accessory dwelling unit if the second accessory dwelling unit complies with all of the following: (A) The unit is not intended for sale separate from the primary residence and may be rented. (B) The lot is zoned for single-family or multifamily use. (C) The lot contains an existing single-family dwelling. (D) The second accessory dwelling unit is either attached to the existing dwelling and located within the living area of the existing dwelling or detached from the existing dwelling and located on the same lot as the existing dwelling. (E) The increased floor area of an attached second accessory dwelling unit shall not exceed 30 50 percent of the existing living area. area, with a maximum increase in floor area of 1,200 square feet. (F) The total area of floorspace for a detached second accessory dwelling unit shall not exceed 1,200 square feet. (G) Requirements relating to height, setback, lot coverage, architectural review, site plan review, fees, charges, and other zoning requirements generally applicable to residential construction in the zone in which the property is located. (H) Local building code requirements which that apply to detached dwellings, as appropriate. (I) Approval by the local health officer where a private sewage disposal system is being used, if required. (2) No other local ordinance, policy, or regulation shall be the basis for the denial of a building permit or a use permit under this subdivision. (3) This subdivision establishes the maximum standards that local agencies shall use to evaluate proposed second accessory dwelling units on lots zoned for residential use which that contain an existing single-family dwelling. No additional standards, other than those provided in this subdivision or subdivision (a), shall be utilized or imposed, except that a local agency may require an applicant for a permit issued pursuant to this subdivision to be an owner- occupant. owner-occupant or that the property be used for rentals of terms longer than 30 days. (4) No changes in zoning ordinances or other ordinances or any changes in the general plan shall be required to implement this subdivision. Any A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of second accessory dwelling units if these provisions are consistent with the limitations of this subdivision. SB 1069 Page 11 (5) A second unit which conforms to the requirements of An accessory dwelling unit that conforms to this subdivision shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use which that is consistent with the existing general plan and zoning designations for the lot. The second accessory dwelling units shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. (c) No local agency shall adopt an ordinance which totally precludes second units within single- family or multifamily zoned areas unless the ordinance contains findings acknowledging that the ordinance may limit housing opportunities of the region and further contains findings that specific adverse impacts on the public health, safety, and welfare that would result from allowing second units within single-family and multifamily zoned areas justify adopting the ordinance. (d) (c) A local agency may establish minimum and maximum unit size requirements for both attached and detached second accessory dwelling units. No minimum or maximum size for a second an accessory dwelling unit, or size based upon a percentage of the existing dwelling, shall be established by ordinance for either attached or detached dwellings which that does not otherwise permit at least an efficiency unit to be constructed in compliance with local development standards. Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. (e) (d) Parking requirements for second accessory dwelling units shall not exceed one parking space per unit or per bedroom. Additional parking These spaces may be required provided that a finding is made that the additional parking requirements are directly related to the use of the second unit and are consistent with existing neighborhood standards applicable to existing dwellings. provided as tandem parking on an existing driveway. Off-street parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions, or that it is not permitted anywhere else in the jurisdiction. conditions. This subdivision shall not apply to a unit that is described in subdivision (e). (e) Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit in any of the following instances: (1) The accessory dwelling unit is located within one-half mile of public transit. (2) The accessory dwelling unit is located within an architecturally and historically significant historic district. (3) The accessory dwelling unit is part of the existing primary residence or an existing accessory structure. SB 1069 Page 12 (4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. (5) When there is a car share vehicle located within one block of the accessory dwelling unit. (f) Notwithstanding subdivisions (a) to (e), inclusive, a local agency shall ministerially approve an application for a building permit to create within a single-family residential zone one accessory dwelling unit per single-family lot if the unit is contained within the existing space of a single-family residence or accessory structure, has independent exterior access from the existing residence, and the side and rear setbacks are sufficient for fire safety. Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. (f) (g) (1) Fees charged for the construction of second accessory dwelling units shall be determined in accordance with Chapter 5 (commencing with Section 66000). 66000) and Chapter 7 (commencing with Section 66012). (2) Accessory dwelling units shall not be considered new residential uses for the purposes of calculating local agency connection fees or capacity charges for utilities, including water and sewer service. (A) For an accessory dwelling unit described in subdivision (f), a local agency shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit and the utility or impose a related connection fee or capacity charge. (B) For an accessory dwelling unit that is not described in subdivision (f), a local agency may require a new or separate utility connection directly between the accessory dwelling unit and the utility. Consistent with Section 66013, the connection may be subject to a connection fee or capacity charge that shall be proportionate to the burden of the proposed accessory dwelling unit, based upon either its size or the number of its plumbing fixtures, upon the water or sewer system. This fee or charge shall not exceed the reasonable cost of providing this service. (g) (h) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of second accessory dwelling units. (h) (i) Local agencies shall submit a copy of the ordinances adopted pursuant to subdivision (a) or (c) to the Department of Housing and Community Development within 60 days after adoption. (i) (j) As used in this section, the following terms mean: (1) “Living area,” area” means the interior habitable area of a dwelling unit including basements and attics but does not include a garage or any accessory structure. (2) “Local agency” means a city, county, or city and county, whether general law or chartered. (3) For purposes of this section, “neighborhood” has the same meaning as set forth in Section 65589.5. SB 1069 Page 13 (4) “Second “Accessory dwelling unit” means an attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family dwelling is situated. A second An accessory dwelling unit also includes the following: (A) An efficiency unit, as defined in Section 17958.1 of Health and Safety Code. (B) A manufactured home, as defined in Section 18007 of the Health and Safety Code. (j) (k) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for second accessory dwelling units. SEC. 5.5. Section 65852.2 of the Government Code is amended to read: 65852.2. (a) (1) Any A local agency may, by ordinance, provide for the creation of second accessory dwelling units in single-family and multifamily residential zones. The ordinance may shall do any all of the following: (A) Designate areas within the jurisdiction of the local agency where second accessory dwelling units may be permitted. The designation of areas may be based on criteria, that may include, but are not limited to, the adequacy of water and sewer services and the impact of second accessory dwelling units on traffic flow. flow and public safety. (B) (i) Impose standards on second accessory dwelling units that include, but are not limited to, parking, height, setback, lot coverage, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historic Places. (ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit located within its jurisdiction. (C) Provide that second accessory dwelling units do not exceed the allowable density for the lot upon which the second accessory dwelling unit is located, and that second accessory dwelling units are a residential use that is consistent with the existing general plan and zoning designation for the lot. (D) Require the accessory dwelling units to comply with all of the following: (i) The unit is not intended for sale separate from the primary residence and may be rented. SB 1069 Page 14 (ii) The lot is zoned for single-family or multifamily use and contains an existing, single-family dwelling. (iii) The accessory dwelling unit is either attached to the existing dwelling or located within the living area of the existing dwelling or detached from the existing dwelling and located on the same lot as the existing dwelling. (iv) The increased floor area of an attached accessory dwelling unit shall not exceed 50 percent of the existing living area, with a maximum increase in floor area of 1,200 square feet. (v) The total area of floorspace for a detached accessory dwelling unit shall not exceed 1,200 square feet. (vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit. (vii) No setback shall be required for an existing garage that is converted to a accessory dwelling unit, and a setback of no more than five feet from the side and rear lot lines shall be required for an accessory dwelling unit that is constructed above a garage. (viii) Local building code requirements that apply to detached dwellings, as appropriate. (ix) Approval by the local health officer where a private sewage disposal system is being used, if required. (x) (I) Parking requirements for accessory dwelling units shall not exceed one parking space per unit or per bedroom. These spaces may be provided as tandem parking on an existing driveway. (II) Offstreet parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions, or that it is not permitted anywhere else in the jurisdiction. (III) This clause shall not apply to a unit that is described in subdivision (d). (xi) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit, and the local agency requires that those offstreet parking spaces be replaced, the 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. This clause shall not apply to a unit that is described in subdivision (d). (2) The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. (3) When a local agency receives its first application on or after July 1, 2003, for a permit pursuant to this subdivision, the application shall be considered ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local SB 1069 Page 15 ordinance regulating the issuance of variances or special use permits. Nothing in this paragraph may be construed to require a local government to adopt or amend an ordinance for the creation of second units. permits, within 120 days after receiving the application. A local agency may charge a fee to reimburse it for costs that it incurs as a result of amendments to this paragraph enacted during the 2001–02 Regular Session of the Legislature, including the costs of adopting or amending any ordinance that provides for the creation of second units. an accessory dwelling unit. (b) (4) (1) An When existing ordinance governing the creation of an accessory dwelling unit by a local agency which has not adopted an ordinance governing second units in accordance with subdivision (a) or (c) receives its first application on or after July 1, 1983, for a permit pursuant to this subdivision, the local agency shall accept the application and approve or disapprove the application ministerially without discretionary review pursuant to this subdivision unless it or an accessory dwelling ordinance adopted by a local agency subsequent to the effective date of the act adding this paragraph shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units and shall not include any discretionary processes, provisions, or requirements for those units, except as otherwise provided in this subdivision. In the event that a local agency has an existing accessory dwelling unit ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void upon the effective date of the act adding this paragraph and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units, unless and until the agency adopts an ordinance in accordance with subdivision (a) or (c) within 120 days after receiving the application. Notwithstanding Section 65901 or 65906, every local agency shall grant a variance or special use permit for the creation of a second unit if the second unit complies with all of the following: that complies with this section. (A) The unit is not intended for sale and may be rented. (B) The lot is zoned for single-family or multifamily use. (C) The lot contains an existing single-family dwelling. (D) The second unit is either attached to the existing dwelling and located within the living area of the existing dwelling or detached from the existing dwelling and located on the same lot as the existing dwelling. (E) The increased floor area of an attached second unit shall not exceed 30 percent of the existing living area. (F) The total area of floorspace for a detached second unit shall not exceed 1,200 square feet. (G) Requirements relating to height, setback, lot coverage, architectural review, site plan review, fees, charges, and other zoning requirements generally applicable to residential construction in the zone in which the property is located. (H) Local building code requirements which apply to detached dwellings, as appropriate. SB 1069 Page 16 (I) Approval by the local health officer where a private sewage disposal system is being used, if required. (2) (5) No other local ordinance, policy, or regulation shall be the basis for the denial of a building permit or a use permit under this subdivision. (3) (6) This subdivision establishes the maximum standards that local agencies shall use to evaluate proposed second units on lots a proposed accessory dwelling unit on a lot zoned for residential use which contain that contains an existing single-family dwelling. No additional standards, other than those provided in this subdivision or subdivision (a), subdivision, shall be utilized or imposed, except that a local agency may require an applicant for a permit issued pursuant to this subdivision to be an owner-occupant. owner-occupant or that the property be used for rentals of terms longer than 30 days. (4) (7) No changes in zoning ordinances or other ordinances or any changes in the general plan shall be required to implement this subdivision. Any A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of second units an accessory dwelling unit if these provisions are consistent with the limitations of this subdivision. (5) (8) A second unit which conforms to the requirements of An accessory dwelling unit that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use which that is consistent with the existing general plan and zoning designations for the lot. The second units accessory dwelling unit shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. (c) (b) No When a local agency shall adopt an ordinance which totally precludes second units within single-family or multifamily zoned areas unless the ordinance contains findings acknowledging that the ordinance may limit housing opportunities of the region and further contains findings that specific adverse impacts on the public health, safety, and welfare that would result from allowing second units within single-family and multifamily zoned areas justify adopting the ordinance. that has not adopted an ordinance governing accessory dwelling units in accordance with subdivision (a) receives its first application on or after July 1, 1983, for a permit to create an accessory dwelling unit pursuant to this subdivision, the local agency shall accept the application and approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a) within 120 days after receiving the application. (d) (c) A local agency may establish minimum and maximum unit size requirements for both attached and detached second accessory dwelling units. No minimum or maximum size for a second an accessory dwelling unit, or size based upon a percentage of the existing dwelling, shall be established by ordinance for either attached or detached dwellings which that does not permit at least an efficiency unit to be constructed in compliance with local development standards. Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. SB 1069 Page 17 (d) Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit in any of the following instances: (1) The accessory dwelling unit is located within one-half mile of public transit. (2) The accessory dwelling unit is located within an architecturally and historically significant historic district. (3) The accessory dwelling unit is part of the existing primary residence or an existing accessory structure. (4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. (5) When there is a car share vehicle located within one block of the accessory dwelling unit. (e) Parking requirements for second units shall not exceed one parking space per unit or per bedroom. Additional parking may be required provided that a finding is made that the additional parking requirements are directly related to the use of the second unit and are consistent with existing neighborhood standards applicable to existing dwellings. Off-street parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions, or that it is not permitted anywhere else in the jurisdiction. Notwithstanding subdivisions (a) to (d), inclusive, a local agency shall ministerially approve an application for a building permit to create within a single-family residential zone one accessory dwelling unit per single-family lot if the unit is contained within the existing space of a single-family residence or accessory structure, has independent exterior access from the existing residence, and the side and rear setbacks are sufficient for fire safety. Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. (f) (1) Fees charged for the construction of second accessory dwelling units shall be determined in accordance with Chapter 5 (commencing with Section 66000). 66000) and Chapter 7 (commencing with Section 66012). (2) Accessory dwelling units shall not be considered new residential uses for the purposes of calculating local agency connection fees or capacity charges for utilities, including water and sewer service. (A) For an accessory dwelling unit described in subdivision (e), a local agency shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit and the utility or impose a related connection fee or capacity charge. (B) For an accessory dwelling unit that is not described in subdivision (e), a local agency may require a new or separate utility connection directly between the accessory dwelling unit and the utility. Consistent with Section 66013, the connection may be subject to a connection fee or SB 1069 Page 18 capacity charge that shall be proportionate to the burden of the proposed accessory dwelling unit, based upon either its size or the number of its plumbing fixtures, upon the water or sewer system. This fee or charge shall not exceed the reasonable cost of providing this service. (g) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of second units. an accessory dwelling unit. (h) Local agencies shall submit a copy of the ordinances ordinance adopted pursuant to subdivision (a) or (c) to the Department of Housing and Community Development within 60 days after adoption. (i) As used in this section, the following terms mean: (1) “Living area,” area” means the interior habitable area of a dwelling unit including basements and attics but does not include a garage or any accessory structure. (2) “Local agency” means a city, county, or city and county, whether general law or chartered. (3) For purposes of this section, “neighborhood” has the same meaning as set forth in Section 65589.5. (4) “Second “Accessory dwelling unit” means an attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family dwelling is situated. A second An accessory dwelling unit also includes the following: (A) An efficiency unit, as defined in Section 17958.1 of Health and Safety Code. (B) A manufactured home, as defined in Section 18007 of the Health and Safety Code. (5) “Passageway” means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. (j) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for second accessory dwelling units. SEC. 6. Section 66412.2 of the Government Code is amended to read: 66412.2. This division shall not apply to the construction, financing, or leasing of dwelling units pursuant to Section 65852.1 or second accessory dwelling units pursuant to Section 65852.2, but this division shall be applicable to the sale or transfer, but not leasing, of those units. SB 1069 Page 19 SEC. 7. Section 5.5 of this bill incorporates amendments to Section 65852.2 of the Government Code proposed by both this bill and Assembly Bill 2299. It shall only become operative if (1) both bills are enacted and become effective on or before January 1, 2017, (2) each bill amends Section 65852.2 of the Government Code, and (3) this bill is enacted after Assembly Bill 2299, in which case Section 5 of this bill shall not become operative. SEC. 8. No reimbursement is required by this act pursuant to Section 6 of Article XIII B of the California Constitution because a local agency or school district has the authority to levy service charges, fees, or assessments sufficient to pay for the program or level of service mandated by this act, within the meaning of Section 17556 of the Government Code. AB 2299 Page 1 AB-2299 Land use: housing: 2nd units. (2015-2016) SECTION 1. Section 65852.2 of the Government Code is amended to read: 65852.2. (a) (1) Any A local agency may, by ordinance, provide for the creation of second accessory dwelling units in single-family and multifamily residential zones. The ordinance may shall do any all of the following: (A) Designate areas within the jurisdiction of the local agency where second accessory dwelling units may be permitted. The designation of areas may be based on criteria, that may include, but are not limited to, the adequacy of water and sewer services and the impact of second accessory dwelling units on traffic flow. flow and public safety. (B) Impose standards on second accessory dwelling units that include, but are not limited to, parking, height, setback, lot coverage, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historic Places. (C) Notwithstanding subparagraph (B), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit located within its jurisdiction. (C) (D) Provide that second accessory dwelling units do not exceed the allowable density for the lot upon which the second accessory dwelling unit is located, and that second accessory dwelling units are a residential use that is consistent with the existing general plan and zoning designation for the lot. (E) Require the accessory dwelling units to comply with all of the following: (i) The unit is not intended for sale separate from the primary residence and may be rented. (ii) The lot is zoned for single-family or multifamily use. (iii) The accessory dwelling unit is either attached to the existing dwelling or located within the living area of the existing dwelling or detached from the existing dwelling and located on the same lot as the existing dwelling. (iv) The increased floor area of an attached accessory dwelling unit shall not exceed 50 percent of the existing living area. (v) The total area of floorspace for a detached accessory dwelling unit shall not exceed 1,200 square feet. (vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit. AB 2299 Page 2 (vii) No setback shall be required for an existing garage that is converted to a accessory dwelling unit, and a setback of no more than five feet from the side and rear lot lines shall be required for an accessory dwelling unit that is constructed above a garage. (viii) Local building code requirements that apply to detached dwellings, as appropriate. (ix) Approval by the local health officer where a private sewage disposal system is being used, if required. (x) (I) Parking requirements for accessory dwelling units shall not exceed one parking space per unit or per bedroom. These spaces may be provided as tandem parking on an existing driveway. (II) Offstreet parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions, or that it is not permitted anywhere else in the jurisdiction. (xi) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit, and the local agency requires that those offstreet parking spaces be replaced, the 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. (2) The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. (3) When a local agency receives its first application on or after July 1, 2003, for a permit pursuant to this subdivision, the application shall be considered ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. Nothing in this paragraph may be construed to require a local government to adopt or amend an ordinance for the creation of second units. permits, within 120 days after receiving the application. A local agency may charge a fee to reimburse it for costs that it incurs as a result of amendments to this paragraph enacted during the 2001–02 Regular Session of the Legislature, including the costs of adopting or amending any ordinance that provides for the creation of second accessory dwelling units. (b) (4) (1) Any When existing ordinance governing the creation of accessory dwelling units by a local agency which has not adopted an ordinance governing second units in accordance with subdivision (a) or (c) receives its first application on or after July 1, 1983, for a permit pursuant to this subdivision, the local agency shall accept the application and approve or disapprove the application ministerially without discretionary review pursuant to this subdivision unless it or any such ordinance adopted by a local agency subsequent to the effective date of the act adding this paragraph shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units and shall not include any discretionary processes, provisions, or requirements for those units except as otherwise provided AB 2299 Page 3 in this subdivision. In the event that a local agency has an existing accessory dwelling unit ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void upon the effective date of the act adding this paragraph and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units, unless and until the agency adopts an ordinance in accordance with subdivision (a) or (c) within 120 days after receiving the application. Notwithstanding Section 65901 or 65906, every local agency shall grant a variance or special use permit for the creation of a second unit if the second unit complies with all of the following: that complies with this section. (A) The unit is not intended for sale and may be rented. (B) The lot is zoned for single-family or multifamily use. (C) The lot contains an existing single-family dwelling. (D) The second unit is either attached to the existing dwelling and located within the living area of the existing dwelling or detached from the existing dwelling and located on the same lot as the existing dwelling. (E) The increased floor area of an attached second unit shall not exceed 30 percent of the existing living area. (F) The total area of floorspace for a detached second unit shall not exceed 1,200 square feet. (G) Requirements relating to height, setback, lot coverage, architectural review, site plan review, fees, charges, and other zoning requirements generally applicable to residential construction in the zone in which the property is located. (H) Local building code requirements which apply to detached dwellings, as appropriate. (I) Approval by the local health officer where a private sewage disposal system is being used, if required. (2) (5) No other local ordinance, policy, or regulation shall be the basis for the denial of a building permit or a use permit under this subdivision. (3) (6) This subdivision establishes the maximum standards that local agencies shall use to evaluate proposed second accessory dwelling units on lots zoned for residential use which that contain an existing single-family dwelling. No additional standards, other than those provided in this subdivision or subdivision (a), subdivision, shall be utilized or imposed, except that a local agency may require an applicant for a permit issued pursuant to this subdivision to be an owner-occupant. (4) (7) No changes in zoning ordinances or other ordinances or any changes in the general plan shall be required to implement this subdivision. Any A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of second accessory dwelling units if these provisions are consistent with the limitations of this subdivision. AB 2299 Page 4 (5) (8) A second unit which conforms to the requirements of An accessory dwelling unit that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use which that is consistent with the existing general plan and zoning designations for the lot. The second accessory dwelling units shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. (c) (b) No When a local agency shall adopt an ordinance which totally precludes second units within single-family or multifamily zoned areas unless the ordinance contains findings acknowledging that the ordinance may limit housing opportunities of the region and further contains findings that specific adverse impacts on the public health, safety, and welfare that would result from allowing second units within single-family and multifamily zoned areas justify adopting the ordinance. that has not adopted an ordinance governing accessory dwelling units in accordance with subdivision (a) receives its first application on or after July 1, 1983, for a permit pursuant to this subdivision, the local agency shall accept the application and approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a) within 120 days after receiving the application. (d) (c) A local agency may establish minimum and maximum unit size requirements for both attached and detached second accessory dwelling units. No minimum or maximum size for a second accessory dwelling unit, or size based upon a percentage of the existing dwelling, shall be established by ordinance for either attached or detached dwellings which that does not permit at least an efficiency unit to be constructed in compliance with local development standards. (e) Parking requirements for second units shall not exceed one parking space per unit or per bedroom. Additional parking may be required provided that a finding is made that the additional parking requirements are directly related to the use of the second unit and are consistent with existing neighborhood standards applicable to existing dwellings. Off-street parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions, or that it is not permitted anywhere else in the jurisdiction. (f) (d) Fees charged for the construction of second accessory dwelling units shall be determined in accordance with Chapter 5 (commencing with Section 66000). (g) (e) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of second units. accessory dwelling units, provided those requirements comply with subdivision (a). (h) (f) Local agencies shall submit a copy of the ordinances adopted pursuant to subdivision (a) or (c) to the Department of Housing and Community Development within 60 days after adoption. AB 2299 Page 5 (i) (g) As used in this section, the following terms mean: (1) “Living area,” area” means the interior habitable area of a dwelling unit including basements and attics but does not include a garage or any accessory structure. (2) “Local agency” means a city, county, or city and county, whether general law or chartered. (3) For purposes of this section, “neighborhood” has the same meaning as set forth in Section 65589.5. (4) “Second “Accessory dwelling unit” means an attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family dwelling is situated. A second An accessory dwelling unit also includes the following: (A) An efficiency unit, as defined in Section 17958.1 of Health and Safety Code. (B) A manufactured home, as defined in Section 18007 of the Health and Safety Code. (C) “Passageway” means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. (j) (h) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for second accessory dwelling units. SEC. 1.5. Section 65852.2 of the Government Code is amended to read: 65852.2. (a) (1) Any A local agency may, by ordinance, provide for the creation of second accessory dwelling units in single-family and multifamily residential zones. The ordinance may shall do any all of the following: (A) Designate areas within the jurisdiction of the local agency where second accessory dwelling units may be permitted. The designation of areas may be based on criteria, that may include, but are not limited to, the adequacy of water and sewer services and the impact of second accessory dwelling units on traffic flow. flow and public safety. (B) (i) Impose standards on second accessory dwelling units that include, but are not limited to, parking, height, setback, lot coverage, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historic Places. AB 2299 Page 6 (ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit located within its jurisdiction. (C) Provide that second accessory dwelling units do not exceed the allowable density for the lot upon which the second accessory dwelling unit is located, and that second accessory dwelling units are a residential use that is consistent with the existing general plan and zoning designation for the lot. (D) Require the accessory dwelling units to comply with all of the following: (i) The unit is not intended for sale separate from the primary residence and may be rented. (ii) The lot is zoned for single-family or multifamily use and contains an existing, single-family dwelling. (iii) The accessory dwelling unit is either attached to the existing dwelling or located within the living area of the existing dwelling or detached from the existing dwelling and located on the same lot as the existing dwelling. (iv) The increased floor area of an attached accessory dwelling unit shall not exceed 50 percent of the existing living area, with a maximum increase in floor area of 1,200 square feet. (v) The total area of floorspace for a detached accessory dwelling unit shall not exceed 1,200 square feet. (vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit. (vii) No setback shall be required for an existing garage that is converted to a accessory dwelling unit, and a setback of no more than five feet from the side and rear lot lines shall be required for an accessory dwelling unit that is constructed above a garage. (viii) Local building code requirements that apply to detached dwellings, as appropriate. (ix) Approval by the local health officer where a private sewage disposal system is being used, if required. (x) (I) Parking requirements for accessory dwelling units shall not exceed one parking space per unit or per bedroom. These spaces may be provided as tandem parking on an existing driveway. (II) Offstreet parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions, or that it is not permitted anywhere else in the jurisdiction. (III) This clause shall not apply to a unit that is described in subdivision (d). AB 2299 Page 7 (xi) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit, and the local agency requires that those offstreet parking spaces be replaced, the 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. This clause shall not apply to a unit that is described in subdivision (d). (2) The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. (3) When a local agency receives its first application on or after July 1, 2003, for a permit pursuant to this subdivision, the application shall be considered ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. Nothing in this paragraph may be construed to require a local government to adopt or amend an ordinance for the creation of second units. permits, within 120 days after receiving the application. A local agency may charge a fee to reimburse it for costs that it incurs as a result of amendments to this paragraph enacted during the 2001–02 Regular Session of the Legislature, including the costs of adopting or amending any ordinance that provides for the creation of second units. an accessory dwelling unit. (b) (4) (1) An When existing ordinance governing the creation of an accessory dwelling unit by a local agency which has not adopted an ordinance governing second units in accordance with subdivision (a) or (c) receives its first application on or after July 1, 1983, for a permit pursuant to this subdivision, the local agency shall accept the application and approve or disapprove the application ministerially without discretionary review pursuant to this subdivision unless it or an accessory dwelling ordinance adopted by a local agency subsequent to the effective date of the act adding this paragraph shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units and shall not include any discretionary processes, provisions, or requirements for those units, except as otherwise provided in this subdivision. In the event that a local agency has an existing accessory dwelling unit ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void upon the effective date of the act adding this paragraph and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units, unless and until the agency adopts an ordinance in accordance with subdivision (a) or (c) within 120 days after receiving the application. Notwithstanding Section 65901 or 65906, every local agency shall grant a variance or special use permit for the creation of a second unit if the second unit complies with all of the following: that complies with this section. (A) The unit is not intended for sale and may be rented. (B) The lot is zoned for single-family or multifamily use. (C) The lot contains an existing single-family dwelling. AB 2299 Page 8 (D) The second unit is either attached to the existing dwelling and located within the living area of the existing dwelling or detached from the existing dwelling and located on the same lot as the existing dwelling. (E) The increased floor area of an attached second unit shall not exceed 30 percent of the existing living area. (F) The total area of floorspace for a detached second unit shall not exceed 1,200 square feet. (G) Requirements relating to height, setback, lot coverage, architectural review, site plan review, fees, charges, and other zoning requirements generally applicable to residential construction in the zone in which the property is located. (H) Local building code requirements which apply to detached dwellings, as appropriate. (I) Approval by the local health officer where a private sewage disposal system is being used, if required. (2) (5) No other local ordinance, policy, or regulation shall be the basis for the denial of a building permit or a use permit under this subdivision. (3) (6) This subdivision establishes the maximum standards that local agencies shall use to evaluate proposed second units on lots a proposed accessory dwelling unit on a lot zoned for residential use which contain that contains an existing single-family dwelling. No additional standards, other than those provided in this subdivision or subdivision (a), subdivision, shall be utilized or imposed, except that a local agency may require an applicant for a permit issued pursuant to this subdivision to be an owner-occupant. owner-occupant or that the property be used for rentals of terms longer than 30 days. (4) (7) No changes in zoning ordinances or other ordinances or any changes in the general plan shall be required to implement this subdivision. Any A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of second units an accessory dwelling unit if these provisions are consistent with the limitations of this subdivision. (5) (8) A second unit which conforms to the requirements of An accessory dwelling unit that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use which that is consistent with the existing general plan and zoning designations for the lot. The second units accessory dwelling unit shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. (c) (b) No When a local agency shall adopt an ordinance which totally precludes second units within single-family or multifamily zoned areas unless the ordinance contains findings acknowledging that the ordinance may limit housing opportunities of the region and further contains findings that specific adverse impacts on the public health, safety, and welfare that AB 2299 Page 9 would result from allowing second units within single-family and multifamily zoned areas justify adopting the ordinance. that has not adopted an ordinance governing accessory dwelling units in accordance with subdivision (a) receives its first application on or after July 1, 1983, for a permit to create an accessory dwelling unit pursuant to this subdivision, the local agency shall accept the application and approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a) within 120 days after receiving the application. (d) (c) A local agency may establish minimum and maximum unit size requirements for both attached and detached second accessory dwelling units. No minimum or maximum size for a second an accessory dwelling unit, or size based upon a percentage of the existing dwelling, shall be established by ordinance for either attached or detached dwellings which that does not permit at least an efficiency unit to be constructed in compliance with local development standards. Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. (d) Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit in any of the following instances: (1) The accessory dwelling unit is located within one-half mile of public transit. (2) The accessory dwelling unit is located within an architecturally and historically significant historic district. (3) The accessory dwelling unit is part of the existing primary residence or an existing accessory structure. (4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. (5) When there is a car share vehicle located within one block of the accessory dwelling unit. (e) Parking requirements for second units shall not exceed one parking space per unit or per bedroom. Additional parking may be required provided that a finding is made that the additional parking requirements are directly related to the use of the second unit and are consistent with existing neighborhood standards applicable to existing dwellings. Off-street parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions, or that it is not permitted anywhere else in the jurisdiction. Notwithstanding subdivisions (a) to (d), inclusive, a local agency shall ministerially approve an application for a building permit to create within a single-family residential zone one accessory dwelling unit per single-family lot if the unit is contained within the existing space of a single-family residence or accessory structure, has independent exterior access from the existing residence, and the side and rear setbacks are sufficient for fire safety. Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. AB 2299 Page 10 (f) (1) Fees charged for the construction of second accessory dwelling units shall be determined in accordance with Chapter 5 (commencing with Section 66000). 66000) and Chapter 7 (commencing with Section 66012). (2) Accessory dwelling units shall not be considered new residential uses for the purposes of calculating local agency connection fees or capacity charges for utilities, including water and sewer service. (A) For an accessory dwelling unit described in subdivision (e), a local agency shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit and the utility or impose a related connection fee or capacity charge. (B) For an accessory dwelling unit that is not described in subdivision (e), a local agency may require a new or separate utility connection directly between the accessory dwelling unit and the utility. Consistent with Section 66013, the connection may be subject to a connection fee or capacity charge that shall be proportionate to the burden of the proposed accessory dwelling unit, based upon either its size or the number of its plumbing fixtures, upon the water or sewer system. This fee or charge shall not exceed the reasonable cost of providing this service. (g) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of second units. an accessory dwelling unit. (h) Local agencies shall submit a copy of the ordinances ordinance adopted pursuant to subdivision (a) or (c) to the Department of Housing and Community Development within 60 days after adoption. (i) As used in this section, the following terms mean: (1) “Living area,” area” means the interior habitable area of a dwelling unit including basements and attics but does not include a garage or any accessory structure. (2) “Local agency” means a city, county, or city and county, whether general law or chartered. (3) For purposes of this section, “neighborhood” has the same meaning as set forth in Section 65589.5. (4) “Second “Accessory dwelling unit” means an attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family dwelling is situated. A second An accessory dwelling unit also includes the following: (A) An efficiency unit, as defined in Section 17958.1 of Health and Safety Code. (B) A manufactured home, as defined in Section 18007 of the Health and Safety Code. (5) “Passageway” means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. AB 2299 Page 11 (j) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for second accessory dwelling units. SEC. 2. Section 1.5 of this bill incorporates amendments to Section 65852.2 of the Government Code proposed by both this bill and Senate Bill 1069. It shall only become operative if (1) both bills are enacted and become effective on or before January 1, 2017, (2) each bill amends Section 65852.2 of the Government Code, and (3) this bill is enacted after Senate Bill 1069, in which case Section 1 of this bill shall not become operative. SEC. 3. No reimbursement is required by this act pursuant to Section 6 of Article XIII B of the California Constitution because a local agency or school district has the authority to levy service charges, fees, or assessments sufficient to pay for the program or level of service mandated by this act, within the meaning of Section 17556 of the Government Code. AB 2406 Page 1 AB-2406 Housing: junior accessory dwelling units. (2015-2016) SECTION 1. Section 65852.22 is added to the Government Code, immediately following Section 65852.2, to read: 65852.22. (a) Notwithstanding Section 65852.2, a local agency may, by ordinance, provide for the creation of junior accessory dwelling units in single-family residential zones. The ordinance may require a permit to be obtained for the creation of a junior accessory dwelling unit, and shall do all of the following: (1) Limit the number of junior accessory dwelling units to one per residential lot zoned for single- family residences with a single-family residence already built on the lot. (2) Require owner-occupancy in the single-family residence in which the junior accessory dwelling unit will be permitted. The owner may reside in either the remaining portion of the structure or the newly created junior accessory dwelling unit. Owner-occupancy shall not be required if the owner is another governmental agency, land trust, or housing organization. (3) Require the recordation of a deed restriction, which shall run with the land, shall be filed with the permitting agency, and shall include both of the following: (A) A prohibition on the sale of the junior accessory dwelling unit separate from the sale of the single-family residence, including a statement that the deed restriction may be enforced against future purchasers. (B) A restriction on the size and attributes of the junior accessory dwelling unit that conforms with this section. (4) Require a permitted junior accessory dwelling unit to be constructed within the existing walls of the structure, and require the inclusion of an existing bedroom. (5) Require a permitted junior accessory dwelling to include a separate entrance from the main entrance to the structure, with an interior entry to the main living area. A permitted junior accessory dwelling may include a second interior doorway for sound attenuation. (6) Require the permitted junior accessory dwelling unit to include an efficiency kitchen, which shall include all of the following: (A) A sink with a maximum waste line diameter of 1.5 inches. (B) A cooking facility with appliances that do not require electrical service greater than 120 volts, or natural or propane gas. (C) A food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit. AB 2406 Page 2 (b) (1) An ordinance shall not require additional parking as a condition to grant a permit. (2) This subdivision shall not be interpreted to prohibit the requirement of an inspection, including the imposition of a fee for that inspection, to determine whether the junior accessory dwelling unit is in compliance with applicable building standards. (c) An application for a permit pursuant to this section shall, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits, be considered ministerially, without discretionary review or a hearing. A permit shall be issued within 120 days of submission of an application for a permit pursuant to this section. A local agency may charge a fee to reimburse the local agency for costs incurred in connection with the issuance of a permit pursuant to this section. (d) For the purposes of any fire or life protection ordinance or regulation, a junior accessory dwelling unit shall not be considered a separate or new dwelling unit. This section shall not be construed to prohibit a city, county, city and county, or other local public entity from adopting an ordinance or regulation relating to fire and life protection requirements within a single- family residence that contains a junior accessory dwelling unit so long as the ordinance or regulation applies uniformly to all single-family residences within the zone regardless of whether the single-family residence includes a junior accessory dwelling unit or not. (e) For the purposes of providing service for water, sewer, or power, including a connection fee, a junior accessory dwelling unit shall not be considered a separate or new dwelling unit. (f) This section shall not be construed to prohibit a local agency from adopting an ordinance or regulation, related to parking or a service or a connection fee for water, sewer, or power, that applies to a single-family residence that contains a junior accessory dwelling unit, so long as that ordinance or regulation applies uniformly to all single-family residences regardless of whether the single-family residence includes a junior accessory dwelling unit. (g) For purposes of this section, the following terms have the following meanings: (1) “Junior accessory dwelling unit” means a unit that is no more than 500 square feet in size and contained entirely within an existing single-family structure. A junior accessory dwelling unit may include separate sanitation facilities, or may share sanitation facilities with the existing structure. (2) “Local agency” means a city, county, or city and county, whether general law or chartered. SEC. 2. This act is an urgency statute necessary for the immediate preservation of the public peace, health, or safety within the meaning of Article IV of the Constitution and shall go into immediate effect. The facts constituting the necessity are: In order to allow local jurisdictions the ability to promulgate ordinances that create secure income for homeowners and secure housing for renters, at the earliest possible time, it is necessary for this act to take effect immediately. Planning & Transportation Commission Staff Report (ID # 7368) Report Type: Action Items Meeting Date: 11/30/2016 City of Palo Alto Planning & Community Environment 250 Hamilton Avenue Palo Alto, CA 94301 (650) 329-2442 Summary Title: Accessory Dwelling Unit Ordinance Title: The Planning and Transportation Commission will Consider a Recommendation to the City Council for Adoption of an Ordinance to Update the City's Municipal Code Sections Regarding Accessory Dwelling Units (Second Dwelling Units) for Compliance with Recent State Laws and Other Changes to Encourage Construction of Accessory Dwelling Units. The Proposed Ordinance is Exempt from the California Environmental Quality Act (CEQA) per Sections 15301 and 15303. From: Hillary Gitelman Recommendation Staff recommends that the Planning and Transportation Commission (PTC) adopt a motion recommending that the City Council adopt an ordinance (Attachment A) amending Title 18 (zoning) of the Palo Alto Municipal Code to implement new State law requirements regarding Accessory Dwelling Units and Junior Accessory Dwelling Units and to make other changes encouraging construction of such units and finding the ordinance exempt from review under the California Environmental Quality Act (CEQA). Executive Summary In October 2015, the City Council directed the PTC to review the existing Accessory Dwelling Unit/Second Dwelling Unit regulations and recommend ways to increase construction. Subsequent to the Council’s direction, the PTC conducted two study sessions, enabling extensive dialog regarding potential code changes and the impacts and benefits that might result. Following the study sessions, the PTC anticipated that staff would return to the Commission with further analysis of potential code changes and a draft ordinance for the Commission’s consideration. While staff’s analysis was ongoing, the State of California adopted three laws regarding City of Palo Alto Planning & Community Environment Department Page 2 Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs): SB 1069, AB 2299 and AB 2406. In response to this, staff has prepared a draft ordinance (Attachment A) that would bring the City’s Municipal Code into compliance with the new ADU legislation and allow JADUs, as allowed for under AB2406. Highlights of the draft ordinance include:  Changing the terminology throughout the municipal code to use “accessory dwelling units” and “junior accessory units” rather than “second units;”  Repealing Section 18.10.070,18.12.070 and 18.28.070 (regarding Second Dwelling Units in the RE, R-2, RMD,R-1 and OS Districts) and adding a new Section 18.42.040 with development standards applicable to accessory dwelling units and junior accessory dwelling units in all zoning districts;  Adjusting parking and setback requirements to the minimum extent necessary to comply with the State laws;  Maintaining existing minimum lot size requirements for accessory dwelling units;  Allowing junior accessory dwelling units, which involve conversion of existing building space to a small living unit, without a minimum lot size requirement; and  Ensuring that any residential lot may only have one accessory or junior accessory unit per parcel (and not one of each). The PTC could consider additional changes to the Municipal Code (i.e. changes not required by State law) affecting parking and setback requirements, minimum lot sizes, and other standards, and could also consider a different stance on junior accessory units, which are enabled but not required by State law. This staff report provides an analysis of potential changes to the minimum lot sizes for the PTC’s consideration, and the draft ordinance is annotated to explain where local discretion is available. Background In October 2015, the City Council in a Colleagues Memo directed the PTC to review the existing zoning regulations on Accessory Dwelling Units (ADUs), which are referred to as second dwelling units in the Municipal Code, and recommend ways to increase ADU construction. The City Council also directed PTC to consider ways to bring existing non-compliant ADUs into compliance and provide any other relevant recommendations. Palo Alto’s high housing cost, demand for a variety of housing types, and change in demographics with a rise in an aging population, has encouraged the City to find opportunities to increase more affordable housing options for its residents. The Colleagues Memo proposes ADUs as a potential solution to these problems. The City Council was supportive of the facilitation of construction of ADUs, provided that impacts on community character and neighborhood design standards are minimized. The retention of the physical and social character of the existing residential neighborhoods was also deemed to be important. To date, the PTC had two study sessions on the item (January 27, 2016 Staff Report ID# 6462 and July 27, 2016 Staff Report ID #6944) on this subject. City of Palo Alto Planning & Community Environment Department Page 3 PTC Study Sessions At the January 27, 2016 PTC Study Session, the PTC was provided with a brief history of Municipal Code changes made during the 2006 Zoning code update and the potential benefits and impacts of ADUs in Palo Alto. This meeting was well attended by several community members who provided detailed input. Some members of the public stated that it was important to balance the impacts of second units in single family zoned areas, while other said it was important to increase second unit production to meet the community’s affordable housing needs. The PTC discussed the existing development standards of the Palo Alto Municipal Code (PAMC Sections 18.12.070 and 18.10.070) and identified City regulations which can act as potential constraints in the construction of ADUs. The PTC also reviewed some of the common practices and regulations followed by some Bay Area cities. The following is the link to PTC staff report and meeting minutes of January 27, 2016 meeting. Staff Report: https://www.cityofpaloalto.org/civicax/filebank/documents/50714 Meeting Minutes: http://www.cityofpaloalto.org/civicax/filebank/documents/51618 At the second study session held on July 27, 2016 staff provided the PTC with an update on the research that was requested by the PTC. The report also included analysis of the constraints posed by existing zoning regulations that discouraged construction of new second units. At this meeting, the PTC requested staff to gather information on impacts of ADU ordinance changes in cities that have updated their ordinance. The PTC also requested staff to perform a sensitivity analysis of the effects of lot size change, parking regulation change, and adjustment of permit fee regulations on ADU construction. The PTC directed staff to return with a draft ordinance to encourage ADU construction concurrently with the additional data that was requested. Following is the link to the second Study Session and meeting minutes. Staff Report: http://www.cityofpaloalto.org/civicax/filebank/documents/53216 Meeting Minutes: http://www.cityofpaloalto.org/civicax/filebank/documents/53622 State Legislation on ADUs The State’s Government Code Section 65852.2 Chapter 1062 (a.k.a. Second-Unit Law) was enacted in 1982 and has been amended four times since then (1986, 1990, 1994 and 2002) to encourage the creation of second-units while maintaining local flexibility for unique circumstances and conditions. The State recognizes there is a housing crisis and has adopted legislation to address it. The Second-Unit Law imposes standards intended to create greater flexibility to encourage construction while also requiring a ministerial process for the approval of such units. Specifically, the 2002 update of the Second-Unit Law (Government Code Section 65852.2(a)(3)) required all local agencies to review second-unit permit applications ministerially without discretionary review or a public hearing. The city’s current regulations comply with this State requirement. SB 1069 and AB 2299: City of Palo Alto Planning & Community Environment Department Page 4 Concurrent with the City’s efforts on ADUs, the State recently adopted two laws intended to further ease the regulatory burdens of existing local laws and remove barriers that have discouraged homeowners from constructing second units. In September 2016, Governor Jerry Brown signed the two bills which will take effect on January 1, 2017. If a jurisdiction does not amend their local codes in compliance with these bills, then, the State laws will supersede local laws. A short summary of the two bills is provided below. SB 1069 and AB 2299 were introduced by Senator Wieckowski and Assembly Member Bloom in February of 2016 to amend different sections of the Second Unit Law.1 The bills officially designated second dwelling units as Accessory Dwelling Units and amend the State government code accordingly. The two bills include amendments related to maximum unit size, parking, setbacks, and separation between the primary and the accessory dwelling unit. The bills also include changes regarding application of building codes and utility connection fees or charges. This report focuses on changes required for the zoning code or Palo Alto Municipal Code Chapter 18. The changes related to utility fees and the building code will be addressed through a separate process. More information on SB 1069 and AB 2299 can be found through the following links: https://leginfo.legislature.ca.gov/faces/billCompareClient.xhtml?bill_id=201520160SB1069 https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201520160AB2299 Junior Accessory Dwelling Units The State also adopted Assembly Bill 2406, introduced by Assembly Member Thurmond and Assembly Member Levine, governing a different type of an accessory dwelling unit called a “junior accessory dwelling unit.” This bill adds a new section on Junior Accessory Dwelling Units (JADU)2 to the Government Code Section 65852.2. A JADU is defined as the conversion of an existing bedroom within a home containing a kitchenette and not exceeding 500 square feet. The bill authorizes a local agency to create an ordinance on JADUs, in single-family residential zones. If a City chooses to allow JADUs, the bill would require the ordinance to include, among other things, standards for the creation of a JADU, processing regulations and occupancy requirements. The bill would prohibit the local ordinances from requiring, as a condition of granting a permit, water and sewer connection fees or additional parking requirements. Governor Brown on September 28, 2016 signed this bill and it takes effect immediately as an urgency statute. More information on AB 2406 is available here: https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201520160AB2406 Discussion 1 Last minute changes were made to the final version of the bill creating some potential ambiguities and it is expected that the Housing and Community Development Commission (HCD) will be issuing some clarifying guidelines. 2 “Junior accessory dwelling unit” means a unit that is no more than 500 square feet in size and contained entirely within an existing single-family structure. A junior accessory dwelling unit may include separate sanitation facilities, or may share sanitation facilities with the existing structure. City of Palo Alto Planning & Community Environment Department Page 5 Consistent with Council and PTC direction as well as the new State legislation, staff is requesting that the PTC review and recommend adoption of an ordinance that would encourage construction of ADUs by adopting the State mandated changes and modifying the Municipal Code to allow JADUs. The draft ordinance included as Attachment A would bring the City’s Municipal Code into compliance with State requirements and adopt changes that would immediately reduce constraints affecting the construction of second units. The PTC could recommend the ordinance as drafted, or with specific additions or changes, as long as the recommended adjustments do not conflict with State law. The attached draft ordinance structure repeals the existing ADU regulations in each of the relevant residential zones that currently permit second units (R1, RE, R2, RMD and OS) and creates a new chapter 18.42.040 titled “Accessory and Junior Dwelling Units.” The PAMC permits single family uses in the multi-family zoning districts, when the R-1 regulations would apply. This new chapter consolidates all ADU and JADU regulations in one place. The new chapter carries forward all existing local ADU development standards that do not conflict with State law, and adds the State law requirements. The section below focuses on the required ADU changes and the proposed JADU amendments. It does not focus on the other parts of the new laws that the City is not required or proposing to change, which include maximum size, height and setbacks, except for setbacks for garage conversions. For example, the City can regulate the minimum and maximum size of ADUs as long as the maximum size does not exceed 1,200 square feet (sf). Because the PAMC already complies with a smaller maximum size, no changes are proposed regarding the maximum size of ADUs. Staff has also identified additional optional changes to the PAMC that might encourage construction of new ADUs. If the PTC is supportive of these optional changes, staff will modify the draft ordinance accordingly prior to bringing the item to the City Council for their consideration next February. Changes for Compliance to the State Legislation for ADUs SB 1069 and AB 2299 require that our existing Municipal Code be amended in regards to parking, conversion of existing garages located within setbacks, and the maximum percentage that an ADU may occupy of the existing living area. All other local requirements, including lot coverage and floor area maximums, may remain in place. 1. Proposed changes to the parking requirements Palo Alto’s existing parking standards has been identified as one of the prime constraints in the construction of ADUs. At the PTC study session held in January, several members of the public identified parking to be the single biggest impediment preventing construction of new ADUs. The Municipal Code currently requires two parking spaces, of which one must be covered, for each new unit. The spaces can be provided as tandem parking and within the rear or side setbacks, as long as is outside the front setback and at least ten feet from the street side property line for corner lots. The new State laws generally reduce parking requirements and eliminate them for certain types of ADUs, particularly for units that are in existing structures and those near transit. This change may encourage owners to build smaller one bedroom units. The following changes to parking requirements for ADUs are proposed: City of Palo Alto Planning & Community Environment Department Page 6 A. Parking requirements for ADUs shall not exceed one parking space per unit or per bedroom, whichever is greater. B. Spaces may be provided as tandem parking, may be located on an existing driveway, and may be located in side and rear setbacks, but not a front setback. For corner lots, parking may be located within the corner street side setback if located at least 10 feet from the property line. C. Notwithstanding the above, no parking standards would be imposed on an ADU if any of the following instances are met: (1) The accessory dwelling unit is located within one-half mile of public transit. Public transit shall include a rail transit station and a bus stop with two or more lines that provide transit service at 15 minute intervals or better during peak commute periods. (2) The accessory dwelling unit is located within an architecturally and historically significant local, state or nationally designated historic district. (3) The accessory dwelling unit is part of the existing primary residence or an existing accessory structure. (4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. (5) When there is a car share vehicle located within one block of the accessory dwelling unit, where the car share vehicle is part of an established program available to the public. 2. Setbacks in the Case of Conversion or Additions to Existing Garages The new State laws stipulate that no setback shall be required for an existing garage that is converted to an ADU, and a setback of no more than five feet from the side and rear lot lines shall be required for an ADU that is constructed above a garage. Palo Alto Municipal Code sections 18.12.070, 18.10.070 and 18.28.070 require a minimum rear setback of 20 feet and interior side yard setback of six to eight feet for all R-1, R-2 and RMD zoned properties. For RE and OS the requirement is higher; 30 feet rear yard and 15 feet interior side yard setback. However, accessory structures (non-habitable), including garages are permitted within the rear and side setbacks, if located at least 75 feet from the front property line and 20 feet from the street side property line. The proposed ordinance amends our Code to comply with State law allowing conversion of existing garages to ADUs with no requirements for setbacks. This provision would only apply if an existing garage is not needed as required parking for the principal dwelling unit. The State law also permits construction of an ADU above a garage with a maximum side and rear property setback of five feet. The proposed ordinance changes the setback requirements to be consistent with State law. However, since State law allows the City to regulate ADU height and the R-1 district currently prohibits second story ADU’s this state law change is not expected City of Palo Alto Planning & Community Environment Department Page 7 to result in new units in the R-1 neighborhood. In districts allowing for second story ADU’s (i.e. in RE and OS districts), this change could result in additional units. 3. Maximum Percentage An ADU May Occupy of Living Area The recent state law established a maximum size and the percentage an ADU may occupy of the existing living area. The City’s current code is below the 1,200 sf maximum, so no changes are proposed to that requirement. However, the additional requirement that an ADU may not occupy more than 50% of existing living space has been incorporated in Section 18.42.040(a)(7)(iii), consistent with State law. JADU Ordinance Change Assembly Bill 2406 allows local jurisdiction to adopt an ordinance to permit JADUs. This is not a requirement, but an option, and was adopted by the State legislature after some communities found the addition of JADUs to be an effective way to add units without increasing the intensity of development (since existing building space is converted to create the unit). Staff is proposing to amend the PAMC to permit these smaller units as a way to increase the number of units with minimal impact on neighborhoods since JADUs would be limited to 500 square feet and contained entirely within an existing single-family structure. JADUs would not be subject to a minimum lot size, and thus would be permitted in a larger number of properties, however the ordinance specifies that a property would be allowed either one ADU or one JADU. At no point would a property be allowed more than two units regardless of lot size and other requirements. Permitting the construction of JADUs represents a significant policy shift and the PTC should consider whether they wish to include JADUs in their recommendation. Currently, the Municipal Code only allows ADUs on parcels that are at least 35% larger than the minimum lot size. The suggested provisions regarding JADUs would not only allow some form of second unit on all single family parcels, it would also not require any additional parking for these units, which would be added within existing building space. The thinking is that JADUs would not increase the occupant capacity of a home or impact infrastructure because it would not increase the size of the structure. Additionally, they would provide an opportunity for seniors to age in place by generating income from rentals or by providing a living space for caregivers or family. Additional ADU Requirements In addition to conforming to the State law, staff also is recommending additional changes to both remove development constraints and to avoid neighborhood impacts. These changes include:  Clarification that only one ADU or JADU can be constructed on a lot;  Elimination of current code’s 10 foot separation buffer between existing single family home and detached ADU; City of Palo Alto Planning & Community Environment Department Page 8  Clarification that ADU may not be sold separately from the unit;  Requirement that either ADU or single family home be owner occupied; and  Requirement that ADU’s not be rented for periods of less than 30 days. Analysis of the Minimum Lot Size Requirement As discussed by the PTC in both the study sessions, Palo Alto’s existing lot size requirement to construct an ADU is the second most significant constraint in construction of new ADUs after parking. The Municipal Code requires that a lot be at least 35% larger than the minimum lot size of the district. To get a better understanding of the potential number of eligible parcels that can accommodate ADUs, the PTC suggested staff to develop scenarios by lowering the existing minimum lot size requirement at 500 sf or five percent intervals. The PTC also suggested studying only those residential parcels with excess of 450 sf of remaining FAR. This would provide a more realistic estimate of the actual number of second units that can be built in future years. The Palo Alto Municipal Code has different minimum lot size requirement for different zone types including all subdistricts of R-1, R-2, RE RMD and OS. Furthermore, the lot size requirement varies based on the lot type; regular lots and flag lots3. The following table describes the existing Municipal code requirements for lot sizes in all zones that permit second units. Table 1: Existing Minimum Lot Size Requirements for R-1 R-2, RE, RMD and OS Zones Minimum Site Area Requirement R-1, R-1 (7,000), R-1 (8,000), R-1 (10,000), R-1 (20,000) R-E R-2 RMD OS This applies for both attached and detached units Not more than one attached or detached second dwelling units shall be allowed on a lot 35% greater than the minimum lot size for the district. R-1: 8,100 sf R-1 (7,000): 9,450 sf R-1 (8,000): 10,800 sf R-1 (10,000): 13,500 sf R-1 (20,000): 27,000 sf (See Table 5 of 18.12.070). Flag Lot specifications according to Section 21.20.301 of Subdivision Ord. In the RE district, the minimum lot size for a second dwelling unit is one acre. Provided, for flag lots, the minimum lot size shall be 35% greater than the minimum lot size established by Section 21.20.301 of the Subdivision Ordinance. Second dwelling units are permitted that meet lot size requirements. But for R-2 zoned lots of 6,000 square feet or greater, but less than 7,500 square feet, a second dwelling unit with a max size of 450 sf is permitted subject to R-1 regulations Second dwelling units are permitted in lots with a minimum of 5,000 square feet or greater In the OS zone Second dwelling shall only be permitted on sites with a minimum site area of 10 acres Source: City of Palo Alto Planning Department, November 2016 Below is a Parcel Size Analysis based on the PTC’s earlier suggestion. For the purpose of this analysis, all substandard lots4 in each zoning category that do not meet the minimum lot size 3 Definitions Chapter 18.04 ( 84) (B) Flag Lot means an interior lot that is either a landlocked parcel which has a driveway easement across another lot abutting a street, or a lot having limited frontage providing only enough width for a driveway to reach the buildable area of the lot which is located behind another lot abutting a street. City of Palo Alto Planning & Community Environment Department Page 9 requirement have been excluded, however, this analysis includes all flag lots since they comprise of less than two percent of all residential zoned lots. Additionally, this table only includes parcels that have more than 450 sf of unused FAR5 left for development. Staff believes that including the above three conditions make the analysis more realistic in deriving the potential number of parcels that can be developed with an ADU in future. Table 2: Number of Parcels & Lot Size Requirements in R-1 R-2, RE, RMD and OS Zones (in SF) R-1 R-1 (7,000) R-1 (8,000) R-1 (10,000) R-1 (20,000) R-2 RE RMD OS Total To t a l N u m b e r of P a r c e l s * 5,969 518 1,028 668 33 107 201 41 115 8,680 Nu m b e r > 35 % a b o v e mi n . l o t s i z e 1824 (8,100) 39 (9,450) 101 (10,800) 334 (13,500) 4 (27,000) 106 (6,000) 19 (1 acre) 16 (5,000) 23 (588,060) 2,466 Source: City of Palo Alto Planning Department, November 2016 * Excludes substandard lots in each zoning category and lots with less than 450 sf of FAR remaining. The table above shows the total number of parcels per zoning designations and the number of parcels that meeting the existing ADU requirement of 35 percent above minimum lot size. Currently the City has 15,000+ residentially zoned lots, and approximately 8,680 parcels have 450 sf or more of unused FAR and are not substandard lots. With the existing Municipal Code lot size requirement of 35 percent more than the minimum, only 2,466 parcels qualify to develop an ADU. The following table shows the increase in the number of parcels eligible for ADUs if the minimum requirement was lowered at five percent intervals. The table consolidates all R-1 zone subdistricts together and consolidates the R-2, RE, RMD and OS zones. 4 Substandard Lot: A substandard lots does not meet either the lot area, width or depth requirements required by the Municipal code. 5 The “unused capacity” was estimated from the difference of total square feet allowed by zoning (FAR) and the actual “square feet built” on the lot. Staff used the actual “square feet built” data from Santa Clara County Assessor’s Office. This is the best available information that can be used for this purpose. City of Palo Alto Planning & Community Environment Department Page 10 Table 3: Analysis of Increasing Parcels Eligible for ADUs by Reducing Minimum Lot Size Requirement at Five Percent Intervals Percentage over Minimum Lot Area Number of Qualifying Parcels (all R-1) Zones Number of Qualifying Parcels (R-2, RE, RMD and OS) Zones TOTAL ELIGIBLE PARCELS 35 % Over 2,302 164 2,466 30 % Over 2,703 113 2,816 25 % Over 3,218 152 3,370 20 % Over 3,732 163 3,895 15 % Over 4,280 177 4,457 10 % Over 4,912 193 5,105 5 % Over 5,773 219 5,992 Total Number of Parcels 8,216 464 8,680 Source: City of Palo Alto Planning Department, November 2016 Timeline/Next Steps The new State laws regarding ADU become effective on January 1, 2017 whether or not the City has updated its municipal code and therefore there is some urgency to make many of the code changes included in the draft ordinance as a way to avoid confusion. Nonetheless, there are a number of complex policy options to consider, and at this evening’s meeting, the PTC could choose to: 1. Forward a recommendation to the City Council (including the proposed ordinance, or the proposed ordinance with specific modifications); or 2. Continue their discussion to December 12, with the expectation that they will be able to formulate and forward their recommendation at that time. Staff hopes to forward the PTC’s recommendation to the City Council for consideration at a meeting in January or February 2017. Any provisions that go beyond the legal requirements of State law would become effective 31 days following the Council’s adoption (on second reading). Policy Implications The City’s Housing Element Goal H1 is “Ensure the preservation of the unique character of the city’s residential neighborhoods,” and Programs H1.1.2 and H3.3.5 encourage modifying existing second unit development standards in the Zoning Code, such as lowering the minimum lot size and allow for increased floor area, in order to facilitate the creation of additional SDUs while maintaining neighborhood character and increasing the City’s affordable housing supply. The City’s Comprehensive Plan emphasizes the importance of the City’s residential neighorhoods and the quality of life for residents. Policy L-13 of the Land Use and Community City of Palo Alto Planning & Community Environment Department Page 11 Design Element emphasizes the need to increase and maintain the diversity of the City’s housing stock and Program L-13 encourages City to create design prototypes and guidelines for second units ensuring compatability with rest of the single family neighborhoods. The proposed ordinance is generally consistent wih these Comprehensive Plan provisions and would advance housing element programs referenced above. Public Outreach The Palo Alto Municipal Code requires notice of this public hearing be published in a local paper at least ten days in advance. Notice of a public hearing for this project was published in the Palo Alto Weekly on November 18, 2016. A project website (http://www.cityofpaloalto.org/gov/depts/pln/advance/accessory_dwelling_units_regulations_ update.asp) has been made available for this project where interested members of the public can find more information and also sign up for an email list. The website has been shared on City website and social media. Staff has already received multiple requests for more information. Environmental Review The proposed ordinance change is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to CEQA Guideline sections 15061(b), 15301, 15303 and 15305 because it simply provides a comprehensive permitting scheme. Any future ADUs or JADUs would be approved ministerially and thus would be statutorily exempt from CEQA pursuant to Section 15268 (Ministerial Projects) of the State CEQA Guidelines. Not Yet Approved 161018 jb 0131553 1 November 21, 2016 Ordinance No. ____ Ordinance of the Council of the City of Palo Alto Amending Chapter 18 (Zoning) of the Palo Alto Municipal Code to Implement New State Law Requirements Relating to Accessory Dwelling Units and Junior Accessory Dwelling Units and to Reorganize and Update City’s Existing Regulations The Council of the City of Palo Alto does ORDAIN as follows: SECTION 1. Findings and Declarations. The City Council finds and declares as follows: A. Housing in California is becoming increasingly unaffordable. The average California home currently costs about 2.5 times the national average home price and the monthly rent is 50% higher than the rest of the nation. Rent in San Francisco, San Jose, Oakland, and Los Angeles are among the top 10 most unaffordable in the nation. With rising population growth, California must not only provide housing but also ensure affordability. B. Housing costs in Palo Alto are out of reach for many families and a majority of owners and renters pay 30% or more of their gross income for housing, and many pay 50% or more. C. The Palo Alto City Council, recognizing the severity of the regional housing crisis, requested that the Planning and Transportation Commission review constraints affecting the production of second (accessory) dwelling units and recommend modifications to the City’s development standards. D. While existing law enables accessory dwellings as a source of housing, recent studies show that local standards like Palo Alto’s, perhaps unintentionally, prevent homeowners from building ADUs with standards like lot coverage, large set-backs, off-street parking, or costly construction requirements. E. In September 2016, Governor Brown signed into law Senate Bill 1069, Assembly Bill 2299 and Assembly Bill 2406 relating to the creation of accessory dwelling units (ADUs) and junior accessory dwelling units. F. These new bills were intended to address the housing crisis by easing regulatory barriers for homeowners who choose to build affordable housing in their own backyards. G. This ordinance is adopted to comply with these new State mandates regarding ADUs and junior accessory dwelling units, and to reduce regulatory constraints affecting their production. SECTION 2. Section 18.04.030 (Definitions) of Chapter 18.04 (Definitions) of Title 18 (Zoning) is amended to read as follows: 18.04.030 Definitions . . . Not Yet Approved 161018 jb 0131553 2 November 21, 2016 (4) “Accessory dwelling unit” means an attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family dwelling is situated. An accessory dwelling unit also includes the following: a. An efficiency unit, as defined in Section 17958.1 of the Health and Safety Code. b. A manufactured home, as defined in Section 18007 of the Health and Safety Code. In some instances this Code uses the term second dwelling unit interchangeably with accessory dwelling unit. (46.5) “Dwelling unit, second” means a separate and complete dwelling unit, other than and subordinate to the main dwelling unit, whether a part of the same structure or detached, on the same residential lot. (74.5) “Junior accessory dwelling unit” means a unit that is no more than 500 square feet in size and contained entirely within an existing single-family structure. A junior accessory dwelling unit may include separate sanitation facilities, or may share sanitation facilities with the existing structure. (132) “Single-family use” means the use of a site for only one dwelling unit and, where permitted, an accessory second dwelling unit or a junior accessory dwelling unit. . . . SECTION 3. In Section 18.10.010 (a) substitute the term “accessory dwelling unit(s)” for “second dwelling unit(s)”. SECTION 4. Section 18.10.030 Table 1 and Footnote (2) are amended as follows: TABLE 1 PERMITTED AND CONDITIONALLY PERMITTED LOW-DENSITY RESIDENTIAL USES [P = Permitted Use -- CUP = Conditional Use Permit Required] R-E R-2 RMD Subject to Regulations in: ACCESSORY AND SUPPORT USES Accessory facilities and uses customarily incidental to permitted uses (no limit on number of plumbing fixtures) P P P 18.10.080 Home Occupations, when accessory to permitted residential uses. P P P 18.42.060 Horticulture, gardening, and growing of food products for consumption by occupants of the site. P P P Sale of agricultural products produced on the premises (1) P 18.10.110 Second Accessory Dwelling Units P P(2) P(2) 18.4210.0470 Junior Accessory Dwelling Units P P(2) P(2) 18.42.040 AGRICULTURE AND OPEN SPACE USES Agriculture P 18.10.110 Not Yet Approved 161018 jb 0131553 3 November 21, 2016 EDUCATIONAL, RELIGIOUS, AND ASSEMBLY USES Private Educational Facilities CUP CUP CUP Religious Congregations and Institutions CUP CUP CUP PUBLIC/QUASI-PUBLIC USES Community Centers CUP CUP CUP Utility Facilities essential to provision of utility services to the neighborhood, but excluding business offices, construction or storage yards, maintenance facilities, or corporation yards. CUP CUP CUP RECREATION USES Neighborhood Recreational Centers CUP Outdoor Recreation Services CUP CUP RESIDENTIAL USES Single-Family P P P Two-Family use, under one ownership P P Mobile Homes P P P 18.42.100 Residential Care Homes P P P RETAIL USES Cemeteries CUP Commercial Plant Nurseries CUP SERVICE USES Convalescent Facilities CUP Day Care Centers CUP CUP CUP Small Adult Day Care Homes P P P Large Adult Day Care Homes CUP CUP CUP Small Family Day Care Homes P P P Large Family Day Care Homes P P P Bed & Breakfast Inns P(3) P = Permitted Use CUP = Conditional Use Permit Required . . . (2) Second Units in R-2 and RMD Zones: An accessory second dwelling unit or a Junior Accessory Dwelling Unit associated with a single-family residence on a lot in the R-2 or RMD zones is Not Yet Approved 161018 jb 0131553 4 November 21, 2016 permitted, subject to the provisions of Section 18.10.07018.42.040, and such that no more than two units result on the lot. . . . SECTION 5. Section 18.10.040 (Development Standards) of Chapter 18.10 (Low-Density Residential (RE, R-2 and RMD) Districts) of Title 18 (Zoning) is amended to read as follows: 18.10.040 Development Standards (a) Site Specifications, Building Size, Height and Bulk, and Residential Density . . . (5) Maximum House Size: The gross floor area of attached garages and attached second accessory dwelling units and junior accessory dwelling units are included in the calculation of maximum house size. If there is no garage attached to the house, then the square footage of one detached covered parking space shall be included in the calculation. This provision applies only to single-family residences, not to duplexes allowed in the R-2 and RMD districts. . . . (B) Flag Lot Development Standards: (i) Individual Review . . . (i) Individual Review The Individual Review provisions of Section 18.12.110 of the Zoning Ordinance shall be applied to any single-family or two-family residence in the R-2 or RMD districts to those sides of a site that share an interior side lot line with the interior side or rear lot line of a property zoned for or used for single- family or two-family dwellings. , except where architectural review board review is required for an accessory second dwelling on an RMD-zoned site. The individual review criteria shall be applied only to the project's effects on adjacent single-family and two-family uses. [NOTE: STATE LAW REQUIRES MINISTERIAL REVIEW OF ADU’S.] SECTION 6. Section 18.10.060 Table 3 is amended as follows: TABLE 3 PARKING REQUIREMENTS FOR R-E, R-2 AND RMD USES Use Minimum Off-Street Parking Requirement Single-family residential use (excluding second accessory dwelling units) 2 spaces per unit, of which one must be covered Two family (R2 & RMD districts) 3 spaces total, of which at least two must be covered Not Yet Approved 161018 jb 0131553 5 November 21, 2016 Second Accessory dwelling unit, attached or detached: >450 sf in size ≤450 sf in size 2 spaces per unit, of which one must be covered 1 space per unit, which may be covered or uncovered 1 space per unit or 1 space per bedroom, whichever is greater(1), (2) Parking may be provided as tandem parking. Parking may be located within side and rear setbacks, but not in front setback See also Section 18.42.040. Junior accessory dwelling unit None Other Uses See Chapter 18.40 (1) No parking is required for an accessory dwelling unit that is part of an existing primary residence or an existing accessory structure. (2) For a corner lot, parking permitted within the corner street side setback if located at least ten (10) feet from the property line. . . . [NOTE: THESE PARKING REQUIREMENTS ARE DEFINED IN STATE LAW. THE CITY HAS THE DISCRETION TO REDUCE THESE REQUIREMENTS, BUT NOT TO INCREASE THEM.] SECTION 7. Section 18.10.070 (Second Dwelling Units) of Chapter 18.10 (Low-Density Residential (RE, R-2 and RMD) Districts) of Title 18 (Zoning) is repealed in its entirety and a new 18.10.070 is added to read as follows: 18.10.070 Accessory and Junior Accessory Dwelling Units Accessory Dwelling Units and Junior Accessory Dwelling Units are subject to the regulations set forth in Section 18.42.040. [NOTE: THESE DEVELOPMENT STANDARDS HAVE BEEN MOVED TO SECTION 18.42.040.] SECTION 8. Section 18.10.120 (Architectural Review) of Chapter 18.10 (Low-Density Residential (RE, R-2 and RMD) Districts) of Title 18 (Zoning) is amended to read as follows: 18.10.120 Architectural Review Not Yet Approved 161018 jb 0131553 6 November 21, 2016 Architectural review, as required in Section 18.76.020, is required in the R-E, R-2, and RMD districts whenever three or more adjacent residential units are intended to be developed concurrently, whether through subdivision or individual applications. Architectural review is also required for second dwelling units of more than 900 square feet, when located in the Neighborhood Preservation Combining District (NP). [NOTE: STATE LAW REQUIRES MINISTERIAL REVIEW OF ADU’S.] SECTION 9. Section 18.10.140 (Neighborhood Preservation Combining District (NP) Standards) of Chapter 18.10 (Low-Density Residential (RE, R-2 and RMD) Districts) of Title 18 (Zoning) is amended to read as follows: 18.10.140 Neighborhood Preservation Combining District (NP) Standards . . . (2) Design Review Required For properties on which two or more residential units are developed or modified, design review and approval shall be required by the architectural review board in compliance with procedures established in Section 18.76.020 for any new development or modification to any structure on the property and for site amenities. No design review is required for construction of or modifications to single-family structures that constitute the only principal structure on a parcel of land. No design review is required for construction of second dwelling units on a parcel except when the second unit exceeds 900 square feet in size. . . . [NOTE: STATE LAW REQUIRES MINISTERIAL REVIEW OF ADU’S.] SECTION 10. In Section 18.10.150(e), substitute the term “accessory dwelling units” for “second dwelling units”. . . . SECTION 11. Section 18.12.010(a) is amended as follows: (a) Single Family Residential District [R-1] The R-1 single family residential district is intended to create, preserve, and enhance areas suitable for detached dwellings with a strong presence of nature and with open area affording maximum privacy and opportunities for outdoor living and children's play. Minimum site area requirements are established to create and preserve variety among neighborhoods, to provide adequate open area, and to encourage quality design. Second Accessory dwelling units, junior accessory dwelling units and accessory structures or buildings are appropriate. where consistent with the site and neighborhood character. Community uses and facilities, such as churches and schools, should be limited unless no net loss of housing would result. . . . SECTION 12. Section 18.12.030 Table 1, is amended as follows: Table 1 PERMITTED AND CONDITIONAL R-1 RESIDENTIAL USES Not Yet Approved 161018 jb 0131553 7 November 21, 2016 R-1 and all R-1 Subdistricts Subject to Regulations for: ACCESSORY AND SUPPORT USES Accessory facilities and uses customarily incidental to permitted uses with no more than two plumbing fixtures and no kitchen facility, or of a size less than or equal to 200 square feet P 18.04.030(a)(3) 18.12.080 Accessory facilities and uses customarily incidental to permitted uses with more than two plumbing fixtures (but with no kitchen), and in excess of 200 square feet in size, but excluding second accessory dwelling units CUP 18.12.080 Home occupations, when accessory to permitted residential P 18.42.060 Horticulture, gardening, and growing of food products for consumption by occupants of the site P Second Accessory Dwelling Units P(1) 18.42.04012.070 Junior Accessory Dwelling Unit P(1) 18.42.040 EDUCATIONAL, RELIGIOUS AND ASSEMBLY USES Private Educational Facilities CUP Churches and Religious Institutions CUP PUBLIC/QUASI PUBLIC USES Community Centers CUP Utility Facilities essential to provision of utility services to the neighborhood, but excluding business offices, construction or storage yards, maintenance facilities, or corporation yards CUP RECREATION USES Outdoor Recreation Services CUP RESIDENTIAL USES Single-Family P Mobile Homes P 18.42.100 Residential Care Homes P SERVICE USES Day Care Centers CUP Small Adult Day Care Homes P Large Adult Day Care Homes CUP Small Family Day Care Homes P Large Family Day Care Homes P P = Permitted Use CUP = Conditional Use Permit Required (1) An Accessory Dwelling Unit or a Junior Accessory Dwelling Unit associated with a single- family residence on a lot is permitted, subject to the provisions of Section 18.42.040, and such that no more than two units result on the lot. Not Yet Approved 161018 jb 0131553 8 November 21, 2016 SECTION 13. Section 18.12.040 Table 2, footnote (8) is amended as follows: (8) Maximum House Size: The gross floor area of attached garages and attached accessory second dwelling units and junior accessory dwelling units are included in the calculation of maximum house size. If there is no garage attached to the house, then the square footage of one detached covered parking space shall be included in the calculation. SECTION 14. Section 18.12.060 Table 4 is amended as follows: Table 4 shows the minimum off-street automobile parking requirements for specific uses in the R- 1 district. Table 4 Parking Requirements for Specific R-1 Uses Use Minimum Off-Street Parking Requirement Single-family residential use (excluding second accessory dwelling units) 2 spaces per unit, of which one must be covered. Second Accessory dwelling unit , attached or detached 2 spaces per unit, of which one must be covered 1 space per unit or 1 space per bedroom, whichever is greater(1), (2) Parking may be provided as tandem parking. Parking may be located within side and rear setbacks, but not in front setback See also Section 18.42.040. Junior Accessory Dwelling Unit None Other Uses See Chs. 18.52 and 18.54 (1) No parking is required for an accessory dwelling unit that is part of an existing primary residence or an existing accessory structure. (2) For a corner lot, parking permitted within the corner street side setback if located at least ten (10) feet from the property line. . . . [NOTE: THESE PARKING REQUIREMENTS ARE DEFINED IN STATE LAW. THE CITY HAS THE DISCRETION TO REDUCE THESE REQUIREMENTS, BUT NOT TO INCREASE THEM.] SECTION 15. Section 18.12.070 (Second Dwelling Units) of Chapter 18.12 (R-1 Single-Family Residential District) of Title 18 (Zoning) is repealed in its entirety and a new 18.12.070 is added to read as follows: Not Yet Approved 161018 jb 0131553 9 November 21, 2016 18.12.070 Accessory and Junior Accessory Dwelling Units Accessory Dwelling Units and Junior Accessory Dwelling Units are subject to the regulations set forth in Section 18.42.040. [NOTE: THESE DEVELOPMENT STANDARDS HAVE BEEN MOVED TO SECTION 18.42.040.] SECTION 16. In Section 18.12.090(b)(2), substitute the term “accessory dwelling unit(s)” for “second dwelling unit(s)”. . . . SECTION 17. In Section 18.12.150(d), substitute the term “accessory dwelling unit(s)” for “second dwelling unit(s)”. . . . SECTION 18. Section 18.28.040, Table 1, is amended as follows: Table 1 Land Uses PF OS AC Subject to Regulations in Chapter: ACCESSORY AND SUPPORT USES Accessory facilities and accessory uses P Chs. 18.40 and 18.42 Eating and drinking services in conjunction with a permitted use CUP (1) Retail services as an accessory use to the administrative offices of a non-profit organization, provided that such retail services do not exceed 25% of the gross floor area of the combined administrative office services and retail service uses CUP (1) Retail services in conjunction with a permitted use CUP (1) Sale of agricultural products produced on the premises; provided, that no permanent commercial structure for the sale or processing of agricultural products shall be permitted. P Second Accessory dwelling units, subject to regulations in Section 18.28.07042.040 P(2) 18.28.070 18.42.040 Junior Accessory Dwelling Unit P(2) 18.42.040 AGRICULTURAL AND OPEN SPACE USES Not Yet Approved 161018 jb 0131553 10 November 21, 2016 Agricultural Uses, including animal husbandry, crops, dairying, horticulture, nurseries, livestock farming, tree farming, viticulture, and similar uses not inconsistent with the intent and purpose of this chapter P P Botanical conservatories, outdoor nature laboratories, and similar facilities P Native wildlife sanctuaries P Park uses and uses incidental to park operation P EDUCATIONAL, RELIGIOUS, AND ASSEMBLY USES Business or trade schools CUP (1) Churches and religious institutions CUP (1) Educational, charitable, research, and philanthropic institutions CUP Private educational facilities CUP (1) Public or private colleges and universities and facilities appurtenant thereto CUP Special education classes CUP (1) OFFICE USES Administrative office services for non-profit organizations CUP (1) OTHER USES Other uses which, in the opinion of the director, are similar to those listed as permitted or conditionally permitted uses CUP (1) PUBLIC/QUASI-PUBLIC FACILITY USES All facilities owned or leased, and operated or used, by the City of Palo Alto, the County of Santa Clara, the State of California, the government of the United States, the Palo Alto Unified School District, or any other governmental agency P Communication Facilities CUP Community Centers CUP (1) Utility Facilities CUP CUP CUP RECREATIONAL USES Neighborhood recreation centers CUP (1) Outdoor recreation services CUP (1) CUP Recreational uses including riding academies, clubs, stables, country clubs, and golf courses CUP Youth clubs CUP (1) RESIDENTIAL USES Single-family dwellings P Manufactured housing (including mobile homes on permanent foundations) P 18.40. Not Yet Approved 161018 jb 0131553 11 November 21, 2016 Guest ranches CUP Residential care facilities, when utilizing existing structures on the site CUP (1) Residential Care Homes P Residential use, and accessory buildings and uses customarily incidental to permitted dwellings; provided, however, that such permitted dwellings shall be for the exclusive use of the owner or owners, or lessee or lessor of land upon which the permitted agricultural use is conducted, and the residence of other members of the same family and bona fide employees of the aforementioned P SERVICE USES Animal care, including boarding and kennels CUP CUP Cemeteries CUP Cemeteries, not including mausolea, crematoria, or columbaria CUP Small day care homes P Large day care homes CUP Day care centers CUP (1) Art, dance, gymnastic, exercise or music studios or CUP (1) Medical Services: Hospitals CUP Outpatient medical facilities with associated medical research CUP TEMPORARY USES Temporary parking facilities, provided that such facilities CUP (1) TRANSPORTATION USES Airports and airport-related uses CUP (1) . . . (2) An accessory dwelling unit or a Junior Accessory Dwelling Unit associated with a single- family residence on a lot in the OS District is permitted, subject to the provisions of Section 18.42.040, and such that no more than two units result on the lot. SECTION 19. Section 18.28.070(a)(Second Dwelling Units) is amended as follows: 18.28.070 Additional OS District Regulations The following additional regulations shall apply in the OS district: (a) AccessorySecond Dwelling Units and Junior Dwelling Units Accessory Dwelling Units and Junior Accessory Dwelling Units are subject to the regulations set forth in Section 18.42.040. Not more than one attached or detached second dwelling units shall be allowed on a lot in the OS district, and shall be subject to the following regulations: (1) Second dwelling shall only be permitted on sites with a minimum site area of 10 acres; (2) Attached second dwelling units shall comply with the OS district height limitation of 25 feet; and Not Yet Approved 161018 jb 0131553 12 November 21, 2016 (3) Second dwelling units shall follow the standards set forth in the Residential Estate (R-E) District for second dwelling units (18.10.070(b)), with the exceptions outlined in subsections 1 and 2 above. [NOTE: THESE DEVELOPMENT STANDARDS HAVE BEEN MOVED TO SECTION 18.42.040.] . . . SECTION 20. Section 18.42.040 (Accessory and Junior Dwelling Units) is added as follows: 18.42.040 Accessory and Junior Dwelling Units The following regulations apply to zoning districts where accessory dwelling units and junior accessory dwelling units are permitted. (a) Accessory Dwelling Units 1. Purpose The intent of this section is to provide regulations to accommodate accessory dwelling units, in order to provide for variety to the city's housing stock and additional affordable housing opportunities. Accessory dwelling units shall be separate, self-contained living units, with separate entrances from the main residence, whether attached or detached. The standards below are provided to minimize the impacts of accessory dwelling units on nearby residents and throughout the city, and to assure that the size, location and design of such dwellings is compatible with the existing residence on the site and with other structures in the area. 2. Minimum Lot Sizes (i) In the R-1 district and all R-1 subdistricts, the minimum lot size for an accessory dwelling unit shall be 35% greater than the minimum lot size otherwise established for the district. Provided, for flag lots, the minimum lot size shall be 35% greater than the minimum lot size established by Section 21.20.301 of the Subdivision Ordinance. (ii) Table 1 shows the minimum lot size required for an accessory dwelling unit in the R-1 districts, provided, in the event of a conflict between subsection (i) and this subsection (ii), subsection (i) shall control. TABLE 1 MINIMUM LOT SIZES FOR ACCESSORY DWELLING UNITS District Minimum Lot Size (all lots except flag lots) Minimum Lot Size (flag lots) R-1 8,100 square feet ("sf") 9,720 sf R-1 (7,000) 9,450 sf 11,340 sf R-1 (8,000) 10,800 sf 12,960 sf R-1 (10,000) 13,500 sf 16,200 sf R-1 (20,000) 27,000 sf 32,400 sf Exclusive of any portion of the lot used for access to the street Not Yet Approved 161018 jb 0131553 13 November 21, 2016 (iii) In the RE district, the minimum lot size for an accessory dwelling unit is one acre. However, for flag lots in the RE District, the minimum lot size shall be 35% greater than the minimum lot size established by Section 21.20.301 of the Subdivision Ordinance. (iv) In the R-2 District the minimum lot size for an accessory dwelling unit is 6,000 square feet and in the RMD District it is 5,000 square feet. All flag lots in the R-2 and RMD Districts shall comply with the lot size requirements set forth in Section 21.20.301 of the Subdivision Ordinance. For R-2 zoned lots of 6,000 square feet or greater, but less than 7,500 square feet, an Accessory Dwelling Unit of 450 square feet or less is permitted. (v) In the OS District, the minimum lot size for an accessory dwelling unit is 10 acres. [NOTE: STATE LAW ALLOWS THE CITY TO MAINTAIN EXISTING REQUIREMENTS FOR MINIMUM LOT SIZES FOR ACCESSORY DWELLING UNITS. AS A POLICY MATTER, THE CITY COULD CONSIDER REVISING OR ELIMINATING SOME OF THESE REQUIREMENTS TO ENCOURAGE ADDITIONAL UNITS, OR COULD LEAVE THESE REQUIREMENTS IN PLACE WITH THE KNOWLEDGE THAT UNDER STATE LAW, JUNIOR UNITS ARE ALLOWED ANYWHERE THERE IS AN EXISTING RESIDENCE, REGARDLESS OF LOT SIZE OR NON-CONFORMANCE.] 3. Setbacks (i) Accessory dwelling units shall comply with the underlying zoning district’s setbacks. (ii) Notwithstanding section (i) above, no setback shall be required for an existing garage that is converted to an accessory dwelling unit. (iii) In districts permitting second story accessory dwelling units, 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 a garage. [NOTE: STATE LAW SPECIFIES ITEMS (II) AND (III) ABOVE.] 4. Lot Coverage/FAR An accessory dwelling unit shall be included in the lot coverage and FAR requirements applicable to the primary dwelling unit. [NOTE: THIS IS AN EXISTING CODE REQUIREMENT.] 5. Conversion of Space in Existing Single Family Residence or Existing Accessory Structure Notwithstanding the lot size, setback, height and parking requirements in this Section 18.42.040, in the R-1 and RE Districts only, an Accessory Dwelling Unit shall be permitted if the unit is contained within the existing space of a single-family residence or and existing accessory structure, has independent exterior access from the existing residence, and the side and rear setbacks are sufficient for fire safety. a. Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. Not Yet Approved 161018 jb 0131553 14 November 21, 2016 b. For the purposes of this section, the portion of the single-family residence or accessory structure subject to the conversion, must be legally permitted and existing as of January 1, 2017. c. Notwithstanding the allowance in this section, only one accessory dwelling unit or junior accessory dwelling unit may be located on any lot subject to this section. [NOTE: THESE REQUIREMENTS ARE REQUIRED BY STATE LAW, WITH THE EXCEPTION OF ITEM (I)(C).] 6. Privacy Any window, door or deck of a second story accessory dwelling unit shall utilize techniques to lessen the privacy impacts onto adjacent properties. These techniques may include placement of doors, windows and decks to minimize overview of neighboring dwelling units, use of obscured glazing, window placement above eye level, and screening treatments. [NOTE: STATE LAW REQUIRES A MINISTERIAL PROCESS FOR APPROVAL OF ADU’S, BUT ALLOWS DEVELOPMENT STANDARDS. CITY POLICY MAKERS SHOULD CONSIDER WHETHER THE PRIVACY-RELATED STANDARDS SUGGESTED HERE ARE SUFFICIENTLY CLEAR SO AS TO BE MINISTERIAL.] 7. Additional Development Standards for Attached Accessory Dwelling Units (i) Attached accessory dwelling units are those attached to the main dwelling. All attached accessory dwelling units shall be subject to the additional development requirements specified below. (ii) Attached unit size counts toward the calculation of maximum house size. (iii) Unit Size: The maximum size of an attached accessory dwelling unit living area shall not exceed 450 square feet and shall not exceed 50% of the existing living area of the primary existing dwelling unit. The accessory dwelling unit and any covered parking shall be included in the total floor area for the site, but the covered parking area is not included in the maximum 450 square feet for attached unit. Any basement space used as an accessory dwelling unit or portion thereof shall be counted as floor area for the purpose of calculating the maximum size of the accessory unit. (iv) Maximum height: one story and 17 feet. However, in the RE District, attached Accessory Dwelling Units may be 30 feet. In the OS zone, attached Accessory Dwelling Units may be 25 feet. (v) Separate Entry Required for Attached Units: A separate exterior entry shall be provided to serve an accessory dwelling unit. (vi) Except on corner lots, the accessory dwelling unit may not have an entranceway facing the same lot line (property line) as the entranceway to the main dwelling unit, and exterior staircases to second floor units shall be located toward the interior side or rear yard of the property. (vii) In the RE zone, maximum size of covered parking area for the accessory dwelling unit is 200 square feet. Not Yet Approved 161018 jb 0131553 15 November 21, 2016 [NOTE: DEVELOPMENT STANDARDS IN THIS SECTION DERIVE FROM THE CITY’S EXISTING REQUIREMENTS, AS MODIFIED TO COMPLY WITH STATE LAW. THE CITY COULD CHOOSE TO MODIFY SOME OF THESE STANDARDS.] 8. Additional Development Standards for Detached Accessory Dwelling Units (i) Detached accessory dwelling units are those detached from the main dwelling. All detached accessory dwelling units shall be subject to the additional development standards specified below. (ii) The maximum size of the detached accessory dwelling unit living area shall be 900 square feet. a. The accessory dwelling unit and covered parking shall be included in the total floor area for the site, but the covered parking area is not included within the maximum 900 square feet for detached unit. b. Any basement space used as an accessory dwelling unit or portion thereof shall be counted as floor area for the purpose of calculating the maximum size of the accessory unit. c. For R-2 zoned lots of 6,000 square feet or greater, but less than 7,500 square feet, a detached Accessory Dwelling Unit of 450 square feet or less is permitted. (iii) Maximum height: one story and 17 feet. (iv) Design: The detached accessory dwelling unit shall be similar to the main residence with respect to style, roof pitch, color and materials. [NOTE: STATE LAW REQUIRES A MINISTERIAL PROCESS FOR APPROVAL OF ADU’S, BUT ALLOWS DEVELOPMENT STANDARDS. CITY POLICY MAKERS SHOULD CONSIDER WHETHER THE ABOVE DESIGN- RELATED STANDARD SUGGESTED HERE ARE SUFFICIENTLY CLEAR SO AS TO BE MINISTERIAL.] (v) In the RE District, the maximum size of covered parking area for the detached accessory dwelling unit is 200 square feet. [NOTE: DEVELOPMENT STANDARDS IN THIS SECTION DERIVE FROM THE CITY’S EXISTING REQUIREMENTS, AS MODIFIED TO COMPLY WITH STATE LAW. THE CITY COULD CHOOSE TO MODIFY SOME OF THESE STANDARDS.] 9. Additional Requirements for All Accessory Dwelling Units (i) Sale of Units: The Accessory dwelling unit shall not be sold separately from the primary residence. (ii) Short term rentals. The accessory dwelling unit shall not be rented for periods of less than 30 days. (iii) Number of Units Allowed: Only one accessory dwelling unit or junior accessory dwelling unit may be located on any residentially zoned lot that permits a single-family dwelling and which is either not developed or contains only one existing legal single-family dwelling. Not Yet Approved 161018 jb 0131553 16 November 21, 2016 (iv) Existing Development: A single-family dwelling must exist on the lot or shall be constructed on the lot in conjunction with the construction of the accessory dwelling unit. (v) Occupancy: The owner of a parcel proposed for accessory dwelling use shall occupy as a principal residence either the primary dwelling or the accessory dwelling. (vi) Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. (vii) Street Address Required: Street addresses shall be assigned to all accessory dwellings to assist in emergency response. (viii) Street Access: The accessory dwelling unit shall have street access from a driveway in common with the main residence in order to prevent new curb cuts, excessive paving, and elimination of street trees. Separate driveway access may be permitted by the director upon a determination that separate access will result in fewer environmental impacts such as excessive paving, unnecessary grading or unnecessary tree removal, and that such separate access will not create the appearance, from the street, of a lot division or two-family use. [NOTE: THE STANDARDS SUGGESTED HERE DERIVE FROM STATE LAW AND EXISTING CODE REQUIREMENTS WITH SOME CLARIFICATIONS AND UPDATES.] 10. Parking The following parking criteria apply to both detached and attached accessory dwelling units: (i) One parking space per unit or one parking space per bedroom, whichever is greater, shall be provided for the accessory dwelling unit. (ii) Such parking may be provided as tandem parking, may be located on an existing driveway and may be located in side and rear setbacks, but not in front setback. For a corner lot, parking may be located within the corner street side setback if located at least ten (10) feet from the property line. (iii) Notwithstanding subsection (i) above, no parking shall be required for: a. Accessory dwelling units located within one-half mile of public transit. For purposes of this section, “public transit” shall include a rail transit station and a bus stop with two or more lines that provide transit service at 15 minute intervals or better during peak commute periods. The Director shall have the authority to further interpret this section. b. Accessory dwelling units located within an architecturally and historically significant National, California or locally designated historic district. c. Accessory dwelling units part of the existing primary residence or an existing accessory structure. d. When on-street parking permits are required but not offered to the occupant of the Accessory dwelling unit. Not Yet Approved 161018 jb 0131553 17 November 21, 2016 e. When there is a car-share vehicle located within one block of the Accessory dwelling unit. For 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. The Director shall have the authority to further interpret this section. (iv) 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. [NOTE: THIS SECTION INCORPORATES NEW STATE LAW PARKING REQUIREMENTS.] (b) Junior Accessory Dwelling Units 1. Purposes: This Section provides standards for the establishment of junior accessory dwelling units, an alternative to the standard accessory dwelling unit. Junior accessory dwelling units will typically be smaller than an accessory dwelling unit, will be constructed within the walls of an existing single family structure and requires owner occupancy in the single family residence where the unit is located. 2. Development Standards. Junior accessory dwelling units shall comply with the following standards: (i) Number of Units Allowed: Only one accessory dwelling unit or, junior accessory dwelling unit, may be located on any residentially zoned lot that permits a single-family dwelling except as otherwise regulated or restricted by an adopted Coordinated Area Plan or Specific Plan. A junior accessory dwelling unit may only be located on a lot which already contains one legal single-family dwelling. (ii) Size: A junior accessory dwelling unit shall not exceed 500 square feet in size. (iii) Lot Coverage/FAR: A junior accessory dwelling unit shall be included in the lot coverage and FAR requirements applicable to the primary dwelling unit. (iii) Owner Occupancy: The owner of a parcel proposed for a junior accessory dwelling unit shall occupy as a principal residence either the primary dwelling or the junior accessory dwelling. (iv) Sale Prohibited: A junior accessory dwelling unit shall not be sold independently of the primary dwelling on the parcel. (v) Short term rentals: The junior accessory dwelling unit shall not be rented for periods of less than 30 days. (vi) Location of Junior Accessory Dwelling Unit: A junior accessory dwelling unit must be created within the existing walls of an existing primary dwelling, and must include conversion of an existing bedroom. Not Yet Approved 161018 jb 0131553 18 November 21, 2016 (vii) Separate Entry Required: A separate exterior entry shall be provided to serve a junior accessory dwelling unit, with an interior entry to the main living area. A junior accessory dwelling may include a second interior doorway for sound attenuation. (viii) Kitchen Requirements: The junior accessory dwelling unit shall include an efficiency kitchen, requiring and limited to the following components: a. A sink with a maximum waste line diameter of one-and-a-half (1.5) inches, b. A cooking facility or appliance which does not require electrical service greater than one hundred and twenty (120) volts, or natural or propane gas, and c. A food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit. (ix) Parking. No additional parking is required beyond that required at the time the existing primary dwelling was constructed. [NOTE: THIS IS A NEW SECTION THAT IMPLEMENTS AB 2406 ABOUT JUNIOR ACCESSORY DWELLING UNITS IN RESIDENTIAL DISTRICTS WHICH CURRENTLY PERMIT ADU’S.] SECTION 21. Section 18.52.040 (6)(c) Table 1, is amended as follows: Table 1 Minimum Off-Street Parking Requirements Use Vehicle Parking Requirement (# of spaces) Bicycle Parking Requirement Spaces Class1 Long Term (LT) and Short Term (ST) RESIDENTIAL USES Single -Family Residential (Primary Unit) Tandem Parking Allowed (a) In the OS district 4 spaces, of which at least one space must be covered None (b) In all other districts 2 spaces, of which at least one space must be covered (c) Underground parking for single family uses is prohibited, except pursuant to a variance granted in accordance with the provisions of Chapter 18.76 (Permits and Approvals) of this title, in which case the area of the underground garage shall be counted toward the gross floor area. Not Yet Approved 161018 jb 0131553 19 November 21, 2016 Second Accessory Dwelling Unit (In addition to main dwelling unit requirements) >450 sf in size <450 sf in size 2 spaces, of which at least one must be covered 1 space, covered or uncovered 1 space per unit or 1 space per bedroom, whichever is greater(2), (3) Parking may be provided as tandem parking. Parking may be located within side and rear setbacks, but not in front setback See also Section 18.42.040. None Junior Accessory Dwelling Units None Two-Family Residential (R-2 & RMD Districts) 1.5 spaces per unit, of which at least one space per unit must be covered Tandem Parking Allowed, with one tandem space per unit, associated directly with another parking space for the same unit 1 space per Unit 100% – LT Multiple -Family Residential 1.25 per studio unit 1.5 per 1-bedroom unit 2 per 2-bedroom or larger unit At least one space per unit must be covered Tandem parking allowed for any unit requiring two spaces (one tandem space per unit, associated directly with another parking space for the same unit, up to a maximum of 25% of total required spaces for any project with more than four (4) units) 1 per unit 100% – LT Not Yet Approved 161018 jb 0131553 20 November 21, 2016 (a) Guest Parking For projects exceeding 3 units; 1 space plus 10% of total number of units, provided that if more than one space per unit is assigned or secured parking, then guest spaces equal to 33% of all units is required. 1 space for each 10 units 100% – ST . . . (2) No parking is required for an accessory dwelling unit that is part of an existing primary residence or an existing accessory structure. (3) For a corner lot, parking permitted within the corner street side setback if located at least ten (10) feet from the property line. SECTION 21. In Section 18.76.020 (D), substitute the term “accessory dwelling unit(s)” for “second dwelling unit(s)”. SECTION 22. Any provision of the Palo Alto Municipal Code or appendices thereto inconsistent with the provisions of this Ordinance, to the extent of such inconsistencies and no further, is hereby repealed or modified to that extent necessary to effect the provisions of this Ordinance. SECTION 23. If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the ordinance would be subsequently declared invalid or unconstitutional. SECTION 24. The Council finds that the adoption of this ordinance is exempt from the provisions of the California Environmental Quality Act pursuant to CEQA Guideline sections 15061(b) and 15301, 15303 and 15305 because it simply provides a comprehensive permitting scheme. SECTION 25. This ordinance shall be effective on the thirty-first date after the date of its adoption. INTRODUCED: PASSED: AYES: NOES: Not Yet Approved 161018 jb 0131553 21 November 21, 2016 ABSENT: NOT PARTICIPATING: ATTEST: ____________________________ ____________________________ City Clerk Mayor APPROVED AS TO FORM: APPROVED: ____________________________ ____________________________ Senior Asst. City Attorney City Manager ____________________________ Director of Planning & Community Environment SB 1069 Page 1 SB-1069 Land use: zoning. (2015-2016) SECTION 1. Section 65582.1 of the Government Code is amended to read: 65582.1. The Legislature finds and declares that it has provided reforms and incentives to facilitate and expedite the construction of affordable housing. Those reforms and incentives can be found in the following provisions: (a) Housing element law (Article 10.6 (commencing with Section 65580) of Chapter 3). (b) Extension of statute of limitations in actions challenging the housing element and brought in support of affordable housing (subdivision (d) of Section 65009). (c) Restrictions on disapproval of housing developments (Section 65589.5). (d) Priority for affordable housing in the allocation of water and sewer hookups (Section 65589.7). (e) Least cost zoning law (Section 65913.1). (f) Density bonus law (Section 65915). (g) Second Accessory dwelling units (Sections 65852.150 and 65852.2). (h) By-right housing, in which certain multifamily housing are designated a permitted use (Section 65589.4). (i) No-net-loss-in zoning density law limiting downzonings and density reductions (Section 65863). (j) Requiring persons who sue to halt affordable housing to pay attorney fees (Section 65914) or post a bond (Section 529.2 of the Code of Civil Procedure). (k) Reduced time for action on affordable housing applications under the approval of development permits process (Article 5 (commencing with Section 65950) of Chapter 4.5). (l) Limiting moratoriums on multifamily housing (Section 65858). (m) Prohibiting discrimination against affordable housing (Section 65008). (n) California Fair Employment and Housing Act (Part 2.8 (commencing with Section 12900) of Division 3). (o) Community redevelopment law (Part 1 (commencing with Section 33000) of Division 24 of the Health and Safety Code, and in particular Sections 33334.2 and 33413). SEC. 2. SB 1069 Page 2 Section 65583.1 of the Government Code is amended to read: 65583.1. (a) The Department of Housing and Community Development, in evaluating a proposed or adopted housing element for substantial compliance with this article, may allow a city or county to identify adequate sites, as required pursuant to Section 65583, by a variety of methods, including, but not limited to, redesignation of property to a more intense land use category and increasing the density allowed within one or more categories. The department may also allow a city or county to identify sites for second accessory dwelling units based on the number of second accessory dwelling units developed in the prior housing element planning period whether or not the units are permitted by right, the need for these units in the community, the resources or incentives available for their development, and any other relevant factors, as determined by the department. Nothing in this section reduces the responsibility of a city or county to identify, by income category, the total number of sites for residential development as required by this article. (b) Sites that contain permanent housing units located on a military base undergoing closure or conversion as a result of action pursuant to the Defense Authorization Amendments and Base Closure and Realignment Act (Public Law 100-526), the Defense Base Closure and Realignment Act of 1990 (Public Law 101-510), or any subsequent act requiring the closure or conversion of a military base may be identified as an adequate site if the housing element demonstrates that the housing units will be available for occupancy by households within the planning period of the element. No sites containing housing units scheduled or planned for demolition or conversion to nonresidential uses shall qualify as an adequate site. Any city, city and county, or county using this subdivision shall address the progress in meeting this section in the reports provided pursuant to paragraph (1) of subdivision (b) of Section 65400. (c) (1) The Department of Housing and Community Development may allow a city or county to substitute the provision of units for up to 25 percent of the community’s obligation to identify adequate sites for any income category in its housing element pursuant to paragraph (1) of subdivision (c) of Section 65583 where the community includes in its housing element a program committing the local government to provide units in that income category within the city or county that will be made available through the provision of committed assistance during the planning period covered by the element to low- and very low income households at affordable housing costs or affordable rents, as defined in Sections 50052.5 and 50053 of the Health and Safety Code, and which meet the requirements of paragraph (2). Except as otherwise provided in this subdivision, the community may substitute one dwelling unit for one dwelling unit site in the applicable income category. The program shall do all of the following: (A) Identify the specific, existing sources of committed assistance and dedicate a specific portion of the funds from those sources to the provision of housing pursuant to this subdivision. SB 1069 Page 3 (B) Indicate the number of units that will be provided to both low- and very low income households and demonstrate that the amount of dedicated funds is sufficient to develop the units at affordable housing costs or affordable rents. (C) Demonstrate that the units meet the requirements of paragraph (2). (2) Only units that comply with subparagraph (A), (B), or (C) qualify for inclusion in the housing element program described in paragraph (1), as follows: (A) Units that are to be substantially rehabilitated with committed assistance from the city or county and constitute a net increase in the community’s stock of housing affordable to low- and very low income households. For purposes of this subparagraph, a unit is not eligible to be “substantially rehabilitated” unless all of the following requirements are met: (i) At the time the unit is identified for substantial rehabilitation, (I) the local government has determined that the unit is at imminent risk of loss to the housing stock, (II) the local government has committed to provide relocation assistance pursuant to Chapter 16 (commencing with Section 7260) of Division 7 of Title 1 to any occupants temporarily or permanently displaced by the rehabilitation or code enforcement activity, or the relocation is otherwise provided prior to displacement either as a condition of receivership, or provided by the property owner or the local government pursuant to Article 2.5 (commencing with Section 17975) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code, or as otherwise provided by local ordinance; provided the assistance includes not less than the equivalent of four months’ rent and moving expenses and comparable replacement housing consistent with the moving expenses and comparable replacement housing required pursuant to Section 7260, (III) the local government requires that any displaced occupants will have the right to reoccupy the rehabilitated units, and (IV) the unit has been found by the local government or a court to be unfit for human habitation due to the existence of at least four violations of the conditions listed in subdivisions (a) to (g), inclusive, of Section 17995.3 of the Health and Safety Code. (ii) The rehabilitated unit will have long-term affordability covenants and restrictions that require the unit to be available to, and occupied by, persons or families of low- or very low income at affordable housing costs for at least 20 years or the time period required by any applicable federal or state law or regulation. (iii) Prior to initial occupancy after rehabilitation, the local code enforcement agency shall issue a certificate of occupancy indicating compliance with all applicable state and local building code and health and safety code requirements. (B) Units that are located either on foreclosed property or in a multifamily rental or ownership housing complex of three or more units, are converted with committed assistance from the city or county from nonaffordable to affordable by acquisition of the unit or the purchase of affordability covenants and restrictions for the unit, are not acquired by eminent domain, and constitute a net increase in the community’s stock of housing affordable to low- and very low income households. For purposes of this subparagraph, a unit is not converted by acquisition or the purchase of affordability covenants unless all of the following occur: SB 1069 Page 4 (i) The unit is made available for rent at a cost affordable to low- or very low income households. (ii) At the time the unit is identified for acquisition, the unit is not available at an affordable housing cost to either of the following: (I) Low-income households, if the unit will be made affordable to low-income households. (II) Very low income households, if the unit will be made affordable to very low income households. (iii) At the time the unit is identified for acquisition the unit is not occupied by low- or very low income households or if the acquired unit is occupied, the local government has committed to provide relocation assistance prior to displacement, if any, pursuant to Chapter 16 (commencing with Section 7260) of Division 7 of Title 1 to any occupants displaced by the conversion, or the relocation is otherwise provided prior to displacement; provided the assistance includes not less than the equivalent of four months’ rent and moving expenses and comparable replacement housing consistent with the moving expenses and comparable replacement housing required pursuant to Section 7260. (iv) The unit is in decent, safe, and sanitary condition at the time of occupancy. (v) The unit has long-term affordability covenants and restrictions that require the unit to be affordable to persons of low- or very low income for not less than 55 years. (vi) For units located in multifamily ownership housing complexes with three or more units, or on or after January 1, 2015, on foreclosed properties, at least an equal number of new- construction multifamily rental units affordable to lower income households have been constructed in the city or county within the same planning period as the number of ownership units to be converted. (C) Units that will be preserved at affordable housing costs to persons or families of low- or very low incomes with committed assistance from the city or county by acquisition of the unit or the purchase of affordability covenants for the unit. For purposes of this subparagraph, a unit shall not be deemed preserved unless all of the following occur: (i) The unit has long-term affordability covenants and restrictions that require the unit to be affordable to, and reserved for occupancy by, persons of the same or lower income group as the current occupants for a period of at least 40 years. (ii) The unit is within an “assisted housing development,” as defined in paragraph (3) of subdivision (a) of Section 65863.10. (iii) The city or county finds, after a public hearing, that the unit is eligible, and is reasonably expected, to change from housing affordable to low- and very low income households to any other use during the next five years due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use. SB 1069 Page 5 (iv) The unit is in decent, safe, and sanitary condition at the time of occupancy. (v) At the time the unit is identified for preservation it is available at affordable cost to persons or families of low- or very low income. (3) This subdivision does not apply to any city or county that, during the current or immediately prior planning period, as defined by Section 65588, has not met any of its share of the regional need for affordable housing, as defined in Section 65584, for low- and very low income households. A city or county shall document for any housing unit that a building permit has been issued and all development and permit fees have been paid or the unit is eligible to be lawfully occupied. (4) For purposes of this subdivision, “committed assistance” means that the city or county enters into a legally enforceable agreement during the period from the beginning of the projection period until the end of the second year of the planning period that obligates sufficient available funds to provide the assistance necessary to make the identified units affordable and that requires that the units be made available for occupancy within two years of the execution of the agreement. “Committed assistance” does not include tenant-based rental assistance. (5) For purposes of this subdivision, “net increase” includes only housing units provided committed assistance pursuant to subparagraph (A) or (B) of paragraph (2) in the current planning period, as defined in Section 65588, that were not provided committed assistance in the immediately prior planning period. (6) For purposes of this subdivision, “the time the unit is identified” means the earliest time when any city or county agent, acting on behalf of a public entity, has proposed in writing or has proposed orally or in writing to the property owner, that the unit be considered for substantial rehabilitation, acquisition, or preservation. (7) In the third year of the planning period, as defined by Section 65588, in the report required pursuant to Section 65400, each city or county that has included in its housing element a program to provide units pursuant to subparagraph (A), (B), or (C) of paragraph (2) shall report in writing to the legislative body, and to the department within 30 days of making its report to the legislative body, on its progress in providing units pursuant to this subdivision. The report shall identify the specific units for which committed assistance has been provided or which have been made available to low- and very low income households, and it shall adequately document how each unit complies with this subdivision. If, by July 1 of the third year of the planning period, the city or county has not entered into an enforceable agreement of committed assistance for all units specified in the programs adopted pursuant to subparagraph (A), (B), or (C) of paragraph (2), the city or county shall, not later than July 1 of the fourth year of the planning period, adopt an amended housing element in accordance with Section 65585, identifying additional adequate sites pursuant to paragraph (1) of subdivision (c) of Section 65583 sufficient to accommodate the number of units for which committed assistance was not provided. If a city or county does not amend its housing element to identify adequate sites to address any shortfall, or fails to complete the rehabilitation, acquisition, purchase of SB 1069 Page 6 affordability covenants, or the preservation of any housing unit within two years after committed assistance was provided to that unit, it shall be prohibited from identifying units pursuant to subparagraph (A), (B), or (C) of paragraph (2) in the housing element that it adopts for the next planning period, as defined in Section 65588, above the number of units actually provided or preserved due to committed assistance. (d) A city or county may reduce its share of the regional housing need by the number of units built between the start of the projection period and the deadline for adoption of the housing element. If the city or county reduces its share pursuant to this subdivision, the city or county shall include in the housing element a description of the methodology for assigning those housing units to an income category based on actual or projected sales price, rent levels, or other mechanisms establishing affordability. SEC. 3. Section 65589.4 of the Government Code is amended to read: 65589.4. (a) An attached housing development shall be a permitted use not subject to a conditional use permit on any parcel zoned for an attached housing development if local law so provides or if it satisfies the requirements of subdivision (b) and either of the following: (1) The attached housing development satisfies the criteria of Section 21159.22, 21159.23, or 21159.24 of the Public Resources Code. (2) The attached housing development meets all of the following criteria: (A) The attached housing development is subject to a discretionary decision other than a conditional use permit and a negative declaration or mitigated negative declaration has been adopted for the attached housing development under the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code). If no public hearing is held with respect to the discretionary decision, then the negative declaration or mitigated negative declaration for the attached housing development may be adopted only after a public hearing to receive comments on the negative declaration or mitigated negative declaration. (B) The attached housing development is consistent with both the jurisdiction’s zoning ordinance and general plan as it existed on the date the application was deemed complete, except that an attached housing development shall not be deemed to be inconsistent with the zoning designation for the site if that zoning designation is inconsistent with the general plan only because the attached housing development site has not been rezoned to conform with the most recent adopted general plan. (C) The attached housing development is located in an area that is covered by one of the following documents that has been adopted by the jurisdiction within five years of the date the application for the attached housing development was deemed complete: SB 1069 Page 7 (i) A general plan. (ii) A revision or update to the general plan that includes at least the land use and circulation elements. (iii) An applicable community plan. (iv) An applicable specific plan. (D) The attached housing development consists of not more than 100 residential units with a minimum density of not less than 12 units per acre or a minimum density of not less than eight units per acre if the attached housing development consists of four or fewer units. (E) The attached housing development is located in an urbanized area as defined in Section 21071 of the Public Resources Code or within a census-defined place with a population density of at least 5,000 persons per square mile or, if the attached housing development consists of 50 or fewer units, within an incorporated city with a population density of at least 2,500 persons per square mile and a total population of at least 25,000 persons. (F) The attached housing development is located on an infill site as defined in Section 21061.0.5 of the Public Resources Code. (b) At least 10 percent of the units of the attached housing development shall be available at affordable housing cost to very low income households, as defined in Section 50105 of the Health and Safety Code, or at least 20 percent of the units of the attached housing development shall be available at affordable housing cost to lower income households, as defined in Section 50079.5 of the Health and Safety Code, or at least 50 percent of the units of the attached housing development available at affordable housing cost to moderate-income households, consistent with Section 50052.5 of the Health and Safety Code. The developer of the attached housing development shall provide sufficient legal commitments to the local agency to ensure the continued availability and use of the housing units for very low, low-, or moderate-income households for a period of at least 30 years. (c) Nothing in this section shall prohibit a local agency from applying design and site review standards in existence on the date the application was deemed complete. (d) The provisions of this section are independent of any obligation of a jurisdiction pursuant to subdivision (c) of Section 65583 to identify multifamily sites developable by right. (e) This section does not apply to the issuance of coastal development permits pursuant to the California Coastal Act (Division 20 (commencing with Section 30000) of the Public Resources Code). (f) This section does not relieve a public agency from complying with the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code) or relieve an applicant or public agency from complying with the Subdivision Map Act (Division 2 (commencing with Section 66473)). SB 1069 Page 8 (g) This section is applicable to all cities and counties, including charter cities, because the Legislature finds that the lack of affordable housing is of vital statewide importance, and thus a matter of statewide concern. (h) For purposes of this section, “attached housing development” means a newly constructed or substantially rehabilitated structure containing two or more dwelling units and consisting only of residential units, but does not include a second an accessory dwelling unit, as defined by paragraph (4) of subdivision (h) (j) of Section 65852.2, or the conversion of an existing structure to condominiums. SEC. 4. Section 65852.150 of the Government Code is amended to read: 65852.150. (a) The Legislature finds and declares all of the following: (1) Accessory dwelling units are a valuable form of housing in California. The (2) Legislature finds and declares that second units are a valuable form of housing in California. Second units 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. Homeowners who create second units benefit from added income, and an increased sense of security. (3) Homeowners who create accessory dwelling units benefit from added income, and an increased sense of security. (4) Allowing accessory dwelling units in single-family or multifamily residential zones provides additional rental housing stock in California. (5) California faces a severe housing crisis. (6) The state is falling far short of meeting current and future housing demand with serious consequences for the state’s economy, our ability to build green infill consistent with state greenhouse gas reduction goals, and the well-being of our citizens, particularly lower and middle-income earners. (7) Accessory dwelling units offer lower cost housing to meet the needs of existing and future residents within existing neighborhoods, while respecting architectural character. (8) Accessory dwelling units are, therefore, an essential component of California’s housing supply. (b) It is the intent of the Legislature that any second-unit ordinances an accessory dwelling unit ordinance adopted by a local agencies have agency has the effect of providing for the creation of second accessory dwelling units and that provisions in these ordinances this ordinance relating to matters including unit size, parking, fees fees, and other requirements, SB 1069 Page 9 are not so arbitrary, excessive, or burdensome so as to unreasonably restrict the ability of homeowners to create second accessory dwelling units in zones in which they are authorized by local ordinance. SEC. 5. Section 65852.2 of the Government Code is amended to read: 65852.2. (a) (1) Any A local agency may, by ordinance, provide for the creation of second accessory dwelling units in single-family and multifamily residential zones. The ordinance may shall do any all of the following: (A) Designate areas within the jurisdiction of the local agency where second accessory dwelling units may be permitted. The designation of areas may be based on criteria, that may include, but are not limited to, the adequacy of water and sewer services and the impact of second accessory dwelling units on traffic flow. flow and public safety. (B) Impose standards on second accessory dwelling units that include, but are not limited to, parking, height, setback, lot coverage, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historic Places. (C) Provide that second accessory dwelling units do not exceed the allowable density for the lot upon which the second accessory dwelling unit is located, and that second accessory dwelling units are a residential use that is consistent with the existing general plan and zoning designation for the lot. (2) The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. (3) When a local agency receives its first application on or after July 1, 2003, for a permit pursuant to this subdivision, the application shall be considered ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. Nothing in this paragraph may be construed to require a local government to adopt or amend an ordinance for the creation of second units. permits, within 120 days of submittal of a complete building permit application. A local agency may charge a fee to reimburse it for costs that it incurs as a result of amendments to this paragraph enacted during the 2001–02 Regular Session of the Legislature, including the costs of adopting or amending any ordinance that provides for the creation of second accessory dwelling units. (b) (1) When a local agency which that has not adopted an ordinance governing second accessory dwelling units in accordance with subdivision (a) or (c) receives its first application on or after July 1, 1983, for a permit pursuant to this subdivision, the local agency shall accept the application and approve or disapprove the application ministerially without discretionary review pursuant to this subdivision unless it adopts an ordinance in accordance SB 1069 Page 10 with subdivision (a) or (c) within 120 days after receiving the application. Notwithstanding Section 65901 or 65906, every local agency shall grant a variance or special use permit for ministerially approve the creation of a second an accessory dwelling unit if the second accessory dwelling unit complies with all of the following: (A) The unit is not intended for sale separate from the primary residence and may be rented. (B) The lot is zoned for single-family or multifamily use. (C) The lot contains an existing single-family dwelling. (D) The second accessory dwelling unit is either attached to the existing dwelling and located within the living area of the existing dwelling or detached from the existing dwelling and located on the same lot as the existing dwelling. (E) The increased floor area of an attached second accessory dwelling unit shall not exceed 30 50 percent of the existing living area. area, with a maximum increase in floor area of 1,200 square feet. (F) The total area of floorspace for a detached second accessory dwelling unit shall not exceed 1,200 square feet. (G) Requirements relating to height, setback, lot coverage, architectural review, site plan review, fees, charges, and other zoning requirements generally applicable to residential construction in the zone in which the property is located. (H) Local building code requirements which that apply to detached dwellings, as appropriate. (I) Approval by the local health officer where a private sewage disposal system is being used, if required. (2) No other local ordinance, policy, or regulation shall be the basis for the denial of a building permit or a use permit under this subdivision. (3) This subdivision establishes the maximum standards that local agencies shall use to evaluate proposed second accessory dwelling units on lots zoned for residential use which that contain an existing single-family dwelling. No additional standards, other than those provided in this subdivision or subdivision (a), shall be utilized or imposed, except that a local agency may require an applicant for a permit issued pursuant to this subdivision to be an owner- occupant. owner-occupant or that the property be used for rentals of terms longer than 30 days. (4) No changes in zoning ordinances or other ordinances or any changes in the general plan shall be required to implement this subdivision. Any A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of second accessory dwelling units if these provisions are consistent with the limitations of this subdivision. SB 1069 Page 11 (5) A second unit which conforms to the requirements of An accessory dwelling unit that conforms to this subdivision shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use which that is consistent with the existing general plan and zoning designations for the lot. The second accessory dwelling units shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. (c) No local agency shall adopt an ordinance which totally precludes second units within single- family or multifamily zoned areas unless the ordinance contains findings acknowledging that the ordinance may limit housing opportunities of the region and further contains findings that specific adverse impacts on the public health, safety, and welfare that would result from allowing second units within single-family and multifamily zoned areas justify adopting the ordinance. (d) (c) A local agency may establish minimum and maximum unit size requirements for both attached and detached second accessory dwelling units. No minimum or maximum size for a second an accessory dwelling unit, or size based upon a percentage of the existing dwelling, shall be established by ordinance for either attached or detached dwellings which that does not otherwise permit at least an efficiency unit to be constructed in compliance with local development standards. Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. (e) (d) Parking requirements for second accessory dwelling units shall not exceed one parking space per unit or per bedroom. Additional parking These spaces may be required provided that a finding is made that the additional parking requirements are directly related to the use of the second unit and are consistent with existing neighborhood standards applicable to existing dwellings. provided as tandem parking on an existing driveway. Off-street parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions, or that it is not permitted anywhere else in the jurisdiction. conditions. This subdivision shall not apply to a unit that is described in subdivision (e). (e) Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit in any of the following instances: (1) The accessory dwelling unit is located within one-half mile of public transit. (2) The accessory dwelling unit is located within an architecturally and historically significant historic district. (3) The accessory dwelling unit is part of the existing primary residence or an existing accessory structure. SB 1069 Page 12 (4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. (5) When there is a car share vehicle located within one block of the accessory dwelling unit. (f) Notwithstanding subdivisions (a) to (e), inclusive, a local agency shall ministerially approve an application for a building permit to create within a single-family residential zone one accessory dwelling unit per single-family lot if the unit is contained within the existing space of a single-family residence or accessory structure, has independent exterior access from the existing residence, and the side and rear setbacks are sufficient for fire safety. Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. (f) (g) (1) Fees charged for the construction of second accessory dwelling units shall be determined in accordance with Chapter 5 (commencing with Section 66000). 66000) and Chapter 7 (commencing with Section 66012). (2) Accessory dwelling units shall not be considered new residential uses for the purposes of calculating local agency connection fees or capacity charges for utilities, including water and sewer service. (A) For an accessory dwelling unit described in subdivision (f), a local agency shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit and the utility or impose a related connection fee or capacity charge. (B) For an accessory dwelling unit that is not described in subdivision (f), a local agency may require a new or separate utility connection directly between the accessory dwelling unit and the utility. Consistent with Section 66013, the connection may be subject to a connection fee or capacity charge that shall be proportionate to the burden of the proposed accessory dwelling unit, based upon either its size or the number of its plumbing fixtures, upon the water or sewer system. This fee or charge shall not exceed the reasonable cost of providing this service. (g) (h) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of second accessory dwelling units. (h) (i) Local agencies shall submit a copy of the ordinances adopted pursuant to subdivision (a) or (c) to the Department of Housing and Community Development within 60 days after adoption. (i) (j) As used in this section, the following terms mean: (1) “Living area,” area” means the interior habitable area of a dwelling unit including basements and attics but does not include a garage or any accessory structure. (2) “Local agency” means a city, county, or city and county, whether general law or chartered. (3) For purposes of this section, “neighborhood” has the same meaning as set forth in Section 65589.5. SB 1069 Page 13 (4) “Second “Accessory dwelling unit” means an attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family dwelling is situated. A second An accessory dwelling unit also includes the following: (A) An efficiency unit, as defined in Section 17958.1 of Health and Safety Code. (B) A manufactured home, as defined in Section 18007 of the Health and Safety Code. (j) (k) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for second accessory dwelling units. SEC. 5.5. Section 65852.2 of the Government Code is amended to read: 65852.2. (a) (1) Any A local agency may, by ordinance, provide for the creation of second accessory dwelling units in single-family and multifamily residential zones. The ordinance may shall do any all of the following: (A) Designate areas within the jurisdiction of the local agency where second accessory dwelling units may be permitted. The designation of areas may be based on criteria, that may include, but are not limited to, the adequacy of water and sewer services and the impact of second accessory dwelling units on traffic flow. flow and public safety. (B) (i) Impose standards on second accessory dwelling units that include, but are not limited to, parking, height, setback, lot coverage, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historic Places. (ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit located within its jurisdiction. (C) Provide that second accessory dwelling units do not exceed the allowable density for the lot upon which the second accessory dwelling unit is located, and that second accessory dwelling units are a residential use that is consistent with the existing general plan and zoning designation for the lot. (D) Require the accessory dwelling units to comply with all of the following: (i) The unit is not intended for sale separate from the primary residence and may be rented. SB 1069 Page 14 (ii) The lot is zoned for single-family or multifamily use and contains an existing, single-family dwelling. (iii) The accessory dwelling unit is either attached to the existing dwelling or located within the living area of the existing dwelling or detached from the existing dwelling and located on the same lot as the existing dwelling. (iv) The increased floor area of an attached accessory dwelling unit shall not exceed 50 percent of the existing living area, with a maximum increase in floor area of 1,200 square feet. (v) The total area of floorspace for a detached accessory dwelling unit shall not exceed 1,200 square feet. (vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit. (vii) No setback shall be required for an existing garage that is converted to a accessory dwelling unit, and a setback of no more than five feet from the side and rear lot lines shall be required for an accessory dwelling unit that is constructed above a garage. (viii) Local building code requirements that apply to detached dwellings, as appropriate. (ix) Approval by the local health officer where a private sewage disposal system is being used, if required. (x) (I) Parking requirements for accessory dwelling units shall not exceed one parking space per unit or per bedroom. These spaces may be provided as tandem parking on an existing driveway. (II) Offstreet parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions, or that it is not permitted anywhere else in the jurisdiction. (III) This clause shall not apply to a unit that is described in subdivision (d). (xi) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit, and the local agency requires that those offstreet parking spaces be replaced, the 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. This clause shall not apply to a unit that is described in subdivision (d). (2) The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. (3) When a local agency receives its first application on or after July 1, 2003, for a permit pursuant to this subdivision, the application shall be considered ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local SB 1069 Page 15 ordinance regulating the issuance of variances or special use permits. Nothing in this paragraph may be construed to require a local government to adopt or amend an ordinance for the creation of second units. permits, within 120 days after receiving the application. A local agency may charge a fee to reimburse it for costs that it incurs as a result of amendments to this paragraph enacted during the 2001–02 Regular Session of the Legislature, including the costs of adopting or amending any ordinance that provides for the creation of second units. an accessory dwelling unit. (b) (4) (1) An When existing ordinance governing the creation of an accessory dwelling unit by a local agency which has not adopted an ordinance governing second units in accordance with subdivision (a) or (c) receives its first application on or after July 1, 1983, for a permit pursuant to this subdivision, the local agency shall accept the application and approve or disapprove the application ministerially without discretionary review pursuant to this subdivision unless it or an accessory dwelling ordinance adopted by a local agency subsequent to the effective date of the act adding this paragraph shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units and shall not include any discretionary processes, provisions, or requirements for those units, except as otherwise provided in this subdivision. In the event that a local agency has an existing accessory dwelling unit ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void upon the effective date of the act adding this paragraph and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units, unless and until the agency adopts an ordinance in accordance with subdivision (a) or (c) within 120 days after receiving the application. Notwithstanding Section 65901 or 65906, every local agency shall grant a variance or special use permit for the creation of a second unit if the second unit complies with all of the following: that complies with this section. (A) The unit is not intended for sale and may be rented. (B) The lot is zoned for single-family or multifamily use. (C) The lot contains an existing single-family dwelling. (D) The second unit is either attached to the existing dwelling and located within the living area of the existing dwelling or detached from the existing dwelling and located on the same lot as the existing dwelling. (E) The increased floor area of an attached second unit shall not exceed 30 percent of the existing living area. (F) The total area of floorspace for a detached second unit shall not exceed 1,200 square feet. (G) Requirements relating to height, setback, lot coverage, architectural review, site plan review, fees, charges, and other zoning requirements generally applicable to residential construction in the zone in which the property is located. (H) Local building code requirements which apply to detached dwellings, as appropriate. SB 1069 Page 16 (I) Approval by the local health officer where a private sewage disposal system is being used, if required. (2) (5) No other local ordinance, policy, or regulation shall be the basis for the denial of a building permit or a use permit under this subdivision. (3) (6) This subdivision establishes the maximum standards that local agencies shall use to evaluate proposed second units on lots a proposed accessory dwelling unit on a lot zoned for residential use which contain that contains an existing single-family dwelling. No additional standards, other than those provided in this subdivision or subdivision (a), subdivision, shall be utilized or imposed, except that a local agency may require an applicant for a permit issued pursuant to this subdivision to be an owner-occupant. owner-occupant or that the property be used for rentals of terms longer than 30 days. (4) (7) No changes in zoning ordinances or other ordinances or any changes in the general plan shall be required to implement this subdivision. Any A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of second units an accessory dwelling unit if these provisions are consistent with the limitations of this subdivision. (5) (8) A second unit which conforms to the requirements of An accessory dwelling unit that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use which that is consistent with the existing general plan and zoning designations for the lot. The second units accessory dwelling unit shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. (c) (b) No When a local agency shall adopt an ordinance which totally precludes second units within single-family or multifamily zoned areas unless the ordinance contains findings acknowledging that the ordinance may limit housing opportunities of the region and further contains findings that specific adverse impacts on the public health, safety, and welfare that would result from allowing second units within single-family and multifamily zoned areas justify adopting the ordinance. that has not adopted an ordinance governing accessory dwelling units in accordance with subdivision (a) receives its first application on or after July 1, 1983, for a permit to create an accessory dwelling unit pursuant to this subdivision, the local agency shall accept the application and approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a) within 120 days after receiving the application. (d) (c) A local agency may establish minimum and maximum unit size requirements for both attached and detached second accessory dwelling units. No minimum or maximum size for a second an accessory dwelling unit, or size based upon a percentage of the existing dwelling, shall be established by ordinance for either attached or detached dwellings which that does not permit at least an efficiency unit to be constructed in compliance with local development standards. Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. SB 1069 Page 17 (d) Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit in any of the following instances: (1) The accessory dwelling unit is located within one-half mile of public transit. (2) The accessory dwelling unit is located within an architecturally and historically significant historic district. (3) The accessory dwelling unit is part of the existing primary residence or an existing accessory structure. (4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. (5) When there is a car share vehicle located within one block of the accessory dwelling unit. (e) Parking requirements for second units shall not exceed one parking space per unit or per bedroom. Additional parking may be required provided that a finding is made that the additional parking requirements are directly related to the use of the second unit and are consistent with existing neighborhood standards applicable to existing dwellings. Off-street parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions, or that it is not permitted anywhere else in the jurisdiction. Notwithstanding subdivisions (a) to (d), inclusive, a local agency shall ministerially approve an application for a building permit to create within a single-family residential zone one accessory dwelling unit per single-family lot if the unit is contained within the existing space of a single-family residence or accessory structure, has independent exterior access from the existing residence, and the side and rear setbacks are sufficient for fire safety. Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. (f) (1) Fees charged for the construction of second accessory dwelling units shall be determined in accordance with Chapter 5 (commencing with Section 66000). 66000) and Chapter 7 (commencing with Section 66012). (2) Accessory dwelling units shall not be considered new residential uses for the purposes of calculating local agency connection fees or capacity charges for utilities, including water and sewer service. (A) For an accessory dwelling unit described in subdivision (e), a local agency shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit and the utility or impose a related connection fee or capacity charge. (B) For an accessory dwelling unit that is not described in subdivision (e), a local agency may require a new or separate utility connection directly between the accessory dwelling unit and the utility. Consistent with Section 66013, the connection may be subject to a connection fee or SB 1069 Page 18 capacity charge that shall be proportionate to the burden of the proposed accessory dwelling unit, based upon either its size or the number of its plumbing fixtures, upon the water or sewer system. This fee or charge shall not exceed the reasonable cost of providing this service. (g) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of second units. an accessory dwelling unit. (h) Local agencies shall submit a copy of the ordinances ordinance adopted pursuant to subdivision (a) or (c) to the Department of Housing and Community Development within 60 days after adoption. (i) As used in this section, the following terms mean: (1) “Living area,” area” means the interior habitable area of a dwelling unit including basements and attics but does not include a garage or any accessory structure. (2) “Local agency” means a city, county, or city and county, whether general law or chartered. (3) For purposes of this section, “neighborhood” has the same meaning as set forth in Section 65589.5. (4) “Second “Accessory dwelling unit” means an attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family dwelling is situated. A second An accessory dwelling unit also includes the following: (A) An efficiency unit, as defined in Section 17958.1 of Health and Safety Code. (B) A manufactured home, as defined in Section 18007 of the Health and Safety Code. (5) “Passageway” means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. (j) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for second accessory dwelling units. SEC. 6. Section 66412.2 of the Government Code is amended to read: 66412.2. This division shall not apply to the construction, financing, or leasing of dwelling units pursuant to Section 65852.1 or second accessory dwelling units pursuant to Section 65852.2, but this division shall be applicable to the sale or transfer, but not leasing, of those units. SB 1069 Page 19 SEC. 7. Section 5.5 of this bill incorporates amendments to Section 65852.2 of the Government Code proposed by both this bill and Assembly Bill 2299. It shall only become operative if (1) both bills are enacted and become effective on or before January 1, 2017, (2) each bill amends Section 65852.2 of the Government Code, and (3) this bill is enacted after Assembly Bill 2299, in which case Section 5 of this bill shall not become operative. SEC. 8. No reimbursement is required by this act pursuant to Section 6 of Article XIII B of the California Constitution because a local agency or school district has the authority to levy service charges, fees, or assessments sufficient to pay for the program or level of service mandated by this act, within the meaning of Section 17556 of the Government Code. AB 2299 Page 1 AB-2299 Land use: housing: 2nd units. (2015-2016) SECTION 1. Section 65852.2 of the Government Code is amended to read: 65852.2. (a) (1) Any A local agency may, by ordinance, provide for the creation of second accessory dwelling units in single-family and multifamily residential zones. The ordinance may shall do any all of the following: (A) Designate areas within the jurisdiction of the local agency where second accessory dwelling units may be permitted. The designation of areas may be based on criteria, that may include, but are not limited to, the adequacy of water and sewer services and the impact of second accessory dwelling units on traffic flow. flow and public safety. (B) Impose standards on second accessory dwelling units that include, but are not limited to, parking, height, setback, lot coverage, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historic Places. (C) Notwithstanding subparagraph (B), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit located within its jurisdiction. (C) (D) Provide that second accessory dwelling units do not exceed the allowable density for the lot upon which the second accessory dwelling unit is located, and that second accessory dwelling units are a residential use that is consistent with the existing general plan and zoning designation for the lot. (E) Require the accessory dwelling units to comply with all of the following: (i) The unit is not intended for sale separate from the primary residence and may be rented. (ii) The lot is zoned for single-family or multifamily use. (iii) The accessory dwelling unit is either attached to the existing dwelling or located within the living area of the existing dwelling or detached from the existing dwelling and located on the same lot as the existing dwelling. (iv) The increased floor area of an attached accessory dwelling unit shall not exceed 50 percent of the existing living area. (v) The total area of floorspace for a detached accessory dwelling unit shall not exceed 1,200 square feet. (vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit. AB 2299 Page 2 (vii) No setback shall be required for an existing garage that is converted to a accessory dwelling unit, and a setback of no more than five feet from the side and rear lot lines shall be required for an accessory dwelling unit that is constructed above a garage. (viii) Local building code requirements that apply to detached dwellings, as appropriate. (ix) Approval by the local health officer where a private sewage disposal system is being used, if required. (x) (I) Parking requirements for accessory dwelling units shall not exceed one parking space per unit or per bedroom. These spaces may be provided as tandem parking on an existing driveway. (II) Offstreet parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions, or that it is not permitted anywhere else in the jurisdiction. (xi) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit, and the local agency requires that those offstreet parking spaces be replaced, the 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. (2) The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. (3) When a local agency receives its first application on or after July 1, 2003, for a permit pursuant to this subdivision, the application shall be considered ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. Nothing in this paragraph may be construed to require a local government to adopt or amend an ordinance for the creation of second units. permits, within 120 days after receiving the application. A local agency may charge a fee to reimburse it for costs that it incurs as a result of amendments to this paragraph enacted during the 2001–02 Regular Session of the Legislature, including the costs of adopting or amending any ordinance that provides for the creation of second accessory dwelling units. (b) (4) (1) Any When existing ordinance governing the creation of accessory dwelling units by a local agency which has not adopted an ordinance governing second units in accordance with subdivision (a) or (c) receives its first application on or after July 1, 1983, for a permit pursuant to this subdivision, the local agency shall accept the application and approve or disapprove the application ministerially without discretionary review pursuant to this subdivision unless it or any such ordinance adopted by a local agency subsequent to the effective date of the act adding this paragraph shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units and shall not include any discretionary processes, provisions, or requirements for those units except as otherwise provided AB 2299 Page 3 in this subdivision. In the event that a local agency has an existing accessory dwelling unit ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void upon the effective date of the act adding this paragraph and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units, unless and until the agency adopts an ordinance in accordance with subdivision (a) or (c) within 120 days after receiving the application. Notwithstanding Section 65901 or 65906, every local agency shall grant a variance or special use permit for the creation of a second unit if the second unit complies with all of the following: that complies with this section. (A) The unit is not intended for sale and may be rented. (B) The lot is zoned for single-family or multifamily use. (C) The lot contains an existing single-family dwelling. (D) The second unit is either attached to the existing dwelling and located within the living area of the existing dwelling or detached from the existing dwelling and located on the same lot as the existing dwelling. (E) The increased floor area of an attached second unit shall not exceed 30 percent of the existing living area. (F) The total area of floorspace for a detached second unit shall not exceed 1,200 square feet. (G) Requirements relating to height, setback, lot coverage, architectural review, site plan review, fees, charges, and other zoning requirements generally applicable to residential construction in the zone in which the property is located. (H) Local building code requirements which apply to detached dwellings, as appropriate. (I) Approval by the local health officer where a private sewage disposal system is being used, if required. (2) (5) No other local ordinance, policy, or regulation shall be the basis for the denial of a building permit or a use permit under this subdivision. (3) (6) This subdivision establishes the maximum standards that local agencies shall use to evaluate proposed second accessory dwelling units on lots zoned for residential use which that contain an existing single-family dwelling. No additional standards, other than those provided in this subdivision or subdivision (a), subdivision, shall be utilized or imposed, except that a local agency may require an applicant for a permit issued pursuant to this subdivision to be an owner-occupant. (4) (7) No changes in zoning ordinances or other ordinances or any changes in the general plan shall be required to implement this subdivision. Any A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of second accessory dwelling units if these provisions are consistent with the limitations of this subdivision. AB 2299 Page 4 (5) (8) A second unit which conforms to the requirements of An accessory dwelling unit that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use which that is consistent with the existing general plan and zoning designations for the lot. The second accessory dwelling units shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. (c) (b) No When a local agency shall adopt an ordinance which totally precludes second units within single-family or multifamily zoned areas unless the ordinance contains findings acknowledging that the ordinance may limit housing opportunities of the region and further contains findings that specific adverse impacts on the public health, safety, and welfare that would result from allowing second units within single-family and multifamily zoned areas justify adopting the ordinance. that has not adopted an ordinance governing accessory dwelling units in accordance with subdivision (a) receives its first application on or after July 1, 1983, for a permit pursuant to this subdivision, the local agency shall accept the application and approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a) within 120 days after receiving the application. (d) (c) A local agency may establish minimum and maximum unit size requirements for both attached and detached second accessory dwelling units. No minimum or maximum size for a second accessory dwelling unit, or size based upon a percentage of the existing dwelling, shall be established by ordinance for either attached or detached dwellings which that does not permit at least an efficiency unit to be constructed in compliance with local development standards. (e) Parking requirements for second units shall not exceed one parking space per unit or per bedroom. Additional parking may be required provided that a finding is made that the additional parking requirements are directly related to the use of the second unit and are consistent with existing neighborhood standards applicable to existing dwellings. Off-street parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions, or that it is not permitted anywhere else in the jurisdiction. (f) (d) Fees charged for the construction of second accessory dwelling units shall be determined in accordance with Chapter 5 (commencing with Section 66000). (g) (e) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of second units. accessory dwelling units, provided those requirements comply with subdivision (a). (h) (f) Local agencies shall submit a copy of the ordinances adopted pursuant to subdivision (a) or (c) to the Department of Housing and Community Development within 60 days after adoption. AB 2299 Page 5 (i) (g) As used in this section, the following terms mean: (1) “Living area,” area” means the interior habitable area of a dwelling unit including basements and attics but does not include a garage or any accessory structure. (2) “Local agency” means a city, county, or city and county, whether general law or chartered. (3) For purposes of this section, “neighborhood” has the same meaning as set forth in Section 65589.5. (4) “Second “Accessory dwelling unit” means an attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family dwelling is situated. A second An accessory dwelling unit also includes the following: (A) An efficiency unit, as defined in Section 17958.1 of Health and Safety Code. (B) A manufactured home, as defined in Section 18007 of the Health and Safety Code. (C) “Passageway” means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. (j) (h) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for second accessory dwelling units. SEC. 1.5. Section 65852.2 of the Government Code is amended to read: 65852.2. (a) (1) Any A local agency may, by ordinance, provide for the creation of second accessory dwelling units in single-family and multifamily residential zones. The ordinance may shall do any all of the following: (A) Designate areas within the jurisdiction of the local agency where second accessory dwelling units may be permitted. The designation of areas may be based on criteria, that may include, but are not limited to, the adequacy of water and sewer services and the impact of second accessory dwelling units on traffic flow. flow and public safety. (B) (i) Impose standards on second accessory dwelling units that include, but are not limited to, parking, height, setback, lot coverage, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historic Places. AB 2299 Page 6 (ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit located within its jurisdiction. (C) Provide that second accessory dwelling units do not exceed the allowable density for the lot upon which the second accessory dwelling unit is located, and that second accessory dwelling units are a residential use that is consistent with the existing general plan and zoning designation for the lot. (D) Require the accessory dwelling units to comply with all of the following: (i) The unit is not intended for sale separate from the primary residence and may be rented. (ii) The lot is zoned for single-family or multifamily use and contains an existing, single-family dwelling. (iii) The accessory dwelling unit is either attached to the existing dwelling or located within the living area of the existing dwelling or detached from the existing dwelling and located on the same lot as the existing dwelling. (iv) The increased floor area of an attached accessory dwelling unit shall not exceed 50 percent of the existing living area, with a maximum increase in floor area of 1,200 square feet. (v) The total area of floorspace for a detached accessory dwelling unit shall not exceed 1,200 square feet. (vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit. (vii) No setback shall be required for an existing garage that is converted to a accessory dwelling unit, and a setback of no more than five feet from the side and rear lot lines shall be required for an accessory dwelling unit that is constructed above a garage. (viii) Local building code requirements that apply to detached dwellings, as appropriate. (ix) Approval by the local health officer where a private sewage disposal system is being used, if required. (x) (I) Parking requirements for accessory dwelling units shall not exceed one parking space per unit or per bedroom. These spaces may be provided as tandem parking on an existing driveway. (II) Offstreet parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions, or that it is not permitted anywhere else in the jurisdiction. (III) This clause shall not apply to a unit that is described in subdivision (d). AB 2299 Page 7 (xi) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit, and the local agency requires that those offstreet parking spaces be replaced, the 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. This clause shall not apply to a unit that is described in subdivision (d). (2) The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. (3) When a local agency receives its first application on or after July 1, 2003, for a permit pursuant to this subdivision, the application shall be considered ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. Nothing in this paragraph may be construed to require a local government to adopt or amend an ordinance for the creation of second units. permits, within 120 days after receiving the application. A local agency may charge a fee to reimburse it for costs that it incurs as a result of amendments to this paragraph enacted during the 2001–02 Regular Session of the Legislature, including the costs of adopting or amending any ordinance that provides for the creation of second units. an accessory dwelling unit. (b) (4) (1) An When existing ordinance governing the creation of an accessory dwelling unit by a local agency which has not adopted an ordinance governing second units in accordance with subdivision (a) or (c) receives its first application on or after July 1, 1983, for a permit pursuant to this subdivision, the local agency shall accept the application and approve or disapprove the application ministerially without discretionary review pursuant to this subdivision unless it or an accessory dwelling ordinance adopted by a local agency subsequent to the effective date of the act adding this paragraph shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units and shall not include any discretionary processes, provisions, or requirements for those units, except as otherwise provided in this subdivision. In the event that a local agency has an existing accessory dwelling unit ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void upon the effective date of the act adding this paragraph and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units, unless and until the agency adopts an ordinance in accordance with subdivision (a) or (c) within 120 days after receiving the application. Notwithstanding Section 65901 or 65906, every local agency shall grant a variance or special use permit for the creation of a second unit if the second unit complies with all of the following: that complies with this section. (A) The unit is not intended for sale and may be rented. (B) The lot is zoned for single-family or multifamily use. (C) The lot contains an existing single-family dwelling. AB 2299 Page 8 (D) The second unit is either attached to the existing dwelling and located within the living area of the existing dwelling or detached from the existing dwelling and located on the same lot as the existing dwelling. (E) The increased floor area of an attached second unit shall not exceed 30 percent of the existing living area. (F) The total area of floorspace for a detached second unit shall not exceed 1,200 square feet. (G) Requirements relating to height, setback, lot coverage, architectural review, site plan review, fees, charges, and other zoning requirements generally applicable to residential construction in the zone in which the property is located. (H) Local building code requirements which apply to detached dwellings, as appropriate. (I) Approval by the local health officer where a private sewage disposal system is being used, if required. (2) (5) No other local ordinance, policy, or regulation shall be the basis for the denial of a building permit or a use permit under this subdivision. (3) (6) This subdivision establishes the maximum standards that local agencies shall use to evaluate proposed second units on lots a proposed accessory dwelling unit on a lot zoned for residential use which contain that contains an existing single-family dwelling. No additional standards, other than those provided in this subdivision or subdivision (a), subdivision, shall be utilized or imposed, except that a local agency may require an applicant for a permit issued pursuant to this subdivision to be an owner-occupant. owner-occupant or that the property be used for rentals of terms longer than 30 days. (4) (7) No changes in zoning ordinances or other ordinances or any changes in the general plan shall be required to implement this subdivision. Any A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of second units an accessory dwelling unit if these provisions are consistent with the limitations of this subdivision. (5) (8) A second unit which conforms to the requirements of An accessory dwelling unit that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use which that is consistent with the existing general plan and zoning designations for the lot. The second units accessory dwelling unit shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. (c) (b) No When a local agency shall adopt an ordinance which totally precludes second units within single-family or multifamily zoned areas unless the ordinance contains findings acknowledging that the ordinance may limit housing opportunities of the region and further contains findings that specific adverse impacts on the public health, safety, and welfare that AB 2299 Page 9 would result from allowing second units within single-family and multifamily zoned areas justify adopting the ordinance. that has not adopted an ordinance governing accessory dwelling units in accordance with subdivision (a) receives its first application on or after July 1, 1983, for a permit to create an accessory dwelling unit pursuant to this subdivision, the local agency shall accept the application and approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a) within 120 days after receiving the application. (d) (c) A local agency may establish minimum and maximum unit size requirements for both attached and detached second accessory dwelling units. No minimum or maximum size for a second an accessory dwelling unit, or size based upon a percentage of the existing dwelling, shall be established by ordinance for either attached or detached dwellings which that does not permit at least an efficiency unit to be constructed in compliance with local development standards. Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. (d) Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit in any of the following instances: (1) The accessory dwelling unit is located within one-half mile of public transit. (2) The accessory dwelling unit is located within an architecturally and historically significant historic district. (3) The accessory dwelling unit is part of the existing primary residence or an existing accessory structure. (4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. (5) When there is a car share vehicle located within one block of the accessory dwelling unit. (e) Parking requirements for second units shall not exceed one parking space per unit or per bedroom. Additional parking may be required provided that a finding is made that the additional parking requirements are directly related to the use of the second unit and are consistent with existing neighborhood standards applicable to existing dwellings. Off-street parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions, or that it is not permitted anywhere else in the jurisdiction. Notwithstanding subdivisions (a) to (d), inclusive, a local agency shall ministerially approve an application for a building permit to create within a single-family residential zone one accessory dwelling unit per single-family lot if the unit is contained within the existing space of a single-family residence or accessory structure, has independent exterior access from the existing residence, and the side and rear setbacks are sufficient for fire safety. Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. AB 2299 Page 10 (f) (1) Fees charged for the construction of second accessory dwelling units shall be determined in accordance with Chapter 5 (commencing with Section 66000). 66000) and Chapter 7 (commencing with Section 66012). (2) Accessory dwelling units shall not be considered new residential uses for the purposes of calculating local agency connection fees or capacity charges for utilities, including water and sewer service. (A) For an accessory dwelling unit described in subdivision (e), a local agency shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit and the utility or impose a related connection fee or capacity charge. (B) For an accessory dwelling unit that is not described in subdivision (e), a local agency may require a new or separate utility connection directly between the accessory dwelling unit and the utility. Consistent with Section 66013, the connection may be subject to a connection fee or capacity charge that shall be proportionate to the burden of the proposed accessory dwelling unit, based upon either its size or the number of its plumbing fixtures, upon the water or sewer system. This fee or charge shall not exceed the reasonable cost of providing this service. (g) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of second units. an accessory dwelling unit. (h) Local agencies shall submit a copy of the ordinances ordinance adopted pursuant to subdivision (a) or (c) to the Department of Housing and Community Development within 60 days after adoption. (i) As used in this section, the following terms mean: (1) “Living area,” area” means the interior habitable area of a dwelling unit including basements and attics but does not include a garage or any accessory structure. (2) “Local agency” means a city, county, or city and county, whether general law or chartered. (3) For purposes of this section, “neighborhood” has the same meaning as set forth in Section 65589.5. (4) “Second “Accessory dwelling unit” means an attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family dwelling is situated. A second An accessory dwelling unit also includes the following: (A) An efficiency unit, as defined in Section 17958.1 of Health and Safety Code. (B) A manufactured home, as defined in Section 18007 of the Health and Safety Code. (5) “Passageway” means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. AB 2299 Page 11 (j) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for second accessory dwelling units. SEC. 2. Section 1.5 of this bill incorporates amendments to Section 65852.2 of the Government Code proposed by both this bill and Senate Bill 1069. It shall only become operative if (1) both bills are enacted and become effective on or before January 1, 2017, (2) each bill amends Section 65852.2 of the Government Code, and (3) this bill is enacted after Senate Bill 1069, in which case Section 1 of this bill shall not become operative. SEC. 3. No reimbursement is required by this act pursuant to Section 6 of Article XIII B of the California Constitution because a local agency or school district has the authority to levy service charges, fees, or assessments sufficient to pay for the program or level of service mandated by this act, within the meaning of Section 17556 of the Government Code. AB 2406 Page 1 AB-2406 Housing: junior accessory dwelling units. (2015-2016) SECTION 1. Section 65852.22 is added to the Government Code, immediately following Section 65852.2, to read: 65852.22. (a) Notwithstanding Section 65852.2, a local agency may, by ordinance, provide for the creation of junior accessory dwelling units in single-family residential zones. The ordinance may require a permit to be obtained for the creation of a junior accessory dwelling unit, and shall do all of the following: (1) Limit the number of junior accessory dwelling units to one per residential lot zoned for single- family residences with a single-family residence already built on the lot. (2) Require owner-occupancy in the single-family residence in which the junior accessory dwelling unit will be permitted. The owner may reside in either the remaining portion of the structure or the newly created junior accessory dwelling unit. Owner-occupancy shall not be required if the owner is another governmental agency, land trust, or housing organization. (3) Require the recordation of a deed restriction, which shall run with the land, shall be filed with the permitting agency, and shall include both of the following: (A) A prohibition on the sale of the junior accessory dwelling unit separate from the sale of the single-family residence, including a statement that the deed restriction may be enforced against future purchasers. (B) A restriction on the size and attributes of the junior accessory dwelling unit that conforms with this section. (4) Require a permitted junior accessory dwelling unit to be constructed within the existing walls of the structure, and require the inclusion of an existing bedroom. (5) Require a permitted junior accessory dwelling to include a separate entrance from the main entrance to the structure, with an interior entry to the main living area. A permitted junior accessory dwelling may include a second interior doorway for sound attenuation. (6) Require the permitted junior accessory dwelling unit to include an efficiency kitchen, which shall include all of the following: (A) A sink with a maximum waste line diameter of 1.5 inches. (B) A cooking facility with appliances that do not require electrical service greater than 120 volts, or natural or propane gas. (C) A food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit. AB 2406 Page 2 (b) (1) An ordinance shall not require additional parking as a condition to grant a permit. (2) This subdivision shall not be interpreted to prohibit the requirement of an inspection, including the imposition of a fee for that inspection, to determine whether the junior accessory dwelling unit is in compliance with applicable building standards. (c) An application for a permit pursuant to this section shall, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits, be considered ministerially, without discretionary review or a hearing. A permit shall be issued within 120 days of submission of an application for a permit pursuant to this section. A local agency may charge a fee to reimburse the local agency for costs incurred in connection with the issuance of a permit pursuant to this section. (d) For the purposes of any fire or life protection ordinance or regulation, a junior accessory dwelling unit shall not be considered a separate or new dwelling unit. This section shall not be construed to prohibit a city, county, city and county, or other local public entity from adopting an ordinance or regulation relating to fire and life protection requirements within a single- family residence that contains a junior accessory dwelling unit so long as the ordinance or regulation applies uniformly to all single-family residences within the zone regardless of whether the single-family residence includes a junior accessory dwelling unit or not. (e) For the purposes of providing service for water, sewer, or power, including a connection fee, a junior accessory dwelling unit shall not be considered a separate or new dwelling unit. (f) This section shall not be construed to prohibit a local agency from adopting an ordinance or regulation, related to parking or a service or a connection fee for water, sewer, or power, that applies to a single-family residence that contains a junior accessory dwelling unit, so long as that ordinance or regulation applies uniformly to all single-family residences regardless of whether the single-family residence includes a junior accessory dwelling unit. (g) For purposes of this section, the following terms have the following meanings: (1) “Junior accessory dwelling unit” means a unit that is no more than 500 square feet in size and contained entirely within an existing single-family structure. A junior accessory dwelling unit may include separate sanitation facilities, or may share sanitation facilities with the existing structure. (2) “Local agency” means a city, county, or city and county, whether general law or chartered. SEC. 2. This act is an urgency statute necessary for the immediate preservation of the public peace, health, or safety within the meaning of Article IV of the Constitution and shall go into immediate effect. The facts constituting the necessity are: In order to allow local jurisdictions the ability to promulgate ordinances that create secure income for homeowners and secure housing for renters, at the earliest possible time, it is necessary for this act to take effect immediately. AB 2406 Page 3 Accessory Dwelling Unit (ADU) Requirements *Note: Other residential districts have different development standards 161014 jb 0131560 Rev. November 22, 2016 Development Standards Current Ordinance (R-1 Standards)* State Law Restrictions Staff Proposal Attached ADUs Maximum size of living area (attached) 450sf ▪ Not including covered parking ▪ Basement area Included Shall not exceed 50% of existing living area, with maximum increase of 1,200sf No Change Maximum house size (attached) 6,000sf (attached ADU included) No No Change Maximum height (attached) One story & 17ft No No Change Detached ADUs Minimum separation from main dwelling (detached) 12ft No Delete Maximum size of living area (detached) 900sf ▪ Not including covered parking ▪ Basement area included Not to exceed 1,200sf No Change Maximum height (detached) One story & 17ft No No Change Attached and Detached Lot coverage ▪ Equivalent to FAR for single story ▪ 35% for two story No No Change Accessory Dwelling Unit (ADU) Requirements *Note: Other residential districts have different development standards 161014 jb 0131560 Rev. November 22, 2016 Development Standards Current Ordinance (R-1 Standards)* State Law Restrictions Staff Proposal FAR ▪ .45 (1st 5,000sf) ▪ .30 (in excess of 5,000sf) No No Change Minimum lot size (attached & detached) 35% greater than minimum lot size for R-1 lots No No Change Parking ▪ 2 parking spaces/1 covered ▪ Cannot be in front setback ▪ Not closer than 10ft from street in street side setback ▪ Not to exceed 1 per unit or per bedroom ▪ May be located in setbacks or tandem, unless special findings ▪ No parking required for Junior ADU ▪ No parking required for ADU part of existing primary residence or existing accessory structure ▪ 1 per unit or 1 per bedroom, whichever is greater ▪ No parking required for junior units or retrofit of existing structure PUBLIC COMMENTS RECEIVED AS OF NOVEMBER 23, 2016 From: Steve Baker Date Received: 11/20/2016 I believe SDUs are an easy way to create more housing for couples or single people. However, they will probably also create more housing for families in palo alto, as empty nesters may move into SDUs on their own property and rent out their houses to newcomers. It seems like a win-win to me! I support removing the minimum lot size requirement for SDUs and also relaxing the FAR requirement for the purposes of SDUs. Thank you, Steve Baker From: Abby Boyd Date Received: 11/20/2016 Please address: First, is this instead of the single story overlay? Will neighborhoods with a single story overlay be changed to a less height restrictive zoning? I WANT TO KEEP THE SINGLE STORY OVERLAY. Houses in a cul-de-sac have parking issues, which include the ability of garbage and recycling containers being up out for pickup I don’t want people looking into my house and backyard. This privacy is a plus that is disappearing and does not need to disappear in Eichler neighborhoods I can’t plant trees to block neighbor homes or insure privacy. I have had to cut down trees because of telephone lines Will you increase traffic in residential areas? I already have cut through traffic and employees at the Jewish Campus parking on my street. Sunlight. I need it for my vegetable garden and I like to look at the sky. What about solar panels? Some houses back up to enormous lots, the one behind me is 17000 square feet. I don’t want second stories that would loom over my house as people drove up to it. This has been done on Montrose and looks awful. Higher grades and flood plains. These need to be taken into account when looking at the final height of buildings. Access areas for repairs. Don’t forget to keep these free. Granny units are another structure that needs to not block sunlight, end my privacy, and increase parking. I think they may become homes for Stanford students, not low income employees. Are you going to have rent restrictions on these so low income people can live in Palo Alto? Is this a can of worms? Who decides the guidelines? Please address these issues and consider that Palo Alto has increased density at the expense of quality of life. From: K JM Date Received: 11/20/2016 Question: so now, neighbor remodeling garage on churchill where plans are stamped not to be used for sleeping (or some similar designation...) - will they now be permitted to have a tenant? From: Virginia Van Kuran Date Received: 11/17/2016 I am in full support for updating the regulations regarding ADUs and JADUs to provide much needed additional housing options in Palo Alto. I would like to be informed about this project. Thank you. Regards, Virginia Van Kuran 879 Garland Drive Palo Alto, CA 94303 virginia@vankuran.com From: Tammy Kwan Date Received: 11/17/2016 My name is Tammy and I was referred to you by Samuel Gutierrez, one of the City Planning technicians. I own a duplex in Palo Alto and we had hopes to build expand one unit by adding a second floor to maximize our square footage. Our local family of four would love to be able to live in the expanded side while keeping the other unit as a rental. It is zoned as R2 and since it is on a lot sized less than 7500 sq feet, we are considered a grandfathered, legal, non-conforming duplex. Therefore, we are not able to add any additional square footage. Unfortunately, we learned this too late and already drew up our plans. According to Samuel, the only option we have if we want to increase the floor space is to convert it to a single family home. However, we'd like to keep it as 2 units to provide us that extra rental income. Also, it seems like a shame to take away a unit from the already short pool of housing in Palo Alto. I also hear from news outlets that there is a push to allow more second unit dwellings on more properties. Do you know the latest on this in Palo Alto? Is there a chance that the City may decrease the 7500 sq foot lot minimum for 2 units in an R-2 zone? Samuel mentioned that I can be added to a newsletter to receive the latest info? If so, that would be great. Thanks and looking forward to hearing your thoughts, Tammy From: Diane Reklis Date Received: 11/21/2016 Dear Cory and members of the PTC, Relaxing the setback from the street slightly would allow many Eichlers to either convert the front bedroom to a studio and/or add an apartment to half the garage. This would not impact the neighbors or the homeowner nearly as much as a second story addition or a separate structure and it should be considered while you are thinking about ADUs. The setbacks were put in place when we had water for front lawns; times have changed and we should examine what makes sense for today and the future. There used to be an ordnance or zoning that would not allow bedroom in ½ garage – not sure if it is state or local, but if it is still restricted it needs to be changed. With appropriate firewalls this restriction does not make sense. Now many folks put in an “office” in part of the garage and use it for a bedroom. I’d rather make it legal and safe than illegal and therefore have no possibility of regulating for safety. Many of the ideas I proposed in my editorial last April are relevant to this discussion. Please include copies of this editorial in your meeting packet. http://www.paloaltoonline.com/news/2016/04/30/guest-opinion-be-creative-in-embracing- change-preserving-neighborhood The city should make ADUs easy, including helping with getting simple designs through the permit process and helping (at cost) to develop appropriate leases (leases might include minor repairs or computer advice in lieu of some rent). There is no need to demand that each homeowner reinvent the basic design, particularly when many homes in the neighborhood are similar. A well-designed ADU might have many different uses during the time that a homeowner has control of their house and that flexibility is a good thing and should be encouraged. Many homes that are suitable for ADUs are owned by older folks who are more likely to do the work of adding an ADU and renting it out (or renting out the main part of the house and moving into the new part) if the city makes the process easy. This would also allow many to age in place while allowing new folks to share the space. I am glad that this idea is gaining traction. Thank you for letting me give input. Diane Reklis 650-814-3410 _______________________ 1.Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2.The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3.The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Planning & Transportation Commission 1 Regular Meeting Agenda: November 30, 2016 2 Council Chambers 3 250 Hamilton Avenue 4 6:00 PM 5 6 Call to Order / Roll Call 6:10 pm 7 All Commissioners present 8 9 Chair Alcheck: Alright, good evening. I'd like to begin our Planning and Transportation 10 Commission (PTC) meeting. Can we have a roll call? 11 12 Yolanda Cervantes, Administrative Assistant: Chair Alcheck, Commissioner Fine, Commissioner 13 Gardias, Commissioner Rosenblum, Commissioner Tanaka, and Vice-Chair Waldfogel. All six 14 members present. 15 16 Oral Communications 17 The public may speak to any item not on the agenda. Three (3) minutes per speaker.1,218 19 Chair Alcheck: Are there any agenda changes, additions or deletions that we need to go over at 20 this time? 21 22 Jonathan Lait, Assistant Director: Nothing from staff. That's up to the Commission. 23 24 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 The Commission took a break 2 3 5. The Planning and Transportation Commission will Consider a Recommendation to the 4 City Council for Adoption of an Ordinance to Update the City's Municipal Code 5 Sections Regarding Accessory Dwelling Units (Second Dwelling Units) for Compliance 6 with Recent State Laws and Other Changes to Encourage Construction of Accessory 7 Dwelling Units. The Proposed Ordinance is Exempt from the California 8 Environmental Quality Act (CEQA) per Sections 15301 and 15303. 9 10 Chair Alcheck: Testing. Ok, we are going to get started with Item Number 5 regarding Accessory 11 Dwelling Units (ADU). I'm going to ask staff to present the agendized item then we're going to 12 give individuals in the audience an opportunity to speak. If you haven't submitted a speaker 13 card and you want to speak on this item the speaker cards are right there you can fill them out 14 and hand them to staff. Ok. 15 16 Chitra Moitra, Planner: Good evening, Commissioners; I’m Chitra Moitra, Planner, Long Range 17 Planning. Tonight staff requests the Planning and Transportation Commission (PTC) to adopt a 18 Motion recommending that the City Council adopt a draft the draft ordinance which is 19 Attachment A of your staff report amending Title 18 of the Municipal Code to implement the 20 new state regulations on ADUs and Junior Accessory Dwelling Units (JADU). In November, in 21 the October of 2015 City Council in a colleague's memo requested the PTC to look into ways to 22 increase opportunities to create more ADUs and consider steps to bring existing non-compliant 23 ADUs into compliance. But they were asked to do so while minimizing the impacts on 24 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. community character and maintaining the sensitivity to neighborhood design standards. So far 1 PTC had two study sessions on this item, one in January of 2016 and the other in July of 2016. 2 PTC in the study sessions discussed the constraints which prevented construction of the ADUs. 3 Staff provided a lot of research the best practices followed by other cities. And PTC requested 4 staff to estimate the number of units that can be generated if changes were made to the 5 minimum lot size requirement and parking standards. 6 7 While staff was working on this some significant changes happened. Governor Brown adopted 8 three new legislations on ADUs in September of 2016. These are Assembly Bill (AB) 1069, sorry, 9 Senate Bill (SB) 1069, AB 2299. These two are effective from January 1, 2017, and AB 2406 on 10 JADU is not a mandated requirement, but if adopted is effective immediately because of this 11 urgency statute. Now Slide 4 here out of is the brief outline of the state regulations which we 12 have on ADUs right now. AB 1866 otherwise known as the State Second Unit Law was adopted 13 in 1982. While it was mainly encouraged to create secondary units while maintaining the local 14 flexibility for unique circumstances and conditions. This line includes details on locational 15 criteria for ADUs, parking requirement for ADUs, unit size requirement for ADUs, and the type 16 of views required for ADUs. 17 18 The next slide shows the SB 1069 and AB 2299 which were adopted in September. These two 19 bills further simplifies the requirements for ADUs and some of the highlights are like on parking 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. a local agency can choose to completely eliminate the parking requirement if necessary and 1 parking requirements there will be no parking requirements for ADUs which are located within 2 half a mile of public transit, which are located within historically significant district, ADUs which 3 are part of existing primary residence or ADUs which have which are located on street parking 4 permits required, but not offered to the occupant of the ADUs. And lastly where there is a car 5 share vehicle located within a block of the ADUs no parking should be required. 6 7 The next slide also shows additional requirements for the law, for these two regulations. First 8 one is on setback. It says that no setback would be required if an existing garage is converted 9 to an ADU or there can be setback of no more than five feet from the side and rear lot lines if 10 an ADU is constructed over a garage. This bill also discusses other standards like ADU is not 11 intended for separate sale. ADUs can be rented out with terms longer than 30 days. 12 13 The next slide which is AB 2406 Junior Second Dwelling Units defines the second dwelling, a 14 junior second dwelling unit as living space of no more than 500 square feet (sq ft) and 15 contained entirely within the existing single family structure. The next slide shows the number 16 the some of the characteristics of the junior secondary units, but the most important ones are 17 no additional parking is required for a junior accessory second dwelling unit or no minimum lot 18 size is required for it. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. What staff is proposing tonight is to make the minimum amendments required to comply with 1 these newly adopted state laws, which means these, the changes which it means including 2 changing the terminology of second units or second dwelling units to ADUs throughout the 3 document, repealing Sections 18.10.070, 18.12.070, and 18.28.070 and adding an entirely new 4 Section 18.42.040 with development standards applicable to ADUs and JADUs for all the zones. 5 It also includes adjusting the parking requirements and following the state mandates excepting 6 allowing parking in the front setback. It also includes eliminating separation of the separation 7 requirement of 12 feet between the primary structure and the ADU. And last complete 8 complying with the setback requirements for garage conversions and second story above 9 garage ADUs. The proposed garage conversion to ADU would only be permitted if an existing 10 garage is not needed as required parking for the principal dwelling unit. 11 12 State law also permits the construction of above garage ADUs. The proposed ordinance 13 changes the setback requirement to be consistent with the state law. However, since state 14 laws only regulate state laws does not regulate ADU height limits the R-1 district is currently 15 prohibiting second story ADUs. This is only allowed in RE and OS zones. And no changes would 16 be made to any other development standards on ADUs. Staff also recommends that allowing 17 junior secondary units which involves convert conversion of existing building space to small 18 living units without a minimum lot size requirement or parking requirement. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. This staff report also includes at the end a parcel analysis at PTC’s request if PTC chooses to 1 reduce the minimum lot size requirement from the required 35 percent. A clarification I want 2 to make at the end of the presentation is to the ordinance Section 1b and that with the 3 following text “Housing cost in Palo Alto are out of reach for many families with 33 percent 4 renters and 24 percent owners paying more than 30 percent of their gross income for housing.” 5 So with this the next steps for staff is to present the PTC recommendations and the draft ADU 6 ordinance to the City Council in February or January, as early as February or January, of next 7 year. This concludes staff presentation on ADUs. 8 9 Chair Alcheck: Ok, thank you. At this time I would like to invite the speakers up to speak. Every 10 speaker will be given three minutes to speak. We have approximately ten speakers so that is 30 11 minutes. When the buzzer goes off please end your comments as quickly as you possibly can. 12 Ok, thank you. 13 14 Jonathan Lait, Assistant Director: Chair just to reiterate I think it’s five minutes per speaker if 15 they choose to (interrupted) 16 17 Chair Alcheck: Oh is it? 18 19 Mr. Lait: Unless you're limiting it to according to your rules. 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 Chair Alcheck: Yeah, sorry. So let me be more specific. I want to reduce the time today from 2 five to three minutes so that we can effectively get all of these speakers in within the hour. 3 4 Mr. Lait: It’s certainly within your discretion. Thank you. 5 6 Chair Alcheck: And then give them an opportunity to hear sort of our discussion. Ok, so will you 7 begin that process? 8 9 Vice-Chair Waldfogel: Great. Let's start with Dave Wills followed by Debbie Nielsen. 10 11 Dave Wills: Hi, my name's Dave Wills. I live on Waverly Street in Old Palo Alto and I live on the 12 wrong side of the tracks. And Waverly doesn't cross the tracks so if you don't know what that 13 means you have a gap in your knowledge of Palo Alto. I'm late to the game here so I apologize 14 about if might some of my comments may not make sense. And I don't have a whole lot of 15 structure to them so I'll just give them out as I’ve jotted some notes. 16 17 One note I made is maybe the housing problem is going to go away because many of the 18 residents are going to leave because of the airplane noise. Infrastructure includes a lot of 19 things not only affordable housing, but you have to consider traffic and other services which I'm 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. sure you've done. But these need to be considered and I don't see how you could do an ADU 1 Motion without really thinking about how it affects traffic, noise, shopping, services, and 2 whatever. 3 4 I live on a street where there I’m sure probably most of you do. There is a house on either side 5 of me and three houses directly across the street. So just in that six house area there are 6 currently seven families. And according to the way you're adding ADUs since it's unlimited it 7 could easily expand to 11 families. I won't have an ADU in my house. That's quite a big 8 addition to my neighborhood and I’m sure it would be to your neighborhood too. Also I believe 9 that ADUs may disproportionately be expand in Midtown and South Palo Alto as opposed to 10 Old Palo Alto and North Palo Alto where the houses are bigger the people earn more money. 11 And their ADUs are likely to be servant quarters. 12 13 I’m big, I'm very concerned about parking. In general, in generalization is that people no matter 14 what your income level is you have three things: you have a smartphone, you have a large flat 15 panel television (TV), and you have a car. So if there are no parking requirements you're just 16 going to make the parking in Palo Alto much more unbearable especially for other residents. 17 I’m concerned about ADU conversions on property line. My bedroom is six feet from the 18 property line. There's a garage on the property line. If you allow that garage to turn into an 19 ADU I now have a neighbor in my bedroom. I don't think that's fair. I'm very concerned about 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. short term rentals. I like knowing who my neighbors are. I like to see them and I’m concerned 1 that 30 days may not be long enough. Thank you. 2 3 Vice-Chair Waldfogel: Thank you very much. Debbie Nielsen followed by Julien Schaller. 4 5 Debbie Nielsen: Hi, I'm Debbie Nielsen. I live in Barron Park. We have been here since 1977. I 6 have two young boys and an 86 year old mother in law who is in need of our care and I would 7 love not to have her in my house. I think all this is great. I love the proposals, but the one thing 8 that I'm hung up on is the Floor Area Ratio (FAR). If you guys or we could increase it by just five 9 percent that can give somebody the 200/300 extra sq ft they need to build an ADU. When I 10 built my house in 1990 I didn't max out my a lot, but because of the two story limitation I only 11 have 35 percent of my lot. I can only build 150 square foot ADU. So if they’ve changed the FAR 12 just five percent I think a lot of people who have bought here and have built we have the option 13 to add an ADU to our property. Basically I think we need to change the FAR. Thank you. 14 15 Vice-Chair Waldfogel: Whoops. 16 17 Julien Schaller: Greetings, Commission; Julien Schaller, The Tiny House Network. Thank you for 18 your time and for addressing this topic today. I think since our last meeting in July there's been 19 a couple things, developments in the Bay Area relative to ADUs and micro housing, tiny house, 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. tiny homes. First of all, in October of 2016 on the 28th Kansas City the ICC has adopted a 1 version of ADUs, tiny homes, and micro housing. I would strongly suggest that if you would like 2 to go into the weeds of zoning and planning to review some of the codes that were expressed 3 in that committee by the American Tiny House Association. Also more closer to home in San 4 Jose Mayor Licardo has passed an emergency measure for tiny micro housing to benefit 5 students, homeless, homeless veterans. So that might be a project to look into as well. 6 7 Beyond that I think that some of these structures and the language in the ADUs, Secondary 8 Dwelling Units (SDU), JADUs could benefit the community. I think that there's a lot of 9 multigenerational families here that are looking to expand, families looking to stay closer 10 together. We have a family, personal family business and corporate relocation so we have a 11 pretty good idea of the influx and out flux of labor coming in and out of the Bay Area. It's very 12 disproportionate and I think that in this crisis of housing ADUs, SDUs and maybe even opening 13 up the definition to tiny homes would be the logical, sensible approach allowing the private 14 sector, consumers, and citizens to address these needs. Other than that I applaud the work 15 that you've done in the fee structures and bring a Motion to review a tiered pricing. Thank you 16 very much for your time. 17 18 Vice-Chair Waldfogel: Thank you. Bonnie Packer followed by Hamilton Hitchings. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Bonnie Packer: Am I on? Oh yeah. Good evening Commissioner Alcheck [note-Chair] and 1 Commissioners, My name is Bonnie Packer. I'm President of the League of Women Voters of 2 Palo Alto. So I am speaking for the League tonight. The League of Women Voters supports 3 increasing the density of single family residential areas in various ways to improve the diversity 4 of housing opportunities for all economic levels. ADUs is one way to do this. For this reason at 5 this time the League supports the changes proposed by staff to the existing ordinance to meet 6 new state requirements permitting ADUs and defining the JADUs. The League supports the 7 inclusion of these JADUs in this ordinance. In particular having an ADU within the envelope of 8 the existing unit will not change the mass of the main single family home and allows no more 9 residents than are currently permitted in the home today. A separate entrance allows for 10 privacy for the principal unit. And the reduction in parking requirements and the placement of 11 the space is more realistic than in the current requirements. 12 13 The regulations in the ordinance however continue to be limiting and we hope that the 14 Commission will continue to look at other options that will encourage the building of more of 15 these small units. The League requests that the Commission recommend passage of the 16 proposed ordinance, but continue to study additional options that will encourage the inclusion 17 of more ADUs in our single family residential areas. Thank you. 18 19 Vice-Chair Waldfogel: Thank you. Hamilton Hitchings followed by Doria Summa. 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 Hamilton Hitchings: Hi, I’m Hamilton Hitchings. I’m a member of the Citizen Advisory 2 Committee (CAC) for the Comp Plan and also on the Land Use Subcommittee. So we have 3 spent some time talking about this; however, these comments are my own and not those of the 4 committee. 5 6 I support ADUs and JADUs. They are way to provide young people and senior family members 7 affordable housing options. And there's a good case to be made for using ADUs to increase 8 housing for local workers and elderly although many local residents do not welcome erosion of 9 R-1 zoning. I strongly support the staff's additional ADU requirements/recommendations and 10 hope you adopt all of them; specifically these four: only one ADU can be considered 11 constructed on a lot, that ADU may not be sold separately, that house or ADU must be owner… 12 the house or the ADU must be owner occupied, and the ADUs not be rented for less than 30 13 days. Although I'd actually recommend increasing it to at least 60 days because the idea of the 14 ADUs is to increase housing supply and if it's a short term rentals it doesn't really do that. 15 16 Up zoning our single family residential neighborhoods to R-2 is a big deal and should not be 17 taken lightly. I do however think that relaxing ADU minimum lot size requirement from 35 18 percent to 20 percent would significantly increase the percentage of qualifying parcels, but I do 19 not support increasing the total FAR of the lot. If you're allowed to get more FAR by claiming 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. the structure would be used for an ADU it's likely there’d be a lot of abuse of this and many of 1 those new units may not actually be used for ADUs. In terms of parking I support only one off 2 street parking spot unless the house is located in a parking permit area. I don't see how living 3 near public transportation or car share results in the majority of those renters not owning cars. 4 5 And I don't profess to understand all the details of the state bills and what you have to do to 6 comply with those. However, the biggest source of long term rental stock erosion is the 7 conversion to Airbnb type rentals. This increases scarcity, drives up long term rental prices, and 8 deprives the City of tax revenue. We need to crack down on the Airbnbs in R-1 neighborhoods. 9 So let's use this opportunity to thoughtfully support updating our ADU requirements to comply 10 with the new California state laws while being sensitive to our R-1 neighborhood character and 11 in particular in the ways I've outlined above. Thank you. 12 13 Vice-Chair Waldfogel: Thank you. Doria Summa followed by Linnea Widstrom. 14 15 Doria Summa: So good evening, Chair and Commissioners. And I understand that we have to 16 comply with state law, but I encourage you to use your discretion to minimize negative impacts 17 as much as possible. I think JADUs make a lot of sense. People are doing it already and it just 18 improves the conditions for renters, but I am concerned about reduction of parking 19 requirements. ADUs however that violate setbacks reduce neighbors privacy, they reduce 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. backyard habitat, and they have the potential to negatively affect our urban forest if trees are 1 cut down. There's an assumption that residents of these units will not need cars which I don't 2 agree with. 3 4 Parking in many neighborhoods is already a problem and the rejection of onsite parking spaces 5 should be carefully considered so as not to exacerbate existing parking problems. Santa Clara 6 Valley Transportation Authority (VTA) is reducing our bus service and even with the existing 7 service the routes do not have the flexibility and the frequency to realistically provide a reliable 8 commute experience for most people. Caltrain is at capacity during commute hours and cities 9 up and down the peninsula claim that proximity to Caltrans to under park their buildings and 10 meet Transportation Demand Management (TDM) goals etcetera. It's impossible to imagine 11 with all these people making these claims that Caltrans could ever have the capacity to support 12 them. 13 14 I'm concerned that it will be overwhelming and not possible to enforce the 30 day minimum 15 rental and that these units will become hotel like uses removing the ability of renters who are 16 part of the community from living in them and generally degrading a sense of community and 17 our neighborhoods. Finally, I am concerned I know that this is a ministerial process now, but I 18 think if we're going to have a lot more of them there will be a way to improve transparency and 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. there should be a way to improve transparency and also to have an appeal process. Some say 1 that fences make good neighbors and I say setbacks do also. Thanks. 2 3 Vice-Chair Waldfogel: Thank you. Linnea Widstrom followed by Peter Maresca. 4 5 Linnea Widstrom: Hello, good evening. My name is Linnea Widstrom. I live on Monroe Drive in 6 Palo Alto. My letter is in the packet. There are lot of details in there so I'm not going to read 7 that to you. I'm a 20 year resident of Palo Alto with a disabled young adult son and I want to 8 build an ADU for multiple potential uses, for an aging mother, for myself when I can no longer 9 do stairs in my house, for my son or for a caretaker for both of us or three of us. 10 11 I've been heartened by the City Council's new look at ADUs as one method of increasing 12 affordable housing and accommodating the needs of all sorts of residents. However, I was 13 disheartened by the proposed amendment. I think we need a good deal more flexibility if the 14 amendment is to accomplish the City's stated intent. I'm particularly disheartened by the 15 staff’s minimum required to meet state law. For example, I have a 10,000 square foot lot a 16 hundred yards off El Camino, 6/10ths of a mile from San Antonio and all of the services there, 17 with a two story 2,000 square foot house. My property would not qualify for an ADU under this 18 proposed amendment because of transit. We still have suburban level, read sparse, transit 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. requiring two lines at 15 minute intervals within half a mile eliminates even properties like mine 1 less than a mile from four bus lines and even Caltrain and 200 yards from the VTA 22. 2 3 Lot size was a real surprise to me. I haven't been paying attention over the years. Requiring 4 that any lot that is the standard size for its zone be any percentage larger than standard is 5 exclusionary. Please require only standard lot size and/or provide a FAR option to qualify. I 6 could put up a 5,000 square foot house. Why not a FAR option for a 2,000 square foot house 7 and a 900 square foot maximum ADU? 8 9 I wonder how many properties in the City could actually qualify for transit and lot size. I hope 10 you'll review the restrictive aspects of this proposed amendment and ask staff to take another 11 crack at this before approving something as the minimum required to meet state law, but 12 which I do not I hope does not match the City's true intent. Thank you. 13 14 Vice-Chair Waldfogel: Thank you; Peter Maresca and then Shani Kleinhaus. 15 16 Peter Maresca: Hello again, whoops, my fault. Yes, I’m also a resident at 450 Monroe Drive and 17 I consider myself a pretty smart guy, but I’ve got to tell you I’ve been flummoxed by all of these 18 percentages and numbers and zones, etcetera. And fortunately my wife's the wonk in the 19 family so she can handle all of that, but I have very personal feelings about why we would like 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. to have an ADU. And I'm sure I'm not the only citizen in Palo Alto with a mother or a father or 1 son or daughter, brother or sister with a disability or someone who's aged and needs some 2 assistance. Someone who needs the assistance, but at the same time needs an independence 3 for a certain quality of life. So a quality of life and having your basic needs met the solution to 4 me seems that can be easily found with ADUs. And ADUs that should be made accessible in 5 many more circumstances than they are. 6 7 Now I fully understand the concerns some founded and some unfounded that what about the 8 future use? What happens in 10 to 20 years when it's not a nice small family with their disabled 9 or aged person? Well, I think that the possibility that in 10 to 30 years, 10, 20, or even thirty 10 years there might be an extra car out on the street I think most of citizens in Palo Alto are 11 willing to take that risk to know that people now today living in our community could have a 12 better quality of life. And we might not even need cars another 10 or 20 years. Even in Palo 13 Alto we’ll probably all be time sharing a thousand Tesla's and that will be it so years from now 14 this property with an ADU that we have might not even be a concern of rentals or extra cars. 15 There may be, it may be a very desirable piece of property for someone with an aged parent or 16 someone with a disabled child. So we don't have to always assume that it's going to be 17 someone coming in so they can rent out the properties in an Airbnb unit. 18 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Now all over the peninsula housing for the elderly and disabled units have been denied to the 1 needy. Yes, even in liberal compassionate Palo Alto the response has been Not in My Backyard 2 (NIMBY). Well, I think I'm not alone in responding YIMBY. Literally, Yes in My Backyard. The 3 best solution is to have a unit that can provide for members of our family in need. It’s the best 4 solution for individuals and the community at large. Let’s… you know this problem is solvable 5 and there is some sort of compromise an equitable solution that we can come up with so you 6 guys are pretty smart and I think you can figure it out. Thank you. 7 8 Shani Kleinhaus: Thank you, Shani Kleinhaus, I’m a resident of Palo Alto. I’m on the CAC; do not 9 speak for the CAC. I am on the Executive Committee of the Loma Prieta Chapter of the Sierra 10 Club and I am the [unintelligible] advocate for Audubon in this area. And I speak other than not 11 for the CAC the other I am speaking for. So Palo Alto neighborhood character is defined by our 12 urban forest. And the Urban Forest Master Plan looks to integrate habitat into the City and the 13 lattice that builds habitat and the urban forest in Palo Alto is our Oaks. So with this preamble I 14 would like to say that we are glad that the State has streamlined JADUs. These units increase 15 housing stock and have very little impact to the environment and those are things that I wish 16 Palo Alto had done years ago, streamline that process. 17 18 In terms of the attached and detached housing units we support staff recommendations and 19 are concerned about those units that have the potential to remove trees, especially oak trees 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. or remove canopy. And so I think what we would like to ask is for transparency in general. So 1 people will know if somebody is going to remove the tree next door. And also potentially look 2 at the tree ordinance to see if there is a way that one can appeal if somebody wants to remove 3 an old oak next door for the purpose of building something there. There should be enough 4 room to build without harming the urban forest too much and so I think that's one thing that is 5 really important is to figure out how to protect the urban forest and our ecological lattice as we 6 grow and provide more housing. Thank you. 7 8 Vice-Chair Waldfogel: Thank you. John Kelley and then Becky Sanderson or Sanders, I’m sorry. 9 10 John Kelley: Thank you, Chair, Vice-Chair, Commissioners. I've been speaking about ADUs in 11 this chamber probably four or five times now over the last year and if you've been in any of the 12 Council meetings I think there's an overwhelming consensus in our community that we need 13 more housing. And I've repeatedly tried to advocate for ADUs because I think that's the 14 cheapest, fastest, most effective way that we can get more housing and more affordable 15 housing in Palo Alto. So I want to commend you for having this on your agenda tonight and I 16 want to commend the staff report in general for particularly the advocacy and the support for 17 JADUs. But like many of the other speakers tonight I think that we have not gone far enough. 18 In fact we haven't even gotten close to where we should be going to really address the housing 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. needs of our community. Since we've only got three minutes and not five I'm going to try to be 1 very specific about what I think has to be changed. 2 3 First, you need an overall plan for creating more ADUs. This plan if it were adopted I think it 4 might lead to an additional 200 or 500 units when there's an opportunity probably over ten 5 years to put in 5,000 units of ADU. So I think you have to think order of magnitude greater 6 number of ADUs. Secondly, to reach that greater number you're going to need to change the 7 lot size requirement as it exists. I would advocate taking the incremental lot size requirement 8 to zero. Certainly not to 35 percent and I think the speaker before was suggesting 20 percent 9 would find that that's not going to come close to meeting the needs of the community. 10 11 Secondly, if you look at this map which I really want to commend the staff for putting together 12 you will see two things. First of all there's a total lack of except for part of Barron Park there's a 13 total lack of congruity between the transit proposal or the transit regulations that staff has 14 advocated and where the ADUs stock, where the potentially ADU stock exists. There's just a 15 complete mismatch. So I would also say that either and related to that I don't know where staff 16 got this definition of transit. As I understand the State statute it simply says transit. It doesn't 17 talk about two bus lines simultaneously for every 15 minutes. So that should go. 18 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Since I've got less than a minute left I just want to talk about a couple other points. We have a 1 natural experiment going right now for years we've avoided doing a census of existing ADUs. I 2 think there are many of them in South Palo Alto. They should, we should understand where the 3 existing ADUs are. We should get rid of the lot size multiple altogether. There should be no 4 parking requirement at all. If an ADU is under fifteen, under 500 feet whether it's attached or 5 detached and the maximum should be one uncovered lot which should allow for that being in 6 the front setback. We should also have safe [harbor] standards and expedited plans that I think 7 should be made available to anyone in the community who wants to convert a garage. That's 8 going to be the simplest fastest way to increase the housing stock in Palo Alto. And finally as 9 you see what's happening with housing in Palo Alto we're getting more bigger houses with big 10 basements. If you're in a, if you're on a lot that does not have a basement and you're going to 11 forswear adding a basement while you're building an ADU you should get an FAR boost. I 12 would suggest that that should be five percent. Thank you. 13 14 Vice-Chair Waldfogel: Thank you. Becky Sanders. That’s our last one. Are there any other 15 cards that haven’t been brought forward? No. 16 17 Becky Sanders: I'm looking for that green button. Ok. Thank you. My name is Becky Sanders. 18 I'm the Moderator of the Ventura Neighborhood Association though I'm not here speaking for 19 them. I live in Ventura. And I this map I take issue with the assumption that bus and shuttle 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. routes are actually commuter serving options. So yeah I live three miles from where I work 1 which is great. For me to take the bus there would be an hour and a half. And so there are 2 going to be cars all over these neighborhoods. So I would recommend I just think the one half 3 mile circle from a train stop seems reasonable to me even though I also agree with some of the 4 issues that Miss Suma brought up about that the commuter trains are already kind of maxed 5 out at peak commuter times. But I'm very concerned about the parking in Ventura. We're 6 already heavily parked and when you start like I don't of course we have tiny lots in Ventura so 7 I'm not sure how many ADUs will be built, but I just want to make sure that people have a 8 realistic understanding that Palo Alto North County is well served by buses. I mean Arthur 9 Keller the day after he wasn't seated, granted a seat, he was emailing about the 88 and the 35. 10 I have to give it to Arthur. So anyway that’s just a real concern for me and thank you very 11 much. 12 13 Chair Alcheck: Ok, thank you to those of you that participated in that comment section. Alright 14 before we start things off I want to give a little context to tonight's meeting. This is the third 15 time this year that we will be discussing ADUs; however, this is the first time that we're 16 reviewing a draft ordinance. I want to provide a sort of a little clarity here. Our past two 17 meetings were study sessions where the discussion really revolved around the idea of should 18 we be encouraging development of ADUs and if so what are the ways that we could 19 theoretically encourage their development. The legislation that has recently passed has 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. changed the timetable with which we would like to operate in which is why staff prepared the 1 draft that they did which brings us into compliance arguably as quickly and as efficiently as 2 possible. So comments from community members about whether this effectively goes far 3 enough are appreciated, but just so that you understand the effort that staff put to today was 4 an effort to bring us into compliance with state law. 5 6 Today we will have an opportunity to discuss changes to that ordinance that we think are 7 relevant. I want to suggest that our goal for this meeting should be to move forward this draft 8 ordinance to City Council so that we can continue this process of falling into compliance with 9 state law. I think that based off the last two meetings that we had where we had study sessions 10 and I'll leave it to you guys to sort of decide how you want to go about this, but there's sort of 11 two comment categories. I think they're going to comments tonight about promotion and 12 there's going to be comments about the specific ordinance and how we can amend it. And I 13 think if there is interest in exploring some of these concepts of promotion we should be mindful 14 that that shouldn't prevent us from potentially moving forward a draft ordinance tonight that 15 Council can review so that we can be in compliance with state law. 16 17 So with that I'd like to kick our discussion off and what we'll do is we'll take notes just like in our 18 last agendized item of any specific language changes if there are and we can review them at the 19 tail end of this discussion. Ok, Commission… We're going to Commissioner Rosenblum you’re 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. the first light and why don't we actually for the purposes of this item move all the way down so 1 that we can just efficiently have a discussion? So Commissioner Rosenblum lead us off and 2 then Fine. 3 4 Commissioner Rosenblum: Ok. Thank you, so excited to start getting some specific language 5 down; just a quick preamble. I do think ADUs are a great idea, but I think it needs be part of 6 this holistic set of solutions for providing more housing and I don't even think in the end it’s 7 going to be one of the largest source of housing. Even in cities where ADUs are a big success in 8 the United States (US) like Portland it only accounts for something like 700 plus units, about 9 one percent of their housing stock. However, there are examples of places where they go well 10 beyond just making ADUs more attractive, they actually encourage ADUs like Vancouver where 11 it has been able to get up to 35 percent of housing stock. So the naysayers I think that there's 12 going to be some experimentation. There are some examples of cities where it's become a 13 significant portion of total housing. Or I'm sorry, in Vancouver 35 percent of homes that have… 14 35 percent of single family homes have added an ADU. 15 16 The thing I like about ADUs is that it does spread a minor amount of density throughout the city 17 as opposed to just concentrating it. In general you want density around transit, but in this case 18 because of the nature of ADUs you're spreading it very thin and so it adds meaningful relatively 19 cheap housing units for the kinds of uses that several of the petitioners came forward 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. particularly around the care of aged, disabled, etcetera family members that want to live with 1 them, but in addition for very young and very old. 2 3 So a couple specifics, the things that I would favor just off the bat based on the staff report and 4 based on some of the speakers and based on research. No minimum lot size for standard R-1 5 lots. Meaning I would not approve for substandard, but also not 35 percent above, not 20 6 percent above, not 5 percent above. I think that if you have the lot so long as you don't violate 7 the current FAR regulations that you should be allowed. I do not support petitioners requests 8 for additional FAR. I do think that that adds potential room for abuse. 9 10 Around parking requirements I think this is sort of bifurcated there is this around transit we are 11 proposing reducing parking requirements in accordance with state law. I agree that the Palo 12 Alto definition of transit being two lines of certain frequency seems overly arduous. I also think 13 that the circle that we've drawn around major transit hubs seems overly narrow. My home is 14 0.6 miles from Caltrain. When I had to commute I took Caltrain every day. It was not difficult. 15 It was about a three minute bicycle ride I think or something like a eight minute walk or 16 something like that. It certainly was not arduous. Others that live further from me were going 17 on skateboards or scooters. It's certainly a viable option. 18 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. On the other hand as was pointed out there's a mismatch between that and eligible plots and 1 so I’d suggest something additional which is there a lot of areas in Palo Alto where parking is 2 not an issue. I used to live in South Palo Alto on Ortega Court and off street/on street it wasn’t 3 an issue with our neighborhood. I now live in Downtown North where it is an issue and 4 neighbors clearly were very passionate about support for Residential Preferential Parking (RPP), 5 etcetera. But there are a lot of places where it's not and so I propose something additional 6 which is a City sponsored study of parking capacity. And I'm going make an arbitrary figure, but 7 in places where there is less than 50 percent capacity utilization in those neighborhoods there 8 should they should also be excluded from additional parking requirements. 9 10 I am sympathetic to the 30 day rental restriction. I don't want the ADUs just turn into 11 additional Airbnb rental units. I will have an additional question later how we enforce that, 12 how we know if that is the case. I don't recommend going any higher to say 60 days. I think a 13 30 day restriction is good. 14 15 And then the final bit where I'm just going to end with this and then maybe my fellow 16 Commissioners have additional ideas. I would like to go beyond just relaxing certain 17 restrictions, but go towards making incentives. Again if we acknowledge that we have a 18 housing crisis in Palo Alto and the region and this is a good way that other cities have used. 19 There are things like what Santa Cruz has done in waiving application fees or having pre-20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. approved by right designs so that if you have a ADU that came from an approved set of 1 guidelines that it will be approved by right. A speaker talked about zoning regulations that 2 enable tiny homes. I hadn’t thought of it. I don't know if there are any particular zoning 3 regulations that are needed around adding a tiny home on property. So it's something that 4 wasn't included in our study pack. I don't know if this is actually becoming a significant thing, 5 but it's certainly worth at least from my perspective understanding if there are any zoning 6 requirements. So that's my full laundry list. 7 8 Commissioner Fine: Thank you and thank you staff for the report. It was very helpful and glad 9 to get this item for the third time. Two quick questions and a number of comments; if we were 10 to pass this as is today and [so were] to Council what are the protections around trees? If 11 somebody is building and ADU [and their] protected oak are things that goes through all the 12 normal processes, is that correct? 13 14 Mr. Lait: Yes, we do have a set of standards that one defines what are protected tree is and a 15 process by which removing a protected tree would be reviewed by the City's Urban Forestry 16 Department. 17 18 Commissioner Fine: Ok, great. Thank you. Second question is about setback, side setbacks in 19 the current ordinance it keeps them at 20 feet from the side setback. I'm wondering what's the 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. purpose there? To me it seems like this is some kind of like urban design or architectural 1 purpose in terms of making the ADUs more internal to the lot than the house itself. I'm 2 wondering what's the purpose of that and if there's any downside to having ADUs? Respect 3 just [unintelligible] questions. 4 5 Chair Alcheck: No, I just wanted to clarify which… what specific requirement again? 6 7 Commissioner Fine: The side setback. 8 9 Mr. Lait: Can you point to us in the ordinance (interrupted) 10 11 Commissioner Fine: It was 20 feet. 12 13 Mr. Lait: I’m sorry? 14 15 Commissioner Fine: So I’m looking on Page 121. Excess restructures 20 feet from the side, 16 street side property lines. Sorry, so not just side setback, street side of property line. 17 18 Woman: Oh this is? Oh, ok. So you're referring to basically for detached accessory structures. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Commissioner Fine: Yes. 1 2 Woman: If a unit was at the backyard. So basically that those are that's based on existing 3 zoning code requirements for any structure that would be allowed in the backyard. So I guess 4 the presumption for that is making sure that there is enough separation on the street side so 5 for example, if somebody had a driveway on that side. So there's enough room for somebody 6 to pull in and park safely in front of their garage. 7 8 Commissioner Fine: Ok. I would float to my fellow Commissioners that may be something to 9 explore. This may knock out a good number of ADUs if we require that same 20 foot street side 10 property line setback. Those are my two questions; just a few other comments. I concur a fair 11 bit with Commissioner Rosenblum on the importance of ADUs, what they can do to serve our 12 community and different folks who are residents here in Palo Alto. I think the minimum lot size 13 is a huge issue here. And if you look at the data in here the largest number, the largest group of 14 properties are within that five percent range which means most of our lots were cut to the 15 zoning size, but they're still ineligible for ADUs. So if we do want to make ADUs eligible for a 16 number of properties that something we should explore. 17 18 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. The parking requirements, I would encourage us to make them more responsive to programs 1 like RPP. As they are there's no mention of RPPs in this ordinance. If not that perhaps we 2 eliminate the parking requirement or relax it even further to encourage ADUs. 3 4 I also agree that ADU should be regulated by FAR. I am somewhat moved by the one speaker 5 who had a mention of another 50 sq ft would allow her to build an ADU in her backyard, but I 6 think that does get us into a different set of territories for this ordinance that we're looking at. 7 And then just a question; what was 30 feet for the Airbnb regulation, was such as pulled out of 8 the air or what's the reason for 30 days? 9 10 Mr. Lait: Yeah, it's a standard that we have for our multifamily zones. 11 12 Commissioner Fine: Ok. Alright, that's all for now. 13 14 Chair Alcheck: Ok, I’ll go through my comments. I strongly agree with Commissioner 15 Rosenblum’s assessment of the eliminating the bonus requirement. Excuse me, eliminating the 16 size bonus requirement so that standard lots within their designated zoning should be eligible. 17 18 I'll touch upon the rental terms. I agree that this the Airbnb component or short term rentals is 19 a problem. I don't know, I have a different view about whether 60 days is appropriate. I'll tell 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. you in the City of Mountain View for rental housing right now they require annual leases. You 1 have to provide any renter an annual lease option. The renter has the option of electing to go 2 month to month, but the month to month option… the annual option can't be more expensive 3 than the month to month option. It's a little nuanced and it's a newer sort of legislative policy 4 in place in Mountain View. The reason why I mention this is that in most cases when you sign a 5 lease you sign a twelve month lease and then it moves to a 30 day term after the fact. I think 6 that what they've done in Mountain View is a little complicated because it requires that you 7 essentially have a conversation with your tenant every year and they have to make an election. 8 Which for an individual who is not in the rental business that could be a little difficult, but I 9 would suggest that beginning with an annual lease term is something that I think is reasonable. 10 So I would support this notion of requiring greater than 30 day terms and more specifically an 11 annual term that could then turn into a month to month term so as to not be overly 12 complicated. And the reason why is because again I think we need to create long term housing 13 supply as opposed to create a situation where someone could have a 30 day rental. 14 15 I also want to suggest that that element in and of itself that sort of continuity can alleviate 16 concerns in a neighborhood where there's just constant turnover. And 30 days is not constant, 17 but it can that could be a lot. It could feel dramatic if every 30 days or every 60 days there's a 18 new individual in your community. So I'll stop there and see what other Commissioners feel 19 about that. 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 I will say this that in our discussions in other meetings and in our preparation for this there is a 2 general sense that the changes that we are discussing today will not lead to a significant 3 development of ADUs. And I just want to share that with the community because I think that's 4 important. We're talking about how we are hearing about a dramatic need. We're hearing 5 from passionate community members about how this could help them, but there is a general 6 sort of response that the individuals involved in this process and planning are not convinced 7 that we're going to see in 2017 assuming that we move this forward a development that's in 8 excess of even 15 ADUs. And I think it's important to know that. I don't believe that you're 9 going to find cul-de-sacs that have seven lots now turn into 11 families overnight. 10 11 I’ll… let me continue. I think that the discussion of bonus FAR is a discussion that should take 12 place at some time, but not tonight. I think we need to explore the notion of eligibility. I 13 would, I don't know if there's a way that we can incorporate a process by which individuals who 14 are interested in ADUs could somehow communicate their interest and identify whether 15 they're ineligible for some reason and then we could say well look, there are so many 16 individuals that have reached out to us that are ineligible and here's why they’re ineligible. And 17 these are the little changes that you can make that could create eligibility for those individuals. 18 I don't know that 5 percent one of our speakers asked for a 5 percent bonus FAR. I don't know 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. that that I would be curious as a Commission to exploring that further, but I don't know that 1 tonight is the night to make any suggestion like that. 2 3 Ok, the other comment I want to make is there is a… I'm also in favor tonight of exploring or I 4 should say supporting the JADU. There is a requirement in the JADU that the owner of the 5 property can't live in it. Well, hold on. Let me pull it up. Maybe I’m misreading, but it says 6 here an ADU can... hold on. Hold on. Yeah. Ok, maybe I read that wrong. I was going to 7 suggest that that, the JADU could be occupied by the owner of the parcel because that could in 8 sense be an empowerment opportunity. Ok, so I won't have to say that. 9 10 I want to respond to a few of the comments that were made tonight. One of the other things 11 that as Commissioners and in the planning process we've been thinking a lot about is sort of the 12 evolution of the relationship to vehicles. I want to suggest that we are not informed about… we 13 are at the beginning of potentially a dramatic change and we have had conversations in the 14 past where we have suggested that we want to be ready for changes, but it's very difficult at 15 this period of time to understand how the relationship with respect to vehicles is going to 16 change. So it's tough for us to really evaluate parking requirements based on some future 17 relationship to vehicles. That said I would like to echo Commissioner Rosenblum’s request that 18 some parking utilization study occur that identifies neighborhoods that really don't have a 19 dramatic problem. And in those neighborhoods this, the relaxation of the parking standard 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. could happen immediately. And in neighborhoods where… because again what we don't want 1 is we don't want to create a situation where individuals are oppose the development of ADUs 2 on a citywide basis because in their particular neighborhood parking might become particularly 3 tenacious. So understanding that I think would go a long way and I don't obviously that is not 4 going to happen before this goes toward City Council, but maybe if the second part of this 5 discussion involves a meeting where we get to discuss opportunities to continue to promote 6 the development of ADUs under that that particular information would be really useful. 7 8 Ok, I'm going to go into a little nuanced here section which is that and this came up during one 9 of our discussions in the past which is this idea that we have garages and someone mentioned 10 today we have garages that are on lot of lines. And if your bedroom is six feet from your side 11 setback and your neighbor's garage is on the lot line and that garage becomes and ADU then 12 you are six feet from a neighbor and that's not particularly appealing. I 100 percent appreciate 13 that sentiment. This notion of a garage, the whole notion of a garage being on a lot line, 14 literally on the fence, is one I find particularly bewildering. This is a part of our current 15 development standards that theoretically could change. And I believe one of the reasons why 16 that particular standard exists is it's sort of an opportunity for an individual who's forced to 17 have a rear contextual garage placement to be able to have better access to their rear yard by 18 not having their garage in the middle of their yard. That said it's problematic. It's problematic 19 to know that the ADU that could be developed could be literally right on your fence. I don't 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. know how we address that. I don't know if Commissioners have ideas of that. I don't know 1 that we would say look let's not develop ADUs because they could potentially be on your lot 2 line. I think we need to sort of address this idea of why are we requiring, why are we allowing 3 structures to be built on lot lines. And if the reason why we're doing it is because we're forcing 4 garages to be in the rear maybe then we should ask ourselves well why are we forcing garages 5 to be in the rear? 6 7 That's a bigger discussion. I want to just suggest that I appreciate, I am sensitive to that 8 individual's concern. I think lots of people in the community are concerned about that, that 9 notion of privacy. Ok. I think I’m going to stop there. Commissioner Waldfogel [note-Vice-10 Chair] will you continue? 11 12 Vice-Chair Waldfogel: Thank you. Let’s see, I generally support the staff recommendation to 13 comply with state law. I think that it's urgent that we move on that tonight and reach some 14 consensus about that. I think there are other things we can take up later. 15 16 I also I'm compelled by the argument that there are family urgency situations and I'd like to 17 think of ways to address those about taking care of family members. The question is if there's a 18 way to do that for the duration of that need and not potentially create the 20 year 19 downstream, downstream issue of what do we do with this unit if the family situation no longer 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. exists or if the house is sold. I'm not quite sure how to address that, but there are there may be 1 some clever ways to do that. 2 3 I want to push back a little bit on Commissioner Rosenblum and Commissioner Alcheck’s [note-4 Chair] relaxing parking in districts that don't have that are lightly parked or parked less than 50 5 percent that don't have a parking problem per se. I think if you go out and poll the community 6 there are some people who believe that a lightly parked street is an opportunity, there are 7 other people who believe that a lightly parked street is an amenity. And I don't think we know 8 today which of those two things governs so I think we need to do some work on generally in the 9 parking issue to figure out whether it's an amenity or an opportunity. 10 11 Couple… I agree with Commissioner Alcheck [note-Chair] on the privacy lot line issues. I think I 12 saw some draft text to improve privacy, so privacy at lot lines in terms of placement of windows 13 and mechanical equipment. So maybe we can look at that. 14 15 I also agree with the comments about tree protection. We heard that from members of the 16 public, also heard that from Commissioner Fine. So I think that the language that addresses 17 that is pretty important. 18 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Two technical clarifications, I’d just like staff clarification. The tandem parking requirements for 1 ADUs, can we just clarify whether those tandems can stack with parking for the principal 2 residence or whether those tandems need to be stacked separately. 3 4 Woman: Thank you. So the way the draft ordinance is written you could have the accessory 5 unit parking behind the primary units’ space. 6 7 Vice-Chair Waldfogel: Could we clarify, could we I guess I'd like to see other people's view on 8 that, but that seems like a unlikely to be used configuration if the ADU can stack with the 9 principal residence. So I'll just I want to put that comment out there. I'd like clarification that 10 we wouldn’t that I would prefer that we not do that. The other clarification is on daylight 11 planes. So I'm just going to clarify that daylight plane still govern ADUs and setbacks. 12 13 Woman: Yes. So if the ADU was part of the primary the primary residence then the primary 14 residence daylight plane requirements are the same. There is a separate daylight plane 15 equipment requirement for a detached or rather not detached, but for any in the rear yard. 16 17 Vice-Chair Waldfogel: So what would that, what does that look like? If there's, if so if there's an 18 existing garage in a rear yard setback then that's governed by a separate daylight plane? 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Woman: Correct. 1 2 Vice-Chair Waldfogel: And a new ADU (interrupted) 3 4 Woman: It would be the same requirement. So if the new, if the garage is converted to a new 5 ADU the same daylight plane requirement would apply. 6 7 Vice-Chair Waldfogel: What about a de novo construction of a detached ADU? 8 9 Woman: If it's a new construction of a detached ADU… I mean basically the way the code is 10 written is that a ADU would be allowed in the rear yard only if it's a converted from an existing 11 garage. 12 13 Vice-Chair Waldfogel: Ok, that wasn't clear to me, but thank you. Is that true? 14 15 Chair Alcheck: [unintelligible-off microphone]. 16 17 Vice-Chair Waldfogel: Well, like you build a garage and then you build a… then you convert it. 18 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Woman: Correct. I'm sorry just to clarify that that you can have a detached accessory, 1 detached ADU within the buildable area, but it can also be in within the rear setback only if it's 2 converted from an existing garage; just wanted to provide that clarification. 3 4 Cara Silver, Senior Assistant City Attorney: So said another way it can be a detached ADU a de 5 novo one, a new one, can be located in the rear guard; however, it needs to comply with the 6 rear setback requirements. 7 8 Vice-Chair Waldfogel: So just hypothetically could an applicant then apply to build a garage in 9 the setback and then the following year convert that? 10 11 Mr. Lait: That's correct. The way I mean the way the ordinance is presently written a garage 12 that was built today in the year from now wanted to, were to be converted to ADU that could 13 happen. 14 15 Vice-Chair Waldfogel: So I hope that we would will look into garage applications and make sure 16 there's actually a driveway leading to them. 17 18 Mr. Lait: Yes we would require that. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Vice-Chair Waldfogel: Great. Thank you. 1 2 Chair Alcheck: I’m sorry. Commissioner Tanaka. 3 4 Commissioner Tanaka: So a few quick questions. I was listening to the conversation about the 5 daylight planes and I had something about that as well. So I think Commissioner Fine 6 mentioned about the fact that if the rear setbacks too deep it eliminates a lot of potential 7 ADUs. Doesn't that also hold true for the daylight plane as well? And so can you explain a little 8 bit how you said the same as the main house so how does the daylight plane work? 9 10 Woman: So the way that the daylight plane is required is that basically you take the structure 11 and you start at an initial height, so for example at the interior side lot line you start at ten feet, 12 ten feet above grade and then you do a 45 degree angle. 13 14 Commissioner Tanaka: Ok. 15 16 Woman: So anything outside that angle would not be allowed. You'd have to build within. 17 18 Commissioner Tanaka: Ok. Ok. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Woman: And then so for a detached structure it's a different require, the daylight plane 1 requirement is a little different. And that… and then there are also exceptions for daylight 2 plane. And for accessory units the let’s see… so it’s so for a detached structure if it’s within the 3 rear yard, the rear setback, the rear 20 feet it's measured at 8 feet at the property line. 4 5 Commissioner Tanaka: So why more restrictive then the main house? 6 7 Woman: It's closer to the property line. So there's more of a privacy potential. 8 9 Chair Alcheck: Just to clarify it can be inside the set back and so it could theoretically be on the 10 property line as opposed to the setback line. 11 12 Commissioner Tanaka: Yeah, no I understand. But I mean if to the idea of if you don't 13 [unintelligible] actually encourage or enable ADUs, right? I mean so I think the same Adrian, 14 Commissioner Fine, was talking about, right? To loosen up the rear setback because if you have 15 more restrictive daylight plane it also makes it harder for a ADU to happen, right? 16 17 Mr. Lait: So I think there was a distinction if I may the comment about the 20 foot setback is 18 unique to corner lots and wouldn’t apply to an interior property. That the setback is 20 feet for 19 typically 20 feet for a R-1 the rear. 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 Ms. Moitra: For a detached structure. 2 3 Mr. Lait: Ok, so it's a typically a 20 foot step back for a rear yard setback for interior lots, also 4 for corner lots. The corner lot setback was a side setback adjacent to the street. Detached 5 structures could encroach into those areas if they meet certain standards. So (interrupted) 6 7 Commissioner Tanaka: Yeah, I guess for me [unintelligible]. I mean we could talk about what 8 the side setback should be, but to me it doesn't make sense that for the ADU it would have a 9 more restrictive daylight plane than the main house. So… 10 11 Commissioner Fine: So I think there's two issues here. There's the different daylight planes 12 depending how close you are to the lot line and then there's a specific case I brought up which 13 is corner lots and there's the side street setback which is 20 feet and that's just us saying hey, 14 we don't want (interrupted) 15 16 Commissioner Tanaka: No, no (interrupted) 17 18 Commissioner Fine: [Unintelligible] closer to the corner. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Commissioner Tanaka: Yeah, I get that, but what I'm saying is more about ADUs have a more 1 restrictive daylight plane than the main house which is… 2 3 Mr. Lait: I apologize. I don't think we're being clear in our explanation, to just take a step back a 4 primary so a primary residence is built within the setbacks, the front the rear and the sides. A 5 an ADU detached also would have to comply with those setback requirements. A detached 6 accessory structure, a garage, a bonus room but not unit could encroach into the setback. 7 That's not an ADU. We have talked about garages being located in a setback and those possibly 8 and those being able to convert to an ADU. That's where we run into some of the 9 conversations that we had about privacy and windows, but ADUs do not, ADUs in a detached 10 ADUs built new do not are not any more restricted than the primary residence. 11 12 Commissioner Tanaka: Ok, great. Thank you for clarifying. Because [unintelligible] I would say 13 that doesn't make sense, but ok great. So let's see. So ok, so basements. Right now I think the 14 code and correct me if I’m wrong, but the code says that if you try to put the cars underground 15 in R-1 that counts towards your FAR, right? 16 17 Woman: Actually below grade parking in R-1 is not allowed. 18 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Commissioner Tanaka: Not allowed any more. Ok. Is, when did that change? Because I 1 thought at one point it is allowed, but it counts towards the FAR. 2 3 Woman: I'm not sure when the regulation was, but it's been quite a while since parking below 4 grade in the R-1 has been restricted. 5 6 Commissioner Tanaka: Ok. 7 8 Woman: I mean it's allowed in potentially in other residential zoning districts, but in R-1 9 specifically it's not permitted. 10 11 Commissioner Tanaka: Because the reason why I bring this up is because we have this issue of 12 ok we do ADUs, people convert garages to ADUs, but then we lose parking and then we have 13 this issue of parking. And rather than this kind look at a win/lose type of situation a potential 14 win-win is if you actually allow people to put the cars underground. Because [unintelligible] 15 different ways to have actually putting cars underground without having to have a massive 16 ramp to the to get for the cars. And so I don't understand what's the rational towards banning 17 cars underground? 18 19 Woman: I mean it could be aesthetics because (interrupted) 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 Commissioner Tanaka: But if you have a garage and it had a little elevator it takes the car down 2 how is that going to affect aesthetics? 3 4 Woman: Well I think it's because an R-1 lot typically isn't very deep. 5 6 Commissioner Tanaka: Yeah. 7 8 Woman: And so in order to get that slope, safe slope down (interrupted) 9 10 Commissioner Tanaka: No, no. Forget the slope, forget the ramp, I'm talking about there’s all 11 these kind of they call it puzzle lifts or these lifts for the cars that could jack the car up and 12 down and there's no ramp. 13 14 Woman: Right, well and so basically when this prohibition against underground parking was 15 done it was before we knew about puzzle lifts so I mean that could potentially change the 16 discussion. 17 18 Commissioner Tanaka: Yeah so it sounds like it's kind of dated because I think the situation is 19 and the kind of contention I think the other Commissioners have brought up is well ok if you 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. allow ADUs and you get rid of the parking restriction then you have parking problems on the 1 street potentially, but if you actually allow the cars to go underground where does a very low 2 visual impact, you get the parking and get the more housing units and then it could be a win-3 win. So I think one thing we should really look at is allowing underground parking in R-1 which 4 to me made no sense to ban anyways, especially with the advent of these kind of lift 5 technologies. They're very prevalent. You don't need any more turning radius or anything. You 6 don't need a some sort of lazy susan on your lot to let the cars move out. You don't need to 7 have a gigantic 100 foot ramp to get a car down either anymore. And so this is one way to 8 make it a win-win and lessen the parking issues that would be brought up if you keep on 9 banning the banning cars underground. 10 11 Mr. Lait: I see the provision in the code. I think you're certainly remembering it correctly 12 because it does say that underground parking is prohibited in single family uses except 13 pursuant to a variance granted in accordance with our requirements and in which case the area 14 of the underground parking shall be counted toward the FAR for the site. So you have that 15 memory of that and I believe Elaina’s [Note-is this woman?] correct. It's probably where I've 16 seen it in other cities. It's the visual aesthetic of the neighborhood and so forth (interrupted) 17 18 Commissioner Tanaka: Yeah, but with the elevator there’s no such thing. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Mr. Lait: Absolutely, absolutely. And we haven't updated this code provision in a long time. So 1 I've got this flagged as a discussion point that may be continued. 2 3 Commissioner Tanaka: Because I think the idea of ADUs makes sense, but everyone’s worried 4 about the FAR, we’re worried about parking impacts, but by actually allowing the cars to be 5 underground with these elevators which are not terribly expensive anymore it solves a lot of 6 problems, right? You could get the housing units. You could get the parking without the… you 7 could get the additional units without the parking impacts. Visually there's not much 8 difference. It looks almost identical. So I think that we need to update the code and think a 9 little bit more creatively on this. 10 11 So let's see, my last point here is so in the case when there is no chance to put the cars 12 underground which I think is to the right solution is when one other thing for us to think about 13 is potentially having some sort of large impact fee if there is no parking. So let's say the streets 14 are impacted or might be impacted to assess a large fee for that ADU to make up for the 15 parking. Because then that could go into a program some sort of traffic mitigation program or 16 parking mitigation program and so that could maybe make up for it kind of like an in lieu fee so 17 to speak. So that’s another thing that I’d like to Commission to consider. 18 19 Chair Alcheck: Commissioner Gardias. 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 Commissioner Gardias: Thank you. I'm going to say like this way. So I like the way that staff 2 approach it that pretty much when I was reviewing the proposed regulation it just puts us into 3 the compliance with the state law, nothing more nothing less. I think there is an embedded risk 4 in moving beyond today in moving today beyond the compliance requirement because we 5 would need to start changing the code in the variety of the ways. And I think that at this 6 moment we are pretty much not prepared to look into those issues because there will be those 7 would be very complex. They would include the privacy, the change of the daylight planes, 8 number of the issues that we cannot foresee at the moment and it will be require farther study. 9 So that's I think that's the way to approach it today. In the future we should maybe discuss 10 other options knowing that there is a desire within the community to increase the supply. 11 12 The second aspect is that I think that what this study is lacking although we must do this 13 because it we must comply with the law, I think that we need to understand the nominal vs real 14 change. There is number of the units ADUs that are being currently occupied because of 15 various reasons. So I'd like to understand what staff what research can be provided to put the 16 data in front of this Commission and the Council to tell us what would be the real number of 17 the occupants giving that some of the units are currently being occupied. Because the number 18 that we have currently of the 2,466 potential units at the current 35 percentage threshold is 19 just a theoretical the way they understand it. We would need to somehow do a study to count 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. units that are being currently occupied. I don't know how to do it. I know that that people may 1 not come forward and not declare themselves not to be compliant, but there may be some 2 statistical way or some other smart approach that would just convert those units into the 3 number of the potential increase in the occupancy. 4 5 There is another issue that needs to be addressed in the proposed regulation which is a 6 compliance. And maybe I will just give an example of my neighborhood that is changing in this 7 way that some streets there is number of the housing, houses that are being owned by some 8 outside ownership and being leased to those that want to live in Palo Alto thus decreasing the 9 local ownership of those houses. Which from the perspective of me as a resident of the 10 [community] center it just decreases number of the owners that come and care about their 11 properties. They pretty much participate and then contribute to the community and which is 12 attribute and the value of Palo Alto. That’s the way I see it. So saying this I'd like to understand 13 and there should be some compliance measure to make sure that those units are truly being 14 occupied by the owners as it is required in this regulation. 15 16 Thank you. I stop at this. I have more comments, but they are granular at in their scope so I 17 will just participate in the second round. Thank you. 18 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Chair Alcheck: Ok, so for the second round I'm going to let you guys light it up and decide who 1 wants to speak. I want to reiterate that what Commissioner Gardias is saying and some of the 2 other Commissioners have sort of said are suggestions on what would be a more involved 3 approach to reviewing this. When City Council sent us this the idea was to look into ways of 4 encouraging potentially the development of ADUs and what policies we could change. This is 5 sort of a divergent process and I wonder if there's a way for us to do both. Move this on and 6 also create a process by which we could explore some of these deeper questions about changes 7 that would result in sort of the consequences that we'd like to do. So I have one light. It's 8 Commissioner Rosenblum. If you guys want to speak please just light it up and then maybe 9 after this round we'll move forward with a Motion. 10 11 Commissioner Rosenblum: Ok, so a couple things. First, this is the third session so we've had 12 two study sessions and so I do think that we've had adequate time to review information, 13 request additional information, request additional information from staff, hear from residents, 14 and so I do think that now is the time where based on what we’ve understood to date to make 15 some recommendations. 16 17 I wanted to just give a little bit of context in the comment I made about the difference between 18 Vancouver and Portland because I think it's edifying. Yeah. So Portland only has one percent of 19 their housing stock converted to ADUs despite relaxing many regulations and being cited as one 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. of America's top cities for ADUs. And so a lot of folks out there that are worried about Palo Alto 1 if we hit it out of the park with this you're talking about one percent additional units created. 2 Where Vancouver went further is pretty dramatic. So they don't require off street parking for 3 each ADU. They don't require the owner to live on site. They allow both an attached ADU and 4 a detached ADU. They allow two ADUs on the property. They award additional occupancy. 5 They give extra FAR bonuses. They don't have design criteria to match the design of the site. 6 So they really are encouraging this well beyond what any other city has done. The most 7 American cities have been able to really create in terms of new housing stock even with the 8 things, even the most radical things that we've talked about are one percent more. And so I 9 this I've made a joke before this is like Schrodinger's housing unit. Everyone says A. it's not to 10 produce much, but B. It's going to clog my neighborhood with traffic. And I think that the 11 answer unfortunately is it won't produce a lot yet, but it's a great start and we should learn 12 more and start pushing the envelope. 13 14 So I have nothing further. After listening to all the Commissioners I like in addition to the things 15 I had said I agree with the Chair that I had said I didn't want more than 30 days, but I agree 60 16 days and more. I don't see I think transience isn’t a is an issue. I don't see like a logical 17 objection for why I would want a longer tenancy requirement. I agree with protections, existing 18 protections for trees. I think that’s important to not endanger our canopy. Other than that I 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. feel good about the first round of trying to go at least to encourage ADUs as much as possible 1 without going all the way to the Vancouver model. 2 3 Chair Alcheck: Ok, I don't have a lot of… I have one more light. If you guys are ready and you 4 don't want to continue in this round we can move forward with the Motion and some 5 amendments in sort of the same vein that we did the last one. Did you light it up or is that just? 6 Ok, Commissioner Gardias. 7 8 Commissioner Gardias: Well I have a number of the comments so if you could just at least take 9 this into account. So just this map and the distance from transportation and we discussed this 10 at the break with Assistant Director Jonathan Lait. There is a definition of the transportation 11 that was updated by the Green Building Council in the Version 5 of Leadership in Energy & 12 Environmental Design (LEED) regulations that is that went into life I believe on October 31st of 13 2016 that defines public transportation in a more strict way. And my proposal would be to 14 adopt in absence of the state definition my proposal would be to adopt that definition although 15 it would be stricter than this one. And for those that may not be familiar with this definition it 16 requires public transportation to be available on Saturday and excludes certain types of 17 transportation. So for example municipal buses are not included and certain transportation 18 that doesn't come on during the weekend I believe that Sunday is excluded are also excluded. 19 So in this case I'm not sure if Marguerite buses would be included in this definition. So it's 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. much stricter definition, but there is a congruency with the Green Building Council definition 1 would meet the drive of location of certain Below Market Rate (BMR) and additional units 2 closer to the transportation centers. So that is in terms of the transportation definition. 3 4 Now I have a couple of other comments that I would like to run by you. And they are rather 5 random. First, (interrupted) 6 7 Chair Alcheck: Actually before you go on why don’t we get clarification? Is that definition 8 possible? 9 10 Mr. Lait: Yes. So the state law puts the term out of public transit, but didn't define it in this 11 ordinance. And so we wanted to put something around it and for a starting place we included 12 the language that we have here in the ordinance on packet Page 142. I will say that our 13 transcription here is not exactly aligned, I’m sorry? I'm on packet Page 142, Page 16 of the 14 ordinance. So we had this idea of borrowing from the SB 743 which does set forth some 15 definitions of what public transit would be and while that was our guide I think what we 16 ultimately ended up putting in the ordinance didn't quite align with that regulation. So I could 17 talk about that. I think that the what would be helpful from the Commission is to know which 18 way you want to go on this. If you want to maximize the number of properties that would be 19 exempt from parking because of a proximity to a bus line that meet that has a head way of 15 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. minutes during the peak morning and afternoon times and the rail stations and the fixed 1 railway possibly inclusive of the Marguerite shuttle that's the map that you have in front of you. 2 I think that's the most aggressive way to go. Another map would be and I actually have it in 3 front of me and I’ll I can show it to you and I could pass it around if there is interest in this 4 would be to do a half mile radius around each of the two stations in Palo Alto and the one that's 5 over in Mountain View. There's also one at I think it’s what, San Antonio and El Camino? 6 Arastradero and El Camino. There is a bus line that would also qualify, two bus lines that would 7 qualify by the definition that we're trying to… another definition. So this would be a more 8 minimalist approach. 9 10 Chair Alcheck: So just to be clear we can in theory tonight amend the language in this draft 11 ordinance for example to treat buses and rail separately. So you could say three quarters of a 12 mile for rail and half a mile for the bus? I mean do we have a lot of liberty here? 13 14 Mr. Lait: So the half mile standard is set forth in the state law and it says public transit. We can 15 I think there’s some latitude and obviously so Cara can speak to that, but there is some latitude 16 in how we define what public transit is. 17 18 Chair Alcheck: But it has to be we can't increase that radius is what you're saying? For example 19 tonight we had multiple speakers who suggested they were 0.6 miles from a railway station. I 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. mean I'm only asking in theory is it all up on the table as long as we expand it and we and not 1 contract it? 2 3 Mr. Lait: Right. You can contract but not expand the radius. 4 5 Chair Alcheck: You can contract the radius, but not… 6 7 Mr. Lait: You can make it a smaller radius not a bigger radius. 8 9 Chair Alcheck: Ok. I thought it was the opposite. That's why… 10 11 Mr. Lait: It’s something like that. 12 13 Chair Alcheck: Ok, so for clarity Cara (interrupted) 14 15 Mr. Lait: I’ll work on my contractions. 16 17 Ms. Silver: Right. It at a minimum you have to give these parking exemptions to units that are 18 within a half mile radius of public transit. If you also want to provide additional parking 19 exemptions you can go beyond that by specifying 0.6 six miles or greater. 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 Chair Alcheck: And can it be separate, like if you wanted to choose to treat railway stations as 2 0.6, but (interrupted) 3 4 Ms. Silver: Yes. 5 6 Chair Alcheck: Bus terminals. You can, you have real liberty? 7 8 Ms. Silver: Yes, provided you meet the minimum of 0.5. 9 10 Chair Alcheck: Ok. Alright. Why don't we go back? 11 12 Ms. Silver: And one other point that I did want to add on this issue and we should have said this 13 is at the starting is that this ordinance these three bills that have just been adopted were on a 14 very tight time frame and they came down very quickly and there are a lot of ambiguities in the 15 state language and in the minimum requirements. And so HCD the housing of Housing and 16 Community Development Department (HCD) at the state level has received a lot of questions 17 from cities about implementing regulations. And the and HCD is expected to issue at some 18 clarifications in the next maybe couple weeks actually. So we'll be monitoring that and when 19 this comes to Council we may find that the definition of public transit has become more clear, 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. but at this point it's not defined. You have several options. You could just use the term public 1 transit and then wait and see what the state does with that definition. You could have the 2 Director promulgate regulations or you could try to define that in the ordinance as a 3 recommendation to Council tonight. 4 5 Chair Alcheck: Ok, let's go back to Commissioner Gardias and his proposal. 6 7 Commissioner Gardias: Yeah so giving this discussion I think this is still an open item because it 8 may have a general impact. So let's say that Middlefield becomes based on this definition if 9 value, if VTA Number 35 is continues its run, is recognized as a public transportation say that as 10 opposed to half an hour run it runs every 15 minutes then pretty much it would allow the 11 properties along Middlefield to have ADUs recognized. So without parking, yes. So that's 12 pretty much I think it's very significant so for this reason I believe that we should just not wait 13 on this tonight, just direct staff to come back to us with farther clarification either from the 14 state or explore various options and green council, Green Building Council would be one of 15 those. 16 17 So if I may continue on some other items I'd like to just ask a couple of questions because I 18 need some clarification. We have if I go through the detailed pronouncements we talk about 19 fire sprinklers and then example is on Page 139 and this is Paragraph 18.42.040a that speaks 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. that fire sprinklers are not required, they are not required in the primary residence I believe 1 that this is subject of the building code as opposed to the planning. So for this reason I propose 2 to strike it out of this regulation. 3 4 Mr. Lait: Yeah, this is just straight from the state law. This is in the bill that was passed by the 5 Governor. 6 7 Commissioner Gardias: Oh so it's just a copy of this? 8 9 Mr. Lait: Yes. 10 11 Commissioner Gardias: But is the place is this regulation place for this pronouncement? 12 13 Mr. Lait: Yeah, I guess (interrupted) 14 15 Commissioner Gardias: The reason is like pretty much because if I am... from your perspective, 16 right, it just goes through the planning and then goes through the building, right? So if I am a 17 building inspector and the reviewer of the plans I'd be looking for this particular paragraph in 18 the building regulations as opposed to planning regulation. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Mr. Lait: Yes. 1 2 Commissioner Gardias: So… 3 4 Mr. Lait: Yeah and I think it's helpful because when people are designing something they’re first 5 looking at these codes because builders have a sense for and the architects have a sense for 6 what the building code requirements are, but they also look at these things as they're 7 developing their plans or conceptual plans. So having that notation here I think is helpful to 8 inform what's going to the total cost of building this and so forth. So it's it doesn't exempt or 9 preempt in any way the building code that we have adopted. 10 11 Commissioner Gardias: I understand, but I just want to make sure that this is pretty much it's 12 not omitted on the other side because the builders would not read this, they would read the 13 other regulations. So I mean it's up to you. I thought that it would be clean just to remove it 14 here and just put it in the other document, but it's I'm not very hard on this. 15 16 So there is to another item that I would like to discuss which is and just to give you an example 17 we're talking on the Page 141 we talk about that the maximum size of the accessory, detached 18 ADU is there a minimum requirement in this regulation or some other regulation of the ideal 19 that cannot be built? Is there a minimum size that cannot be erected? 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 Mr. Lait: Ok, so other than any minimums that might be set forth in the building technical codes 2 in terms of size of bedrooms and things of that nature there is no minimum. There are 3 maximums established, but no minimums. 4 5 Commissioner Gardias: Right. And so I believe that there should be a minimum unless it would 6 not be compliant with the law because of the a I mean first of all I would ask you to research it 7 please. That's number one. Number two is that because there are because of the health and 8 safety regulations, health regulations they may require certain minimum sizes of the dwelling 9 units or the rooms, right? Because we cannot, so human cannot live only one square foot 10 facility. So but if so there should be somewhere written about the minimum size. 11 12 Regardless I believe that we should establish a minimum of 250 sq ft which would be equivalent 13 of the 25 square meters. And the reason why I am giving these number is because in the 14 number of the countries that size is recognized as the micro as the bottom micro unit that we 15 should not go lower than this. If you proof if you prove me that this should be higher because 16 of some other regulations I will agree with you, right? But I think that 250 sq ft should be 17 minimum. 18 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Another item is can I continue? So another item is on Page 140 and this is about the privacy. 1 This is paragraph at the top, six… six of… yeah, it’s a continuation of from the paragraph from 2 the prior page. It talks about the privacy. I think that this is not clear from the planning 3 perspective. It refers to the building techniques and methodologies as opposed to address 4 planning regulations. So it's just such just like obscure glazing, placement of the windows and 5 decks. This is Page one four zero, 140. I think that this particular paragraph is a subject to 6 interpretation and my suggestion would be just to rewrite it, remove the sentence that talks 7 about the techniques because the planning regulation is not about the building techniques. 8 There’s room in some other place and we talk about this, but I think that the language should 9 speak about that second story ADU should not intrude the privacy of the adjacent properties. 10 And also would need to refer to the privacy of the main residence as well. Because the reason 11 is like this, that if there is a second unit is being rented out or the owners, original owners lives 12 in the second unit then there may be a privacy violation on the both sites. I don't have a 13 specific language so for this reason I'm asking staff just to propose the language just giving 14 those reasons. 15 16 Mr. Lait: May I comment to that? 17 18 Chair Alcheck: Hold on. What I'm going to suggest that we do is essentially work the same way 19 we did the last agenda item which is that we're going proceed with a Motion at some point and 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. then each of these suggestions I’m going to create, I’m going to ask you to make a Friendly 1 Amendment for and then if you get a second or excuse me, and if it's accepted by the makers 2 or an Unfriendly Amendment that you can get a second for and then what we’ll do is we'll just 3 take a vote on it. In this particular case we don't have specific, in this particular case where we 4 don't have specific language that's a little trickier. So I'm not… how would you like to proceed 5 in that regard? 6 7 Commissioner Gardias: So I agree with you, right? And I think that I agree with the way that 8 you want to approach it. I think that because the way that staff wrote it that it’s compliant with 9 the law and from this perspective it's good to go. I totally agree with your approach just to 10 move it out of door and just send it to the Council, but giving that there are some items like this 11 one up and proximity to transportation is another one and a couple of others they have. 12 13 Chair Alcheck: Right. 14 15 Commissioner Gardias: I’m not really sure how to pursue in those, with those items. I think that 16 maybe we can just recommend this to the Council as a general approach and then maybe give 17 ourselves ability or time to work on those details and then return to the Council with those 18 specific calls that we are addressing. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Chair Alcheck: No, I appreciate that. I guess my what I would like to do is determine whether 1 there is sort of a shared interest among Commissioners to explore some of the nuanced 2 questions you have. I do think that this particular paragraph which I think there is some 3 additional language for the privacy paragraph that is out there I think there are sort of notions 4 of how that could be edited, but before I would suggest we encourage staff to sort of pursue 5 something I want to make sure there's consensus. Do you want to? Go ahead. 6 7 Commissioner Rosenblum: I have a suggestion for maybe a process. 8 9 Chair Alcheck: Good. 10 11 Commissioner Rosenblum: And let me know if you would agree with this. I would structure this 12 into a series of parameters. So first is lot size. Second is FAR. Third as parking requirements 13 and just go one by one. So in terms of lot size there's different opinions here. One opinion 14 might be no bonus above minimal conforming lots. Another might be 20 percent bonus, 15 etcetera. And let's decide that first and then next there's parking requirements. Some would 16 say well it has to be within a half a mile of transit and transit defined is X. I've had a proposal 17 for neighborhoods with parking below 50 percent utilization to be studied and perhaps park 18 your car [unintelligible]. So I would think that we could knock a few of them off and there 19 might be then we'll get to some others that are much more difficult and I think Commissioner 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Gardias has brought up some points that I hadn't really considered. So it may be that there's 1 still some that we don't really know how to handle. Privacy requirements between different 2 units and daylight planes between different units for example which I'd never considered. 3 4 Chair Alcheck: Right. 5 6 Commissioner Rosenblum: But I think some of them we probably do have informed opinions on 7 already and we could probably knock those out and then get down to the (interrupted) 8 9 Chair Alcheck: No, I appreciate that. My, I want to avoid a straw poll process so my goal would 10 be to have the Motion go on the table and then amendments that would for example I mean I 11 don't want to have a discussion about I don't want to go through a process where everybody 12 can opine on the lot size requirement. I’d like an individual to make a Motion on what they 13 think that lot size requirement should be and if the community, if there's another individual 14 that has a separate amendment we can make that, we can vote on them. Because I think we 15 are we understand each other. I think everybody has an opinion on it and I think we need to 16 figure out where we are. 17 18 My concern is that when I create that amendment opportunity that some of these amendments 19 aren't specific. They're very general and they're requests for more information. And I think 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. what I would like to do is let's like we did in the last session let's see if we can maybe get 1 through the Motion process and then if you want to make a secondary Motion to explore 2 specific topics in maybe a second because I also think that there is interest among this 3 Commission to continue exploring maybe the this topic with more time. And maybe we you 4 create a Motion that can get support for specific sort of investigative analysis. I want to do 5 both. I want to do both. Can you wrap up so that we can begin that process? Do you have 6 some specific? 7 8 Commissioner Gardias: Yeah, I will run a couple of more by (interrupted) 9 10 Chair Alcheck: Ok. 11 12 Commissioner Gardias: By the staff and by yourself, but yeah I totally agree, right? I think that 13 this item that I am addressing it’s those are just the subjects that or some specific 14 pronouncements that may open disagreements when specific [quality us of the quality aspects] 15 and for this reason I just would not like would at least as a minimum would like to have Council 16 being informed that we would provide farther clarification on those specific paragraphs. I 17 would be pretty much afraid of just sending this card blank to Council and then hearing pretty 18 much comments that we didn't review some loopholes or bad apples. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Chair Alcheck: Yeah, I can appreciate that. 1 2 Commissioner Gardias: Ok, so I'm going to just finish this very quickly in the interest of time, 3 right? So there is a in the on the Page 141 I think that there is lack of the kitchen facility 4 requirements for those ADUs. It appears in some paragraphs and then it seems to me that 5 some others they have no kitchen facility. There should be kitchen facility for all the units. So 6 I'm asking just to look into those and just provide uniform requirement for kitchen facilities 7 throughout. 8 9 Ms. Silver: Just to address that comment the kitchen facilities are contained in the definitional 10 sections, not in the development standards. So it's in the beginning part of the ordinance. 11 12 Commissioner Gardias: That’s right, but I think that they also appear on the on some other 13 subsequent sections so in (interrupted) 14 15 Mr. Lait: It's called out more specifically for the JADUs. 16 17 Commissioner Gardias: Exactly. Yeah. So for this reason I caught it and then I just saw this was 18 a discrepancy. So either it should be removed from the junior and just left only in the 19 definitions or just provide it throughout because otherwise it's confusing. 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 So a couple of others and I just in the interest of time I just don't want to spend more time, 2 right? So other items was that amperage of the, I'm sorry, voltage of the electrical service and 3 I'm not sure if this was also a copy of the state law. Was it? Because the ranges, some ranges 4 may be on the 208 volts as opposed to 120. So that was the same thinking when I was reading 5 this, why is it here as opposed to in the building code? 6 7 Ms. Silver: Exactly. It’s a state law requirement. 8 9 Commissioner Gardias: Ok. So we can leave it if that's the case, but I think that the place should 10 be somewhere else. Also which was the most probably controversial was the paragraph 11 about… hold on a second, let me just find this; just a moment. Yeah this is [unintelligible] just 12 ask a question of on Page 143 there is a Paragraph E right at the top of the page that talks 13 about the car share vehicle and that's probably also copy from the state law. It has nothing to 14 do with our? Ok. So that's that clarifies this. 15 16 And probably I also I wanted to have a clarification. It's on Page 140. It talks about the 17 entrances. This is Paragraph 6 at the bottom, second paragraph from the bottom. It talks 18 about the dwelling units may not have entranceways facing the same lot line property. And 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. now I understanding how it was written, I understand that this is another copy from the state 1 law. So could you tell me please what they were thinking when they were writing this? 2 3 Mr. Lait: This is actually our local ordinance that we have in place today. And the interest here I 4 believe is to maintain the yeah, right. Two, I guess two things. One is sort of maintain the 5 pattern and character of development of a single family neighborhood and also that the ADU 6 be subordinate to the principal structure. So I think the interest here is to make one more not 7 as prominently visible from the street so that they are… right. So it maintains that existing 8 neighborhood pattern. 9 10 Commissioner Gardias: So you are telling me that pretty much the entryways cannot be 11 oriented the same way. When I am reading this it says that they… 12 13 Mr. Lait: You don't want two front, you don’t want two front doors in front of the house, one 14 going to the ADU and one going to the primary residence. 15 16 Commissioner Gardias: Exactly. Even if the second attached unit is behind the first one and that 17 it's pretty much it’s setback let's say 20 feet and that door would be the logically the shortest 18 entryway to the unit. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Mr. Lait: That's how this reads. 1 2 Commissioner Gardias: Yeah, so I just I didn't understand it. There may be some logic. So my 3 question would be to the staff, right, just if we can just prove it. That may be the valid point, 4 but I just when I was reading it was not logical to me giving that one unit could be offset in the 5 relationship to the other. 6 7 Mr. Lait: Thank you. Yeah, I think we can look at that. 8 9 Commissioner Gardias: Ok. So I think that and then there was a last question that I had here 10 was about we talk about the rent, the rental of the unit. We don't talk about the lease of the 11 unit. What's the, why this pronouncement only talks about the rental, rents of the units as 12 opposed to leasing. 13 14 Chair Alcheck: I’m just I believe those words are interchangeable. I don't think there's actually a 15 legal discrepancy there. 16 17 Commissioner Gardias: Are they? They are. Very good. Ok, so I think that those were all the 18 comments that I had. Thank you. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Chair Alcheck: Ok, I'm going to… do you have a comment? Commissioner Rosenblum do you 1 have a comment? Ok. I’d like to open the floor up to see if there's anybody who'd like to make 2 a Motion. Commissioner Waldfogel [note-Vice-Chair]. 3 4 MOTION 5 6 Vice-Chair Waldfogel: Trying to find the right button to push here. I would like to make a 7 Motion for the staff recommendation to adopt the ordinance in Attachment A. 8 9 SECOND 10 11 Chair Alcheck: Ok. I will second that Motion. And at this time I want to ask if there are any 12 amendments, specific amendments to the draft. Commissioner Tanaka. 13 14 FRIENDLY AMENDMENT #1 15 16 Commissioner Tanaka: Yeah, so what I’d like to do and staff’s probably going to have some 17 issues on this, but since I’m not sure it’s actually in this ordinance something that I talked about 18 earlier which is that I think basement parking should be allowed and it should not count 19 towards the FAR. Because I think this is probably the one thing that will enable ADUs to really 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. be acceptable and proliferate here in Palo Alto is to have underground parking. So I want to 1 make the Friendly Amendment to add that. 2 3 Chair Alcheck: Would you like to accept that as a Friendly Amendment? You don’t have to. 4 5 Mr. Lait: So can I just ask a question on that? 6 7 Chair Alcheck: Yes. 8 9 Mr. Lait: Is the interest there to allow subterranean or basement parking as it relates to ADUs 10 only or would you is your interest more broad and it would apply to any single family? 11 12 Commissioner Tanaka: I think it should be more broad. I think it’s something which maybe 13 before they had the car lifts or elevators or whatever you’re going to call them, puzzle lifts, 14 maybe there was kind of significant issue, but I think this solves a lot of problems. And 15 especially some neighborhoods there’s a lot of parking issues and if you could get more cars off 16 the street it’s a good thing. So but I don't know in terms of the purview of this Motion; if not 17 then for ADUs least, right? Because I think this is going to be a key enabling element to allow 18 ADUs to be successful here. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Mr. Lait: Yeah, I think my concern is the way we've agendized this item. We're focused on 1 ADUs and so if (interrupted) 2 3 Commissioner Tanaka: Ok so in context of ADUs then. 4 5 Mr. Lait: Ok. 6 7 FRIENDLY AMENDMENT #1 REJECTED 8 9 Vice-Chair Waldfogel: So I'd prefer not to accept this as a Friendly Amendment for the reason 10 that I think this is an important question that needs to be looked at more globally. I don't think 11 it's an ADU specific question. I think we need to look at a broadly and in the R-1 district. So 12 that's why I would not accept it as a Friendly Amendment. 13 14 UNFRIENDLY AMENDMENT #1 15 16 Chair Alcheck: Ok, as an Unfriendly Amendment do I have a… hold on. There are a lot of lights 17 on right now. So you're going to have to speak, you just speak up if you have I need a second 18 for this Unfriendly Amendment. Yeah, please. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Commissioner Fine: I'm not going to support it at this moment, but I agree with Commissioner 1 Tanaka that this is something to be explored, but I would actually say citywide beyond just 2 ADUs. 3 4 UNFRIENDLY AMENDMENT #1 FAILED 5 6 Chair Alcheck: Ok, so without a second I'm going to move on. Do we have, I have four lights so 7 Commissioner Fine would you like to propose an amendment? 8 9 UNFRIENDLY AMENDMENT #2 10 11 Commissioner Fine: I'd like to propose removing the minimum lot size standard. 12 13 SECOND 14 15 Commissioner Rosenblum: Second. 16 17 Chair Alcheck: Well, hold on. Let's see if it's a friendly. 18 19 Vice-Chair Waldfogel: Let's just take the second. 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 Chair Alcheck: Ok, alright. Ok, so would you like to speak to your amendment? 2 3 Commissioner Fine: Sure. So I mean if you just look at the charts the two largest impediments 4 to ADU development in the City aside from providing incentives are parking requirements and 5 minimum lot sizes. Most of our lot sizes were cut very close to their zoning designation 6 therefore they're ineligible for ADUs if we require them to be above that. I think it's very 7 important for us to a allow a good number of parcels to be included or eligible for ADUs if 8 they’re able to create it and removing the lot size is a good way to do that. 9 10 Chair Alcheck: Ok. Commissioner Rosenblum would you like to speak to your second? 11 12 Commissioner Rosenblum: Yes, but first I want to make sure that we're in agreement. I'd say 13 that remove minimum lot sizes providing the lot is compliant. 14 15 Commissioner Fine: Yes. Not substandard. Yes. 16 17 Commissioner Rosenblum: Ok, yeah. No other further comment as long as it's compliant with 18 an existing zoning for that zoning area. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. VOTE 1 2 Chair Alcheck: Ok. We are going to vote on this Unfriendly Amendment. All those in favor 3 please say aye and raise your hand. I count four. All those not favor please raise your hand. Ok 4 we have a vote of four to two amending the current Motion. Alright, Commissioner Rosenblum 5 do you have an amendment? 6 7 UNFRIENDLY AMENDMENT #2 PASSED (4-2) 8 9 UNFRIENDLY AMENDMENT #3 10 11 Commissioner Rosenblum: Yes, I'd like to extend the radius around our three Caltrain stations 12 or around the University Avenue, California Avenue, and San Antonio train stations to 0.75 for 13 the reduced parking requirement. 14 15 Chair Alcheck: Commissioner Waldfogel [note-Vice-Chair] do you accept this as a Friendly 16 Amendment? 17 18 Vice-Chair Waldfogel: I’d prefer to take everything unfriendly. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Chair Alcheck: Ok. So I think that’s fair. 1 2 Vice-Chair Waldfogel: I think it's a nice process. 3 4 Chair Alcheck: Ok, I think that's fair. Do we have a second for this Unfriendly Amendment? We 5 have a second. 6 7 SECOND 8 9 Commissioner Fine: I'll second it for the time being. I think we could be more aggressive on the 10 parking stuff. I'd also like to point out there's one other Caltrain station, the Stanford station. 11 12 Chair Alcheck: Ok, so [unintelligible] all four then? Ok, alright. Would you care to speak to? 13 14 Commissioner Rosenblum: Actually no, not on the Stanford Station. I don't think it makes sense 15 for the purpose of this. I'll speak to it briefly. I'm going to do another just there’s going to be a 16 couple of parking amendments. The next one is more significant, but we’ll do one at a time. 17 18 Chair Alcheck: Yeah, I let’s deal with them. [Unintelligible] I would characterize this as the 19 transit (interrupted) 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 Commissioner Rosenblum: Yes, transit oriented. 2 3 Chair Alcheck: Amendment so let’s do [unintelligible]. 4 5 Commissioner Rosenblum: So I’ll speak to it. Based on the map that was provided actually this 6 probably won't have a huge effect. There are not that many properties affected; however, I 7 want to divide this in two parts. There is Part A where people seeking a car light lifestyle living 8 near an area that is both commercially vibrant and has access transportations which is why I am 9 saying for the Caltrain stations versus bus lines. This is intended for people who are living a 10 lifestyle that is close to services and fairly close to transportation. I agree with several of the 11 petitioners that I'm not sure I buy that a bus line will replace your need for cars especially 12 because you're often not near a commercial center. I also don't believe this affects that many 13 units because the units based on the map that are close to these stations are many of them 14 would not be able to support this, but I think it's important that we recognize that for car light 15 lifestyles this would be an ideal living situation. 16 17 The reason to extend it is based on my personal experience. Again I live 0.6. If I draw or eyeball 18 a line 0.75 it's well within range of people looking to achieve car light lifestyles. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Chair Alcheck: Commissioner Fine would you like speak your second? 1 2 Commissioner Fine: No comment. 3 4 Chair Alcheck: Ok. I’d like to place this to a vote. You know actually I just realized that I didn't 5 give the dissenters of our last Unfriendly Amendment an opportunity to speak. So… ok so, but I 6 will moving forward. So if you do you want to speak before we take the vote? 7 8 Vice-Chair Waldfogel: Yes, may I speak before we take the vote? 9 10 Chair Alcheck: Ok. 11 12 Vice-Chair Waldfogel: Is that procedure that we allow? 13 14 Chair Alcheck: I will allow it this time, but I will decide each time. 15 16 Vice-Chair Waldfogel: Strict. I would support this specifically around the University Ave. Caltrain 17 station, but which I does think meets the criteria that Commissioner Rosenblum spoke to, but I 18 don't believe the Cal. Ave., the Stanford station meet that criteria and I am not sure that I could 19 speak to the San Antonio/Mountain View station. 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 Chair Alcheck: Ok. Let me quickly ask the Commissioners who proposed this amendment are 2 you willing to bifurcate this vote based on each station or would you like to do it as all three? 3 4 Commissioner Rosenblum: Again, just to be clear on this to Vice-Chair. The main reason for this 5 is not the that the San Antonio Caltrain per se will replace a car, but that it's a dense 6 commercially viable area that's anchored by a transit station. And so those seeking car light 7 lifestyles would likely seek one of these three areas and so I'd rather not bifurcate station by 8 station and especially given the fact that within the University Avenue corridor as you can see 9 on the map there is really no lots available so that doing this would not really add anything. 10 11 Commissioner Fine: I’ll just follow up on that. I’m also against bifurcating these based on 12 stations. I think California Ave. and University with regards to Caltrain exhibits similar land use 13 and housing patterns. This moves a little bit more into Old Palo Alto in some ways and then the 14 Cal. Ave. one would be able to cover this little corner of College Terrace that’s not covered. I'll 15 note it's kind of funny I live two blocks from my parents. My house is currently within the green 16 marker, but theirs is not because of this half mile radius currently. 17 18 VOTE 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Chair Alcheck: Ok, I'm I would like us to proceed with a vote on this Unfriendly Amendment. All 1 those in favor please say aye and raise your hand. Ok, that is four. All those dissenting please 2 raise your hand. Ok, we have two dissenters. Would either of you like to speak to your 3 dissent? Please. Commissioner Waldfogel [note-Vice-Chair]. 4 5 UNFRIENDLY AMENDMENT #3 PASSED (4-2) 6 7 Vice-Chair Waldfogel: Yeah, I'm sorry. The comment is that on in Cal. Ave. in particular there's 8 the Caltrain track forms a natural barrier between the Cal. Ave. business district and the 9 neighborhood on the other side and so I don't think we're really… I'm sorry? Right, but it's a 10 natural, It's a natural city barrier. So in terms of how those two districts function it's completely 11 different and so I think that we're doing something we're it's an unnatural act to combine those 12 two whereas it's a natural act to combine them on the University Ave. corridor. 13 14 Chair Alcheck: Ok. I just before we continue I just want to make sure are, is staff following this? 15 So we have a Motion with two Unfriendly Amendments that have passed. 16 17 Mr. Lait: Totally got it. 18 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Chair Alcheck: Ok, alright. I have did you relight? Ok. I'm going to move to Commissioner 1 Waldfogel [note-Vice-Chair]. Do you have an amendment to your Motion? 2 3 Vice-Chair Waldfogel: Yes. I have in a an addition. Let me get the right page in the document. 4 It's a privacy amendment addition. 5 6 Chair Alcheck: We are on Page 140. 7 8 Vice-Chair Waldfogel: We’re on Page 140. 9 10 Chair Alcheck: Number 6. 11 12 Vice-Chair Waldfogel: [Unintelligible] this specifically is in it's in Number 8. So it's on Page 141. 13 14 Chair Alcheck: Ok. 15 16 FRIENDLY AMENDMENT #2 17 18 Vice-Chair Waldfogel: And it's it adds an additional development standard, Standard 5, for 19 newer converted detached ADUs. There shall be no windows, doors, mechanical equipment or 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. venting or exhaust systems located within six feet of a property line. So this is just 1 guaranteeing some privacy and protection from noise for neighbors. 2 3 FRIENDLY AMENDMENT #2 ACCEPTED, VOTE 4 5 Chair Alcheck: I presume you accept that as a Friendly Amendment. I do as well. I just want to 6 before we take a vote on this does anybody need any clarification on what we're talking about 7 here? I'd be happy to help clarify this. What this particular edit does is it suggests that if a that 8 in the event of a garage conversion there are certain aspects, certain development standards 9 that will apply that are very typical of our current development standards for units that are 10 developed within the interior lot lines and this would basically take the language a step further 11 to make sure that you didn't have a window within three feet of a fence or a kitchen exhaust 12 fan or any kind of mechanical equipment that because of the fact that a garage could 13 theoretically be within a site setback that would not permit other elements that are potentially 14 less appealing to be in that same side setback. Ok? That's what that language does. 15 16 Ok, let's take a vote on it. Any, all those in favor of this amended language please say aye and 17 raise your hand. Ok, I have four. All those not in favor of the amended language? I have two. 18 Would those not in favor of the amended language like to speak to their dissent? 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. FRIENDLY AMENDMENT #2 PASSED (4-2) 1 2 Commissioner Rosenblum: Yeah it’s I think that design requirements even those that seem as 3 logical as the way you've described them open up a can of worms for people to find all kinds of 4 objections that prevent the harmonious and smooth construction of ADUs. So I think that 5 finding like additional loopholes for people to challenge you is exactly what's kept ADUs from 6 being developed in many places. So design requirements have been cited as an example of 7 how Santa Cruz accelerated the development of ADUs is by having by right if you adhere to 8 basically a playbook. 9 10 Chair Alcheck: Ok. Would you like to speak to the dissent? 11 12 Commissioner Gardias: Yes. So I just it wasn't clear, the intent was not clear to me. I didn't 13 understand where that three feet it was coming from. So for this reason because there was no 14 reason I just couldn't support it. 15 16 Chair Alcheck: Yeah, ok. The next time we do that maybe we'll put it up on a screen or 17 something so that it's really clear. That was a little difficult. Alright, moving on, I have 18 Commissioner Rosenblum; do you have an amendment? 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. MOTION #2 (TABLED) 1 2 Commissioner Rosenblum: Alright this is part two of the parking amendments. So language 3 wise don't know what the I'm not sure if this belongs in the ordinance so Chair you can dismiss 4 this if you choose, but I'd like to ask for the City to do a parking study of R-1 neighborhoods and 5 consider eliminating parking requirements or treating those as transit oriented same basically 6 no additional parking requirements for those with under 50 percent utilization using standard 7 methodology that underpinned our RPP studies for example. So studies taken at 9:00 a.m., 8 12:00, a series of peak utilization under 50 percent equals no additional parking requirement. 9 10 Chair Alcheck: Ok, This came up in our discussion. I just want to sort of ask a quick question to 11 staff. I'm not sure this is sort of an appropriate edit to the ordinance language itself, but I do 12 want… would be possible to come back to this maybe as a Motion and that if we supported it as 13 a Commission it could be explored? I mean how would that work? 14 15 Mr. Lait: Yeah, I think as you were setting up the conversation earlier in the evening I think this 16 is one of the ones that would be transmitted to the City Council as an interest of the 17 Commission that we would include in the staff report and say that there is this expressed 18 interest and asking the Council to endorse our exploring that further with the Commission. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Commissioner Rosenblum: I’m satisfied with that. 1 2 Chair Alcheck: Ok, so why don't when at the tail end of this you can make that a Motion. You 3 don’t even have to repeat yourself. I think we're all there and then we can vote on it and see if 4 there's consensus on having that be strongly communicated to City Council. Ok, Commissioner 5 Gardias do you have an amendment? 6 7 Commissioner Gardias: Yes I think that, let me think about it. So it would be in the same spirit 8 that we can come back to the Council with a with farther clarification, right? Is this how this 9 would work? 10 11 Chair Alcheck: I’m sorry. Do you want to do something similar to Commissioner Rosenblum? 12 13 Commissioner Gardias: That’s right. 14 15 Chair Alcheck: Alright, so what I would like to do is after we make after we finish this mode as 16 opposed to amending the language we can make a Motion on something that you'd like to 17 encourage City Council to allow us to do or to explore. Would you be comfortable coming back 18 to it as its own Motion? Like we're going to do the Motion that he just discussed? 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Commissioner Gardias: Say it again (interrupted) 1 2 Chair Alcheck: Ok, so just to be clear right now if you would like to amend the language of the… 3 currently we have a Motion on the table that has some amended amendments that relates this 4 draft. If you want to amend this draft as it is then I'd love for you to make that amendment at 5 this time. But if what you would like to do is make a suggestion on something that you'd like to 6 explore and you would like City Council to hear that and give us the opportunity to explore that 7 or to encourage staff to then explore it then I would prefer we do it the way that we're going to 8 deal with Commissioner Rosenblum’s request which is at the conclusion of this initial 9 amendment, Motion that we’re on the floor on we will, I will accept Motions and you can 10 propose a Motion where you can assert a request to investigate or to pursue some line of 11 analysis if you’d like. And then we can vote on it as a group to see if there is consensus for that 12 and then staff will communicate that we have really made a request that we pursue something 13 to City Council. 14 15 Commissioner Gardias: Yeah, I see a little bit differently so the, but it could be put it the way 16 that you were proposing with some caveat because I don't just don't want to leave it open. I 17 want to make it clear to the Council that I or eventually some others will accept this Motion 18 that concerns about number of the items that are not quality items with this. And Council 19 would allow us to upend or revise consequently this regulation. 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 Chair Alcheck: Ok, well let me say this, I think that if there are (interrupted) 2 3 Commissioner Gardias: So it's not, it would not be a research item. It would be (interrupted) 4 5 Chair Alcheck: No. 6 7 Commissioner Gardias: Would be eventual revision to this regulation. 8 9 Chair Alcheck: What I would in response to that I would suggest that if you have if there are 10 specific… I think at issue here is that if you had a specific suggestion for a language change then 11 you could propose it as an amendment at this time. What I'm gathering from your comment is 12 that you don't necessarily have specific language, but you have concerns about some of the 13 language and you wish you had more time to explore specific language. That is more difficult. 14 15 Commissioner Gardias: Yes so pretty much my Motion would be like this that there would be a 16 subsequent revision to this regulation that would include the following would be eventually 17 including the following items and then we can just have the list of the items that would be 18 subject of this research. And then I can just (interrupted) 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Chair Alcheck: Ok I have a suggestion. At the conclusion of this initial Motion process what I 1 would suggest you do is start create a Motion requesting an opportunity within a certain 2 timeframe to review the ordinance and improve upon it. So like we have a process now in 3 place where we have an annual review of our… no, the one where we go through all the 4 language. Yeah. And maybe as Assistant Attorney Cara Silver has mentioned earlier this is a 5 sort of a rushed process and so maybe in… there will be an… maybe your Motion could suggest 6 that in not the law in not in some certain time frame we could re-approach this and see if we 7 can improve upon some of the vague issues or conflicts that might exist as a result of some of 8 the nuance that hasn't even really come to light yet. 9 10 Commissioner Gardias: So let me ask a question, right? What's the timeframe of just this going 11 to the Council? Can we, will we have time to do subsequent research and then provide the 12 revision before the Council takes up on it? Or we already know that this would not be a 13 chance? 14 15 Mr. Lait: I suppose it depends on what you're asking us to research. Depending on what you’re 16 asking for (interrupted) 17 18 Commissioner Gardias: Exactly. So I think that from my perspective research would be very 19 light, but I know that from your perspective it may be heavier. So but it just say that it's going 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. to take a [unintelligible] several items, right? Like Commissioner Rosenblum and I may have 1 some of them. Is there a possibility that we can just return to those items within two months 2 say and then it would we would still have time just to go back to Council with those improved 3 items. So before the Council takes up on it first time. 4 5 Mr. Lait: Ok, well then I would engage the Chair on the timing on that. I mean I think we’re 6 interested in wanting to implement state law, but it as I'm looking at my notes of the concerns 7 that you had expressed you had interest in the compliance consideration, the public transit 8 definition, researching the minimum requirements for ADUs of 250, you had some privacy 9 related concerns which I think we could easily address, and more recently you had the item 10 about the doors, the doorways facing the street. I believe all of those we can certainly review 11 and include in a staff report that's going to the Council with your or if there’s a support on the 12 Commission of interest of these things then we can include that as part of the discussion and 13 the ordinance if there was support for that. For example, if the Commission thought that a 250 14 minimum was desirable and we would just make sure that it's permissible we could include that 15 in the ordinance. I think we can address all the ones that you're talking about. The green, the 16 public transit one I think it's maybe getting modified a little bit here as I'm understanding the 17 conversation going on, but I of the items that you've addressed if there is Commission support I 18 think we can incorporate that and still stay on the schedule that we have placed and planned. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Commissioner Gardias: That would work with me. So pretty much the Motion that I would 1 propose (interrupted) 2 3 Chair Alcheck: Oh hold on. 4 5 Commissioner Gardias: [Unintelligible] 6 7 Chair Alcheck: What I’d like to do, but here’s what I’m trying to do. I’m trying to get you to 8 propose that Motion after we deal with the Motion on the floor because the Motion on the 9 floor is on the floor and this would my interpretation of that Motion is that there is a consensus 10 to move forward the draft ordinance as it is as amended. And I'd like to if you would like to 11 make a Substitute Motion at this time you can, but what I'm suggesting is I think you'll have 12 potentially more success if you allow this Motion to complete its process and then make a 13 second Motion which there will be a process for other Motions to explore other items. But if 14 you would like to make a Substitute Motion at this time you can attempt to do that, but there is 15 a Motion on the table to move this forward as amended and unless there is a Substitute Motion 16 I'm going to allow that Motion to have a vote. 17 18 Commissioner Gardias: That’s fine. So I will go with for your proposal I propose my Motion 19 once this is considered. 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 Chair Alcheck: Ok, great. I have lights. Commissioner Tanaka do you have an amendment? 2 3 FRIENDLY AMENDMENT #3 4 5 Commissioner Tanaka: Yeah, so I’d like to propose a Friendly Amendment, something I talked 6 about earlier which is there are some places which either can't have, can't meet the parking 7 permit or doesn't want to for whatever reason and in exchange for that it will cost the City 8 roughly about $65,000 or so to build a new parking spot. And if the homeowner wishes to 9 contribute or something on that order I think that's probably one way to actually allow ADUs 10 and still help with the parking requirements. So I’d like to make that as a Friendly Amendment. 11 12 Chair Alcheck: Ok, I imagine you're going to continue? 13 14 FRIENDLY AMENDMENT #3 REJECTED 15 16 Vice-Chair Waldfogel: I'm really liking this process. 17 18 Chair Alcheck: Ok, so can we get a second of this? Does everybody understand? Would you 19 mind just restating a little bit what you meant? 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 UNFRIENDLY AMENDMENT #4 2 3 Commissioner Tanaka: Ok, so there are some properties that can't or don't want to meet the 4 parking requirement for the ADU. And so that's going to wipe out a bunch of possible ADUs. So 5 in order to actually enable ADUs in these kind of situations what I propose is allowing an in lieu 6 fee. So it costs the City roughly $65,000 or so to actually build parking spots. And so by paying 7 this in lieu fee essentially or maybe it goes to some sort of parking mitigation program or 8 something in that order, but it basically used money to make up for the fact that you can't park, 9 but it has to be enough money to actually truly make up for it. So I think it's something on the 10 order of $65,000 or on that some sort of inflation indexed fee, but I think if we don't do that 11 there are going to be a lot of properties that are going to be ADU eliminated. 12 13 Chair Alcheck: Ok, let me just ask a clarifying question. So the idea here is one of the 14 requirements for some ADUs may be that there be a parking on the on the premises and if an if 15 an individual wanted to develop and ADU, but not have to provide that parking then they could 16 still be eligible if they paid a fee which would exempt them. It's essentially an exemption 17 opportunity. You could exempt yourself from the parking requirement if it was applicable by 18 paying some fee. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Commissioner Tanaka: Yeah, correct. Basically it's taking care of the problem, the parking 1 problem, with money because the money could build a new parking spot. 2 3 Chair Alcheck: Ok. 4 5 Commissioner Tanaka: Or it could pay for a parking mitigation program or it could whatever, 6 something like that. 7 8 Chair Alcheck: Ok. I need a second. 9 10 SECOND 11 12 Commissioner Fine: So that’ll have my second. I would just ask staff to explore where that 13 money would go whether it’s the parking assessment district or somewhere else. 14 15 Chair Alcheck: Ok, so this is a little vague because we don't have a number. So it’s not going to 16 be easy to create language, but what I would suggest and I think we can proceed with it. I’m 17 not entirely sure how this would be incorporated, but essentially the amendment is to include 18 language that would allow an individual to be eligible for not having a parking requirement if 19 they pay a fee that would be somehow related to the cost of creating a parking space 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. elsewhere in the City. That's as specific as I think this can be. Ok, we have a second. Would, do 1 either of you like to speak to this Friendly Amendment [note-Unfriendly]? 2 3 Commissioner Tanaka: Well I think it's kind of like this is like conservation of parking in the 4 universe, right? So we have to have parking somewhere and you can use money to transport 5 where that parking is. It still solves a problem, allows ADUs, and doesn't… you know I think the 6 problem with totally getting rid of the parking requirement is that it may push it somewhere 7 else, but if you actually get, if you actually, if the homeowner actually pays money to build new 8 parking spot then parking is created somewhere else or some form of parking is created 9 somewhere else and so it allows ADUs to happen that couldn’t normally happen. 10 11 Chair Alcheck: Ok, would you like to speak? Ok. Alright (interrupted) 12 13 Ms. Silver: So through the Chair? Before you take a vote on this I'm trying to understand 14 whether you're thinking that staff will come back with specific language to implement this or is 15 this part of a Phase 2 implementation? 16 17 Chair Alcheck: I think right now you have there are elements of this ordinance that exempt 18 particular parcels from parking requirements. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Ms. Silver: Right. 1 2 Chair Alcheck: I think what he is suggesting I think and correct me if I’m wrong, I think 3 Commissioner Tanaka is suggesting is that there could be another option for exemption which 4 would be a fee. And what I would suggest is that Council in the interim of time between today 5 and the time it goes to City Council suggest that the Commission supported a amendment to 6 this ordinance that reflected a fee that related to the development of a parking space 7 somewhere in town that would allow a parcel to also be eligible for the exemption of the 8 parking requirement. I don't want us to get into the process of figuring out that fee and I also 9 don't want to delay this. I think that [unintelligible] I think you could incorporate that language 10 or at least communicate (interrupted) 11 12 Ms. Silver: Right. 13 14 Chair Alcheck: That that language be included. 15 16 Ms. Silver: Right. So what we could do is we could include an exemption for any Council 17 adopted (interrupted) 18 19 Chair Alcheck: Yes. 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 Ms. Silver: Fee program and then that fee program would be developed later. 2 3 Chair Alcheck: Are you, is that amenable to you? 4 5 Ms. Silver: Or in parallel. 6 7 Commissioner Tanaka: I'm fine with that. I mean we can know how much parking costs in Palo 8 Alto. It’s around $65,000. We [just the fee in mine]. We're not talking about someone pays a 9 dollar and you're done. We're talking about a fee that actually covers the cost of creating 10 parking. 11 12 VOTE 13 14 Chair Alcheck: Ok. I’d like to put this to a vote. All those in favor of Commissioner Tanaka’s 15 Unfriendly Amendment please raise your and say aye. That’s three yes. All those opposed? 16 That is three. So that fails. Ok, I'm going to continue. Commissioner Fine do you have a 17 amendment? 18 19 UNFRIENDLY AMENDMENT #4 FAILED (3-3) 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 UNFRIENDLY AMENDMENT #5 2 3 Commissioner Fine: Yeah. I'd like to propose that in RPP district we eliminate the off street 4 parking requirement. 5 6 SECOND 7 8 Commissioner Rosenblum: I second that. 9 10 Chair Alcheck: Ok, would you guys like to speak to your amendment? 11 12 Commissioner Fine: Sure. So part of the point of having an off street parking requirement is to 13 mitigate the impact of parking when you create a second unit, but that parking supply is already 14 controlled in an RPP district. So if you do create an ADU that unit may get a permit that already 15 exists for the lot or for the household. It’s just being split among two households now and we 16 already have controls upon it. Furthermore, it's a good incentive if the permits are already used 17 to force people onto other modes of transportation: car, sorry, sorry, bike, ped, walking, transit, 18 etcetera. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Chair Alcheck: Would you like to speak to your second? 1 2 Commissioner Rosenblum: Nothing to add. 3 4 Chair Alcheck: Just for the purposes of clarification obviously we don't have a real time map 5 here, but we would, you would be… it would be helpful in my opinion if we were going to vote 6 on this to be able to identify which areas of town were in an RPP and essentially this bubble 7 would grow and we would understand the exemption. But because we can't do that would you 8 mind staff listing the areas of town that are currently under an RPP program so that as we vote 9 on this we are just aware of it. And then if you find if there is any in that particular list that you 10 are not including let me know. 11 12 Commissioner Fine: So the only ones I can think of there’s Downtown, there’s College Terrace, 13 Evergreen’s up on the table, Crescent Park has their overnight, but I don't think that really 14 counts for this. 15 16 Chair Alcheck: Ok, so we're talking about two. 17 18 Commissioner Fine: Yes, currently, but I think it should (interrupted) 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Chair Alcheck: Apply. 1 2 Commissioner Fine: Be applied to future RPPs. 3 4 Chair Alcheck: Ok. All those in favor? Clarifying question? Please. 5 6 Commissioner Tanaka: Ok, so just be clear so are you saying for the RPP that… let’s say they 7 don't have the onsite parking that they can use one of the RPP, one of the permits for the ADU. 8 Is that what you’re saying? 9 10 Commissioner Fine: Well they could choose to do that or they could say whoever's living in the 11 ADU you don't get a parking permit, figure something else out. 12 13 Commissioner Tanaka: I see. And the logic being that if they didn't provide the parking in their 14 RPP and they tried parking on the street (interrupted) 15 16 Commissioner Fine: They’re not parking in your, that neighborhood. 17 18 Commissioner Tanaka: Ok, that makes sense. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. VOTE 1 2 Chair Alcheck: This would be for a carless lifestyle. Ok, alright. All those in favor of 3 Commissioner Fine’s amendment please raise your hand and say aye. That is four. All those 4 opposed? Two. 5 6 UNFRIENDLY AMENDMENT #5 PASSED (4-2) 7 8 Vice-Chair Waldfogel: I need more time to think about that one, but… 9 10 Chair Alcheck: Ok, that's fine. Would you like to speak to your dissent? 11 12 Vice-Chair Waldfogel: I just need more time to process that one because I'm trying to grasp 13 what situations in what situations that would work and what situations that would create new 14 burdens and what situations that would create new benefits and I just don't have enough time 15 to process that tonight. 16 17 Chair Alcheck: Ok, thank you. Would you like to speak your dissent? 18 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Commissioner Gardias: Yes, I think that I have the same feeling that pretty much this Motion 1 [Note-Unfriendly Amendment] may be justifiable, but I think that due to the lack of 2 understanding of the impact as well as the other Motions [Note-Amendments?] that we 3 processed that we may… I think that this is pretty much too early to make the justifiable or 4 scientific decision without knowing the background and the impact that it would create. 5 6 Chair Alcheck: Ok, thank you. Alright we're going to do… Yeah. We’re going to do I have 7 Commissioner Rosenblum then Waldfogel and Tanaka. So Commissioner Rosenblum do you 8 have an amendment. 9 10 UNFRIENDLY AMENDMENT #6 11 12 Commissioner Rosenblum: Yeah, increase the rental restriction to 60 days. 13 14 SECOND 15 16 Chair Alcheck: Ok. Do we have a second? I will second that. Would you like to speak to it? 17 18 Commissioner Rosenblum: Yeah. There were a couple of residents who brought up their 19 concern with encouraging a more transit neighborhood. Although I originally thought 30 days 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. was sufficient I don't see a downside to 60 days and it will help some residents have some 1 peace of mind. 2 3 Chair Alcheck: Ok, I’ll speak to the second. I would have supported any increase of the 30 day 4 minimum including up to a year for a lease that could then turn into a month a month. So this 5 is a step in the right direction. 6 7 VOTE 8 9 Chair Alcheck: Let's put it to a vote. All Commissioners in favor increasing the minimum rental 10 period from 30 to 60 days please raise your hand and say aye. Oh, alright. That is six in favor. 11 Ok. Commissioner Waldfogel [Note-Vice-Chair] do you have an amendment? 12 13 UNFRIENDLY AMENDMENT #6 PASSED (6-0) 14 15 UNFRIENDLY AMENDMENT #7 16 17 Vice-Chair Waldfogel: Yes I do and this speaks to the tree issue that several commenters raised 18 and I spoke with Assistant Director Lait about this prior to the meeting and he recommended 19 adding some specific language in oh, what is it? It’s on Page 142 of the packet. It adds a clause 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. line under the street access clause and it’s in the additional requirements for all ADUs. And it 1 says an ADU shall not result in the removal of any protected tree as defined in Section 8.10.020. 2 3 Chair Alcheck: I suspect that you support your own amendment as a Friendly Amendment, but I 4 will not accept it as a Friendly Amendment. I generally oppose redundancy. I believe these 5 trees are protected already in our code so repeating it is unnecessary. So I will ask if there is a 6 second for this? Go ahead. 7 8 Commissioner Fine: Is this already supported in the code? I know I kind of asked this question 9 earlier, but… 10 11 Mr. Lait: Well so the code has a process for seeking a removal. This amendment would prohibit 12 using that process. 13 14 Chair Alcheck: I want to provide some clarification here. When you say removal you mean 15 removal of protected tree? 16 17 Mr. Lait: Yes. 18 19 Chair Alcheck: Can you explain that process? 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 Mr. Lait: Yeah. There is a I mean generally there’s a [unintelligible] 2 3 Woman: So basically generally the way the code is written is that for a protected tree, basically 4 for a single family properties if you want to remove a protected tree you have to request a tree 5 removal permit and that is processed by our Public Works Department. And protected trees 6 would be trees of a certain size, oaks, and redwoods. Oaks, redwoods. Right. 7 8 Chair Alcheck: Actually correct me if I’m wrong, I don't believe it applies to trees of a certain 9 size. I think it applies to oaks, redwoods, and designated trees. I don't believe there is a size 10 requirement to our… 11 12 Mr. Lait: Yeah, I actually happen to have the standard here. Any tree of the species Coastal Live 13 Oak or Valley Oak which is 11.5 inches in diameter (interrupted) 14 15 Chair Alcheck: Got it. 16 17 Mr. Lait: 36 inches in circumference and it goes on to talk about redwoods with their diameter. 18 And then there’s heritage trees designated by the Council. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Chair Alcheck: Sorry, I meant other species; so oaks and redwoods of a certain size, but not size 1 requirements for all trees. 2 3 Commissioner Fine: So just a question. I thought the Vice-Chair’s proposed amendment here 4 was to ensure that ADUs have to play by the normal rules for tree protection. Am I incorrect in 5 that? 6 7 Vice-Chair Waldfogel: Well let's look for, I guess I'm looking for some clarification on this. 8 Because with the (interrupted) 9 10 Mr. Lait: Right. So this, this is something that… right. So this is something this is a question that 11 came up in response to I think some of the comments that we received about the item. And 12 I've tried to reach out to our Urban Forestry Department to understand clearly how we process 13 these particular requests. In my read of the regulations there was I had some concern that 14 some trees may not be protected that could be removed in order to accommodate an ADU. So 15 at a minimum to answer Commissioner Fine’s comment ADUs would be subject to the same 16 standards that are in place today. A question would be would you want to heighten that 17 standard to ensure that these protected trees are not lost due to the construction of an ADU? 18 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Chair Alcheck: Ok, so for clarity it would essentially would be making it a little bit more difficult 1 to place an ADU if there was a protected tree because the removal process wouldn’t apply. 2 That is the suggestion. Is that what your intention was? 3 4 Vice-Chair Waldfogel: Yes. 5 6 UNFRIENDLY AMENDMENT #7 FAILED 7 8 Chair Alcheck: Ok. So I need a second. Ok. We don't have a second. Commissioner Tanaka so 9 you have an amendment? Does anybody else have an amendment of this Motion that's 10 currently on the table? Awesome. Ok. Did you just hit the button? 11 12 Commissioner Fine: Just a quick question, a query for the Commission up here. Does everyone 13 feel we've dealt with conversions and bringing ADUs into compliance? Have we dealt with that 14 sufficiently? 15 16 Chair Alcheck: Can you be a little bit more specific what you're asking? 17 18 Commissioner Fine: So part of our directive, our directive was two part here from the Council 19 memo. One was figure out how to make, how to enable the construction of ADUs, and two, 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. how to bring them into compliance. I just feel throughout this whole process it seems like 1 we're getting near a vote to pass this on the Council we really have skirted around that a little 2 bit and not quite dealt with it. And we all have lots of friends and family here in Palo Alto who 3 have illegal ADUs, so just a question. 4 5 Chair Alcheck: Yeah, no so this goes back to the process. When we began this process it was 6 sort of directed by a City Council memo. This agendized item is not the result of staff's work in 7 response to our last meeting and sort of following up on that. This particular agendized item is 8 in response to the law. In theory the topics and concerns and ideas that we came up with in 9 our last study session theoretically would have come back to us, but not tonight, maybe with a 10 little bit more staff work. And so my hope is that City Council will not get the impression that 11 we have somehow skirted their directive because I don't know that staff has really come back 12 to us with some of the ideas that we discussed at the last two meetings about compliance and 13 grandfathering. That said, if you have been of how we can incorporate it I, ok, alright, so you 14 don't. I'm just acknowledging that you're hand signal there. 15 16 Alright, I would like to put the Motion put forth by Commissioner Waldfogel [note-Vice-Chair] 17 seconded by myself as amended, sorry. Go ahead. 18 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Mr. Lait: One question, a clarification point on the Commissioner Rosenblum’s comment about 1 the transit, the public transit. Are we not including buses at all? Where just folks (interrupted) 2 3 Chair Alcheck: What he amended was the radius of the Cal. of the train. 4 5 Mr. Lait: Ok. 6 7 Chair Alcheck: The buses would remain as they are currently (interrupted) 8 9 Mr. Lait: 45. And would this be intersections of bus lines of bus stops or at routes? The route is 10 all of El Camino. 11 12 Commissioner Rosenblum: Stations. 13 14 Mr. Lait: Bus stops. 15 16 Commissioner Rosenblum: So I my amendment was only as pertains a radius around three 17 stations. 18 19 Mr. Lait: Ok. Beyond the stations and then focusing in on the… 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 Commissioner Rosenblum: We’re not (interrupted) 2 3 Chair Alcheck: He didn't amend the language related to the bus stops. 4 5 Mr. Lait: Right, so I guess I'm seeking clarification from the Commission then about do we want 6 it to be along a fixed route like El Camino or do we want to be at bus stops? Because 7 (interrupted) 8 9 Chair Alcheck: Let me ask you for clarification. What is currently in your draft? 10 11 Mr. Lait: Right now it is well, the way it's drafted it's some variation of state law which isn't 12 quite what we wanted to do. We wanted to align it with A.B. 743 which would have allowed 13 fixed routes of buses that have a 15 minute headway in peak times, morning and afternoon or 14 evening. 15 16 Chair Alcheck: Ok. Alright, thank you for bringing this up. What I'm going to ask is if there is a 17 Commissioner who would like to make a specific suggestion on how we should treat this 18 language light it up. Commissioner Fine. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Commissioner Fine: I think it should be based on station stops. There's no effect. If you're 1 living at Loma Verde and Alma it doesn't matter that the Caltrain line is right there, right? In 2 terms of affecting your ADU which should (interrupted) 3 4 Chair Alcheck: Well he’s actually talking about bus travel. 5 6 Commissioner Fine: Bus, but for bus it’s the same, right? It’s actually not the fixed route and I 7 believe Commissioner Rosenblum’s suggestion was simply changing the train radius from 0.5 to 8 0.75. 9 10 Chair Alcheck: Ok, so I can accept your comment as a suggestion that the language in the in this 11 amendment in this ordinance be amended to reflect that the radiuses for the bus transit lines 12 be half a mile from each bus stop? 13 14 UNFRIENDLY AMENDMENT #8 15 16 Commissioner Fine: Yes. 17 18 SECOND, VOTE 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Chair Alcheck: Ok. And do we have a second? OK you’re the proposer. I need a second. And 1 do I have a second? Good. Ok, are there any questions or in need of clarification for this? Ok, 2 good. Let's put it to a vote. All Commissioners in favor of the proposed Unfriendly Amendment 3 please raise your hand and say I. That's four. All opposed? That’s two. Commissioners who 4 oppose would you like to speak your dissent? 5 6 UNFRIENDLY AMENDMENT #8 PASSED (4-2) 7 8 Commissioner Gardias: I can speak to it. So pretty much the reason why I vote against this that 9 while it may increase the number of the compliant units it would not preclude folks from having 10 a car. So I thought that this should be congruent with promoting the different lifestyle and 11 using the public transportation. 12 13 Chair Alcheck: Ok, thank you. I see no other lights of amendments. I’ll ask before we move. Is 14 there any other clarifications you wish to receive from us Planning staff? Ok, I have a light. 15 Commissioner Fine. 16 17 Commissioner Fine: One question. I'm just actually thinking about your comment there. Is 18 there any standard incentive the City measures for a household without cars where we could 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. say if you can prove that you’re household without cars you may not have to build the 1 additional parking spot? Is there anything we can do around that? 2 3 Ms. Silver: Well legally you can. We don't currently have a standard in place if that's your 4 question. 5 6 Commissioner Fine: Ok, I'm not going to make an amendment here, but there is something to 7 be said for households that do not have cars. There may be an opportunity here to provide 8 them a different or a special exemption here on the parking requirement. 9 10 VOTE 11 12 Chair Alcheck: Ok, at this time I'm going to call for a vote on the Motion as amended numerous 13 times tonight. All Commissioners in favor of the Motion, the Motion as amended please raise 14 your hand and say aye. Aye. Ok that is five Commissioners in support. And all Commissioners 15 opposed? One. Would you like to speak your opposition? 16 17 MOTION PASSED (5-1) 18 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Commissioner Gardias: Sure. So the reason that I withheld my vote and voted against and why 1 I’m opposing this because of the numerous reasons. So compliance with the state law as staff 2 proposed this originally it was the right approach. A removal of the minimum requirement is 3 something that it may be the right move, but not at this time because of this that we didn't 4 have that public that would be able to engage with this change. And with this we may just end 5 up with a number of the surprise citizens. Some may be of course for it and some of them 6 attended this meeting, but some may be opposing this measure and for this reason we don't 7 have a good feeling about this what this what change it would this proposed regulation would 8 create and we would just set up on our constituents by surprise by just not being informative 9 about this what this may was this regulation may bring to the neighborhoods. 10 11 Chair Alcheck: Ok, thank you. Alright, at this time I'm going to open the floor up for anyone 12 who would like to make a Motion on the topic of… say that again? No, no, no. I want to open 13 the floor up if you’d like to make a Motion. For example, Commissioner Rosenblum suggested 14 earlier he’d like make a Motion about potentially requesting City Council to allow Planning to 15 explore some parking utilizations study. I’m opening the floor up to anybody who would like to 16 make a Motion at this time. Commissioner Rosenblum. 17 18 MOTION #2 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Commissioner Rosenblum: Yeah I’ll repeat my earlier Motion which is a recommendation that 1 staff do a parking study of neighborhood parking utilization and for those with below 50 2 percent utilization consider waiving the parking requirement for ADUs. 3 4 Chair Alcheck: Can I ask for a point of clarification? Could those to be very specific would we 5 need a parking utilization study on RPP districts if we've already exempted them? 6 7 Commissioner Rosenblum: No. 8 9 Chair Alcheck: Ok. So this would be minus two neighborhoods, even less work because need 10 the parking utilization study in those neighborhoods. Ok, do we have a second for this Motion? 11 12 SECOND 13 14 Commissioner Gardias: I will second. 15 16 Chair Alcheck: Great. Would either of you like to speak to your Motion very concisely? 17 18 Commissioner Rosenblum: Yeah. So this is the second part I think that there's two reasons to 19 have to get rid of the car requirement. One is car light lifestyle which is around dense 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. commercial areas and transit areas. And the second is in places where there's simply not an 1 issue where there's plentiful parking because we're trying to encourage the development of 2 these units. 3 4 Commissioner Gardias: I will only add that when I was reading some of the literature that was 5 provided to us before the meeting one of the key elements in the incentivizing of ADUs was the 6 removal of the car parking requirement. So for this reason and that could be our next step and 7 for this reason this research may be very valuable. Thank you. 8 9 Chair Alcheck: Commissioner Tanaka do you have a question? 10 11 Commissioner Tanaka: Sorry. So I’d like to make a Friendly Amendment. 12 13 Chair Alcheck: Please do. 14 15 UNFRIENDLY AMENDMENT #1 TO MOTION #2 16 17 Commissioner Tanaka: Ok. So a couple friendly amendments actually so and it’s the ones I 18 made before so these are, these are not new ones. So one would be that as part of the study 19 we also look at enabling underground parking in R-1 zones that don't count towards the FAR. 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 Chair Alcheck: [Unintelligible] to include in this study process an exploration of underground 2 parking opportunities. 3 4 Commissioner Rosenblum: I'm just not sure the two things are related to each other and so I’m 5 not saying good idea or bad idea, I’m just not sure how these two things are actually… Yeah I 6 would treat it as an Unfriendly Amendment. 7 8 Chair Alcheck: Ok do we have a second of this Unfriendly Amendment? 9 10 Mr. Lait: Could I suggest? 11 12 Chair Alcheck: Yes, please. 13 14 Mr. Lait: That is seems like there may be a few items. 15 16 Chair Alcheck: Right. 17 18 Mr. Lait: And rather than do (interrupted) 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Chair Alcheck: I agree. 1 2 Mr. Lait: A vote on that maybe this one goes on its own and then we can take this one up and I 3 think Commissioner Gardias had a couple. 4 5 Chair Alcheck: Yeah, that's a good idea. Why don’t, may we suggest that you rescind your 6 Unfriendly Amendment or if there's anything specific to this particular study then let's deal with 7 that and then if not why don’t we deal that Motion and you can lump all your study session 8 Motions into one. 9 10 UNFRIENDLY AMENDMENT #1 RESCINDED 11 12 FRIENDLY AMENDMENT #1 TO MOTION #2 13 14 Commissioner Tanaka: Ok, sounds good. The one thing I get the idea behind this, the only thing 15 that concerns me about it which is why I'm going to make another hopefully Friendly 16 Amendment this time is that parking changes, right? So and when you build the ADU as you 17 build it kind of like once for a while it’s not a change, but the parking in the area may change for 18 whatever reason and so while today may be the there’s no problem in that neighborhood that 19 this situation is that there might be one in the future. So to help make this thing more 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. palatable here's a Friendly Amendment for you. And it's one I've made before which is that the 1 homeowner could make a in lieu fee to pay for parking should there not be… if they couldn't 2 actually have parking spots on their lot or don't want it for whatever reason. So it’s the same 3 thing I did before. 4 5 FRIENDLY AMENDMENT #1 TO MOTION #2 REJECTED 6 7 Commissioner Rosenblum: I don't accept the logic of it for the simple reason that doesn't offset 8 anything in that neighborhood. So it shouldn't really eliminate the concerns those neighbors. I 9 thought you were going to say that should be subject to review every X years in order to 10 confirm there’s still not a parking problem which I would have accepted, but and but any rate 11 you could propose that as a separate thing around in lieu fees. I just don't think addresses this 12 particular thing so I don't accept it as part of this. 13 14 Chair Alcheck: Would you like me to ask for a second to that or would you like to withhold that 15 and do it as a separate Motion? Ok, alright. Let's vote on this Motion that’s on… you would like 16 to speak to this Motion? 17 18 Vice-Chair Waldfogel: Yes. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Chair Alcheck: Ok. Go ahead. 1 2 Vice-Chair Waldfogel: Yeah I think that this is a, it's an interesting idea, but I think it's a really, 3 really, really bad idea. The Council in instituting RPPs made it very clear that quality of life in 4 the neighborhoods was something that they were focused on and that the only districts where 5 they saw high parking utilization as acceptable was the neighborhoods near the Downtown 6 core. They made it very clear through that process that they wouldn't extend higher density 7 parking into other neighborhoods. And I think that we need a just a much broader discussion 8 about parking in neighborhoods about as I mentioned earlier this question of whether empty 9 streets are an amenity or whether they're an opportunity. I don't think we should jump to a 10 conclusion tonight on which they are. So I think this is a bad idea. 11 12 Chair Alcheck: Ok I'm going to just suggest that I think correct me if I’m wrong, I think 13 supporting this Motion is not necessarily opining on whether it's an opportunity or an amenity I 14 think it's simply asking us to be provided with the information in those neighborhoods so that 15 then at that point we could assess whether it would be an amenity or an opportunity. So with 16 that I'm going to ask for a vote on this Motion for a study of parking utilization in all the 17 neighborhoods except the two RPP neighborhoods we've already exempted. 18 19 Commissioner Tanaka: So what is the Motion exactly? 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 Chair Alcheck: Go [unintelligible] 2 3 Mr. Lait: Can I restate it because I actually have the [unintelligible] here. 4 5 Chair Alcheck: Yeah, go ahead. 6 7 Mr. Lait: Ok, so this will help ensure that I've got it right. Ask the City Council to direct staff to 8 prepare a parking study of residential neighborhoods to assess peak utilization and extend the 9 no parking requirement for ADUs on those blocks with a street parking peak utilization under 10 50 percent not including the two existing RPP neighborhoods and presumably any future RPP 11 neighborhoods. 12 13 Commissioner Rosenblum: Yeah. I would add the word consider. 14 15 Mr. Lait: Consider. Thank you. 16 17 Commissioner Rosenblum: It's a study for them to consider adding that. 18 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Commissioner Tanaka: So just to be clear so it's not actually saying we will… it’s a study to see 1 whether it's feasible not a ok we'll get rid of the parking requirement. Even for lightly utilized 2 neighborhoods. 3 4 Commissioner Rosenblum: That's correct, but the intent in making this Motion is to say that I 5 would be in favor of such an act. And again to answer Commissioner Waldfogel [note-Vice-6 Chair] it is prioritizing people above empty parking spaces. So there is an explicit value 7 judgement that you're making and more particularly we're saying there are many 8 neighborhoods where parking is simply not a major issue, but housing is an issue throughout 9 the City. And so that's the that is the value judgment that we're making, but the Motion is to 10 just make a study. But the value inherent in that Motion is to say it is to try to make 11 construction of ADU more palatable in places where parking is not a primary issue. 12 13 Chair Alcheck: Ok Commissioner Waldfogel [note-Vice-Chair] last comment. 14 15 Vice-Chair Waldfogel: I'll decline. There's no point saying in saying any more about that. I 16 mean I think that this notion of people versus people over cars is a really offensive way to 17 describe the quality of life versus housing question which is a urgent issue that we need to 18 resolve, but this is not the time or place to put a finger on the scale. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. VOTE 1 2 Chair Alcheck: Ok so at this time I would like to call vote on this Motion. All Commissioners in 3 favor of this Motion as articulated by staff please raise your hand and say aye. I have four. All 4 those opposed. I have two. Would those who oppose the Motion care to discuss it further? 5 6 MOTION #2 PASSED (4-2) 7 8 Commissioner Tanaka: Yeah, so in general I actually I think what Commissioner Rosenblum was 9 trying to do makes sense. The only issue I have is just that parking changes though. I mean it's 10 at one point in the neighborhood the parking may be great and then a couple years later it's 11 terrible and then a bunch of ADUs get built that don’t have parking. And people are like 12 [unintelligible] what happened there. So and I thought well it’s just a study it’s probably ok, but 13 then I thought well even if it study says this neighborhood is ok right now it may not be ok later. 14 So I that's why I didn’t support it, but I understand what you’re trying to do and I think that's 15 admirable. 16 17 Chair Alcheck: I see Commissioner Rosenblum’s light. Are you proposing? Ok. Alright do we 18 have any other Motions? Commissioner Tanaka. Commissioner Gardias [unintelligible]. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. MOTION #3 1 2 Commissioner Tanaka: I'm going to bring it up for the third time now. So which is I really think 3 that residential underground parking needs to be revisited and it should not count towards 4 gross FAR. And so my Motion is that the Commission looks at that and maybe some future date 5 with staff's research and if we understand the pros and cons and figures out how to enable this 6 because I think without I think this is the one solution that will truly enable ADUs is 7 underground parking. And so I think we should fix this. I think there’s technology out there 8 today that enables it to happen without massive ramps or aesthetic issues. And so I'm hoping 9 that someone else will second it and the Commission will vote for it and make it happen. 10 11 Chair Alcheck: I want to ask quick point of clarification because it's not entirely clear to me 12 whether we can simply Motion and direct staff to do certain work in excess of one hour. So 13 would you be willing to revise your Motion to request that City Council direct staff to provide us 14 with, I mean there is a distinction there. I mean correct me from wrong? 15 16 Mr. Lait: Yeah, I that’s kind of what I thought actually was being suggested is the same notion 17 that we had here before which was requesting the Council consider directing staff to… that's? 18 19 Chair Alcheck: Right. 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 Mr. Lait: Right. That's the… 2 3 Chair Alcheck: I just wanted to make sure that’s how you read it. Because what will happen is I 4 believe that this (interrupted) 5 6 Mr. Lait: This will go (interrupted) 7 8 Chair Alcheck: You will move it to Council with these Motions asking for these requests 9 essentially and if they approve that Motion then theoretically we would be able to explore 10 these topics. 11 12 Mr. Lait: That’s right. We’ll advance the ordinance with the changes and in addition to the 13 ordinance the Commission had these other interests that they're asking that Council consider. 14 15 SECOND 16 17 Chair Alcheck: Are you comfortable with that Commissioner Tanaka? Ok. Do we have a 18 second? I will second that Motion. Ok, do you need to speak to your Motion? 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Vice-Chair Waldfogel: Is this the agendized item? I mean are we moving outside of our agenda 1 scope if we consider this? 2 3 Ms. Silver: So the earlier clarification was that this was in the context of ADUs and as I heard the 4 current request it was in an effort to increase possibly ADU production so I think that if that is 5 the premise of the Motion that it is within the ambit. 6 7 VOTE 8 9 Chair Alcheck: Ok, so for the purposes of determining consensus all those in favor of this 10 Motion please raise your hand and say aye. That is five. All those opposed. Ok. [Unintelligible] 11 12 MOTION #3 PASSED (5-1) 13 14 Commissioner Gardias: And I will provide explanation why not, right? So I mean it's clear 15 winner on the commercial site. It's a loser on the residential site. So for this reason I think 16 that... 17 18 Commissioner Tanaka: [Unintelligible]. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Commissioner Gardias: Ok I understand. So that’s what I’m saying (interrupted) 1 2 Chair Alcheck: I’m comfortable with that explanation. 3 4 Commissioner Gardias: I pretty much know the outcome that it's going to be too costly and it 5 would not be adopted so for this reason I vote no. 6 7 Chair Alcheck: Ok, no thank you. Ok I have one light left. Do you have a Motion that you'd like 8 to make Commissioner Gardias? 9 10 Commissioner Gardias: Yes I do. 11 12 Chair Alcheck: Ok, what I would like to do is make your Motion and then if you get a second. I 13 will let you speak to your Motion. Go ahead. 14 15 MOTION #4 16 17 Commissioner Gardias: So my Motion is to empower staff to study and research and provide 18 resolution that would revise the adopted ordinance before the City Council for this following 19 topics: for the privacy for entry ways for entrance ways, for the minimum size of the unit, for 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. compliance and enforcement of those ADUs, and also to research and provide the best 1 definition of the of the proximity of the public transportation. 2 3 Chair Alcheck: Commissioner Gardias in an effort to make your Motion more successful may I 4 suggest the same edit that we I’ve suggested for Commissioner Tanaka which that we request 5 that City Council direct us to explore those topics or to revisit those topics the same way you 6 just suggested it, but with the request that it be to City Council to direct us to do that. 7 8 Commissioner Gardias: So the why I propose it this way because I believe that staff can 9 research those items with the minimum time and then provide their revisions because those 10 are mainly technical revisions to the regulation without just being directed and just going 11 through excessive way. I think those are simple research items that (interrupted) 12 13 Chair Alcheck: I understand. 14 15 Commissioner Gardias: Addressed very easily. 16 17 Chair Alcheck: Ok, I just I want to highlight that I think what you've just proposed is a suggestion 18 that they come back to us. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Commissioner Gardias: No. I propose that they will be empowered to research and provide the 1 reasonable direction directly to the Council. 2 3 Chair Alcheck: Got it. Ok, so explore those topics that you listed in the interim between now 4 and the time this agendized item goes to the Council. 5 6 Commissioner Gardias: Exactly and provides yes (interrupted) 7 8 Chair Alcheck: Staff do you have a comment? 9 10 Mr. Lait: I think that some of these things I think we can pretty easily address even now, but I 11 just if I can have a minute of your time to explain the compliance issue we just need to look into 12 that. The concern there was the absentee owners and leasing out the primary and the ADUs. 13 That’s a legal consideration. 14 15 Chair Alcheck: Let me ask for a quick clarification. He gave you a specific list. Can you identify 16 the items that you are going that you anticipate exploring without even our direction? 17 18 Mr. Lait: Yes. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Chair Alcheck: So that the remainder of the… can you actually just list the remainder of the 1 items that we would need to vote on? 2 3 Mr. Lait: Where I would like guidance for the Commission is on the minimum ADU size of 250. 4 Because if we say yeah that could be done what's the Commission's recommendation on that? 5 And I think the other issues and then the only other issue would be does the Commission have 6 a concern about two front doors being visible from the public right away if one was set back say 7 20 feet? 8 9 Chair Alcheck: Ok, so what I'm understanding Commissioner Gardias is that out of the list of 10 topics you suggested they are going to do all of them except the two that he just listed without 11 further direction from us. So what I would like to suggest is that we vote on whether we want 12 to direct them to do the other those two specific items because the rest they're going to do 13 with the without our direction. Does it make sense? 14 15 Commissioner Gardias: Well why we why they cannot why you cannot to do all of them? 16 Because I think that the reason is that the same I would entranceway I would approach the 17 same way from the reasonability perspective. If you can prove it one way or the other, right, 18 you don't need to just give you directions. And I'm going to entrust your judgment to decide it 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. if this is the right language probably it can stay, but then if that can be waived because there is 1 lack of supporting reason you just wave it. 2 3 Chair Alcheck: Ok, let me make a suggestion. Would staff be willing to include that in their 4 assessment of language and so that we could simply vote on whether or not we wanted them 5 to explore the 250 minimum? 6 7 Mr. Lait: Yeah. 8 9 MOTION #4 FAILED 10 11 Chair Alcheck: Ok, alright. I believe the 250 minimum request is different than all of the rest 12 because it's essentially you're asking them to assess a development standard that doesn't 13 currently exist. And the implication of that development standard might result in a lot less ADU 14 development and so before they will proceed on that I think we're going to ask to have 15 Commission directed consensus. So is there a second for exploring for directing staff to explore 16 a minimum size requirement for ADUs? Just speak up. There’s a second. Going once? Ok. 17 That fails. Are there any other Motions? I see a light from Commissioner Rosenblum. 18 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Commissioner Rosenblum: Yeah, sorry this is going to be in response to the previous which say 1 in that list something's not like the other. Some I support some I would have suggested taking 2 out, but since the Motions has failed I’ll hold my peace. 3 4 Chair Alcheck: Ok, just so we're about clarity here I don't know the precise number how many 5 items he listed, but all of them with the exception of the minimum lot size requirement are 6 going to be addressed by Planning staff in an… 7 8 Commissioner Rosenblum: In that case that the one that was objecting to in addition in your list 9 your last item was transportation definition of the radius around transportation hubs and we 10 already voted on that as a Commission and resolved I think the two issues, the radius of the 11 stations of the Caltrain stations and the definition of where you count from with bus routes. So 12 if that's in your list I think we already determined those so I would have extracted that from the 13 others. 14 15 Chair Alcheck: Ok. I don't really see the need of placing a vote on that item because we've 16 already dealt with it. So I'm going (interrupted) 17 18 Commissioner Gardias: So that's fine. So this leaves me with the three items with the 19 compliance and enforcement, with the privacy item and the entrance ways. 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 Chair Alcheck: Which they will (interrupted) 2 3 MOTION #5 4 5 Commissioner Gardias: That’s the Motion that I'm proposing to entrust stuff to provide to 6 revisions to the adopted regulation. 7 8 SECOND 9 10 Chair Alcheck: Ok. Do have a second? 11 12 VOTE 13 14 Commissioner Rosenblum: Second. 15 16 Chair Alcheck: Ok, all those in favor of staff exploring those items in anticipation of the City 17 Council meeting and preparing language please say aye. That is six in favor. 18 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Ok. Ok, I have no other lights. There are no other Motions. I'm going to close this agendized 1 item. Thank you for your participation all those audience members that are still here. 2 3 MOTION #5 PASSED (6-0) 4 5 Commission Action: Main motion: Vice-Chair Waldfogel motioned to approve the 6 recommendation that the City Council Adopt an Ordinance to Update the City's 7 Municipal Code Sections Regarding Accessory Dwelling Units (Second Dwelling Units) 8 for Compliance with Recent State Laws and Other Changes to Encourage 9 Construction of Accessory Dwelling Units. The motion was seconded by Chair 10 Alcheck. The following amendments were added: 11 12 AMENDMENTS 13 1. Modify the minimum lot sizes requirement to allow legally conforming lot sizes in the R1 14 and R1-subdistricts to be eligible for an accessory dwelling unit. Chair Alcheck and 15 Commissioner Rosenblum seconded the motion. The amendment passed 4-2. ( 16 Commissioner Gardias and Waldfogel against) 17 2. Allow parking in the R1 and R1-subdistricts to satisfy the accessory dwelling unit parking 18 requirement through subterranean parking. Motion failed due to a lack of a second. 19 3. Extend the parking exemption provision for the two CalTrain Stations in Palo Alto and 20 the San Antonio CalTrain station to .75 mile radius. Commissioner Rosenblum motioned 21 to accept and Chair Fine seconded the motion. The amendment passed 4-2( Vice-Chair 22 Waldfogel and Commissioner Gardias against) 23 4. Add additional development standard to Section 20 18.42 (a) 8'(v) For new or converted 24 detached accessory dwelling units, there shall be no windows, doors, mechanical 25 equipment, or venting or exhaust systems, located within six feet of a property line' 26 Vice-Chair Waldfogel motioned to accept and Chair Alcheck seconded the motion. The 27 amendment passed 4-2 (Commissioner Rosenblum and Commissioner Gardias against) 28 5. Establish a regulatory program that would allow accessory dwelling unit parking 29 requirements to be satisfied paying an in-lieu parking fee. Commissioner Tanaka 30 motioned to accept and Chair Fine seconded the motion. Amendment failed 3-3 31 6. Eliminate the parking requirement for those properties located within a Residential 32 Parking Program District. Commissioner Fine motioned to accept and Commissioner 33 Rosenblum seconded the motion. The amendment passed 4-2 (Vice-Chair Waldfogel 34 and Commissioner Gardias against) 35 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 7. Modify 18.42.040 (a) 9 (ii) Short term rentals limitation from 30 to 60 days. 1 Commissioner Rosenblum motioned to accept and Chair Alcheck seconded the motion. 2 The amendment passed 6-0. 3 8. Modify 18.42.040 (a) 9 to add "(ix) An accessory dwelling unit shall not result in the 4 removal of any protected tree as defined in Section 8.10.020." Vice-Chair Waldfogel 5 motioned to accept; amendment fails due a lack of a second. 6 9. Modify the Public Transit definition for busses to be a .5 mile radius from bus stops 7 along a fixed route bus service with service intervals of 15 minutes or better during peak 8 commute hours. Chair Fine motioned to accept and Commissioner Rosenblum seconded 9 the motion. The amendment passed 4-2 (Vice-Chair Waldfogel and Commissioner 10 Gardias against) 11 The main motion with the above referenced amendments was passed 5-1 with Commissioner 12 Gardias against. 13 14 ADDITIONAL MOTIONS 15 16 1. Request the City Council to consider directing staff to prepare a parking study of 17 residential neighborhoods to assess peak utilization and extend the no parking 18 requirement for ADUs on those blocks with a street parking peak utilization under 50%. 19 NIC the properties located within RPP neighborhoods Commissioner Rosenblum 20 motioned to accept and Commissioner Gardias seconded the motion. The amendment 21 passed 4-2 (Vice-Chair Waldfogel and Commissioner Tanaka against). 22 2. Request the City Council to consider directing staff to prepare an ordinance to enable 23 underground parking in residential neighborhoods. Commissioner Tanaka motioned to 24 accept and Chair Alcheck seconded the motion. The amendment passed 5-1 25 3. Direct staff to consider and revise as appropriate Section 18.42.040 (a) 7 (vi) to allow an 26 accessory dwelling unit to have an entrance facing the same lot line as the primarily 27 dwelling unit's entrance; explore changes to Section 18.42.040 (a) 6 to make this 28 requirements more clear; and, include information in the council report that addresses 29 concerns regarding absentee owners and enforcement of the ordinance. Commissioner 30 Gardias motioned to accept, Commissioner Rosenblum seconded the motion. The 31 amendment passed 6-0. 32 Approval of Minutes 33 Public Comment is Permitted. Five (5) minutes per speaker.1,3 34 6. October 26, 2016 Planning & Transportation Commission Minutes 35 7. November 9, 2016 Planning & Transportation Committee Minutes 36 37 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Chair Alcheck: Ok there are two things we need to do and one thing I'd like to say before we 1 leave. First I want a can I get a Motion to approve the minutes from October 26th and 2 November 9th? 3 4 MOTION 5 6 Commissioner Fine: I move we approve the minutes from October/November. 7 8 Chair Alcheck: Any second? 9 10 SECOND 11 12 Commissioner Rosenblum: Second. 13 14 Chair Alcheck: Thank you. All those in favor approving the minutes please say aye. Excellent. 15 That’s six in favor, zero dissenting. 16 17 MOTION PASSED (6-0) 18 19 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Commission Action: A motion was made by Commissioner Fine to accept the minutes from 1 October 26, 2016 and November 9, 2016 and was seconded by Chair Alcheck. The motion 2 passed 6-0. 3 Committee Items 4 5 Chair Alcheck: Ok. Are there any committee items that need to be addressed at this late hour? 6 No we're not there yet. 7 8 Commissioner Fine: Just one quick thing please keep in mind we will need a new liaison to the 9 Citizen’s Advisory Committee (CAC). 10 11 Chair Alcheck: Right. We will deal with that in January. 12 Commissioner Questions, Comments or Announcements 13 14 Chair Alcheck: Ok it's an opportunity right now for Commissioners to raise any questions, 15 comments or announcements. Are there any comments, questions, or announcements at this 16 late hour? 17 18 Vice-Chair Waldfogel: I'm really sorry to do this this late at night, but I've heard some 19 community issues about large buses that are parked and orbiting in neighborhoods and I 20 believe that we do have some code discretion to deal with this. So I just want to make sure 21 that this is publicly aired and that there's some activity going on to look at, to explore this issue. 22 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 Jonathan Lait, Assistant Director: Yes. Apologize, yes there is we’ll, we can report back to the 2 Commission on that. 3 4 Vice-Chair Waldfogel: Thank you. 5 6 Chair Alcheck: Ok, it's late, but I just want to quickly make a comment that in the future in our 7 future meetings if there are topics that are a little bit, if there are topics of interest that 8 Commissioners have moving forward and they would like to explore them you are welcome to 9 email me and if there is a second Commissioner that you'd like to work with on a topic and then 10 propose it during this comments and questions and announcements section for staff to help us 11 explore that's going to be a process that we will have moving forward. So if there is a specific 12 item that you think this Commission should be exploring and you would like to create an 13 opportunity to agendize that item in one of our future meetings please let me know and then 14 we can prepare an opportunity for you to raise that at one of these comment opportunities and 15 then we can have a process to have it agendized in the future. I have one question. Go ahead. 16 17 Commissioner Gardias: Yeah I mean this is the technical question about the meeting minutes 18 that we approved from the prior meeting. So no because I had no time to edit the minutes. 19 There was no specific request from Yolanda as it was coming from Robin in the past to provide 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. the edit which of course we should be doing regardless of such a specific request. I just want to 1 make sure that we can still provide those edits regardless of our vote. 2 3 Cara Silver, Senior Assistant City Attorney: So if that's the case if you have amendments to 4 minutes that have already been approved we would then you can send those to Yolanda and 5 then we will reagendize the amended minutes for approval. 6 7 Chair Alcheck: Yeah I think in light of that why don't we just make sure that our secretary sends 8 us the minutes and if there is an issue will you communicate it to staff so they can reagendize? 9 If there are amendments communicated to staff they can reagendize it and we will revote on 10 those approvals. 11 12 Jonathan Lait, Assistant Director: So how did it go before? We would send you the minutes? 13 14 Chair Alcheck: Typically we get the minutes. 15 16 Mr. Lait: As a part of the packet. Did, do you not get them? 17 18 Chair Alcheck: Actually we get them separately. We get them separately as an email. 19 20 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Mr. Lait: Ok. 1 2 Chair Alcheck: And we there is a process by which any issues related to misunderstanding of the 3 mike or whatnot we can… 4 5 Mr. Lait: Ok, because we’ve included this that’s this whole back section of your report here, 6 your packet is this is all the minutes. Do you not? 7 8 Chair Alcheck: Actually if that's the case may I suggest that in the future you actually send us 9 the minutes in a digital form. Because the and the reason and she's in the past she's done it as 10 a Word document and that's particularly helpful because it allows us to basically search our 11 own name and find our own sections and make edits that are relevant to just us. 12 13 Mr. Lait: Ok. 14 15 Chair Alcheck: Thank you. 16 17 Adjournment 18 19 Chair Alcheck: Ok that concludes I think our meeting. Everybody thank you for your hard work 20 tonight and we'll see you in December. Bye bye. 21 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. 1 Meeting was adjourned at 11:15pm 2 DRAFT _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to three minutes to accommodate a larger number of speakers. Palo Alto Planning & Transportation Commission 1 Commissioner Biographies, Present and Archived Agendas and Reports are available online: 2 http://www.cityofpaloalto.org/gov/boards/ptc/default.asp. The PTC Commission members are: 3 4 Chair Michael Alcheck 5 Vice Chair Asher Waldfogel 6 Commissioner Adrian Fine 7 Commissioner Przemek Gardias 8 Commissioner Eric Rosenblum 9 Commissioner Greg Tanaka 10 11 Get Informed and Be Engaged! 12 View online: http://midpenmedia.org/category/government/city-of-palo-alto or on Channel 26. 13 14 Show up and speak. Public comment is encouraged. Please complete a speaker request card 15 located on the table at the entrance to the Council Chambers and deliver it to the Commission 16 Secretary prior to discussion of the item. 17 18 Write to us. Email the PTC at: Planning.Commission@CityofPaloAlto.org. Letters can be 19 delivered to the Planning & Community Environment Department, 5th floor, City Hall, 250 20 Hamilton Avenue, Palo Alto, CA 94301. Comments received by 2:00 PM the Tuesday preceding 21 the meeting date will be included in the agenda packet. Comments received afterward through 22 2:00 PM the day of the meeting will be presented to the Commission at the dais. 23 24 Material related to an item on this agenda submitted to the PTC after distribution of the 25 agenda packet is available for public inspection at the address above. 26 Americans with Disability Act (ADA) 27 It is the policy of the City of Palo Alto to offer its public programs, services and meetings in a 28 manner that is readily accessible to all. Persons with disabilities who require materials in an 29 appropriate alternative format or who require auxiliary aids to access City meetings, programs, 30 or services may contact the City’s ADA Coordinator at (650) 329-2550 (voice) or by emailing 31 ada@cityofpaloalto.org. Requests for assistance or accommodations must be submitted at least 32 24 hours in advance of the meeting, program, or service. 33 City of Palo Alto | City Clerk's Office | 2/2/2017 6:01 PM 1 Carnahan, David From:Gitelman, Hillary Sent:Thursday, February 02, 2017 5:12 PM To:Linnea Wickstrom; Moitra, Chitra Cc:Council, City; Lee, Elena; Lait, Jonathan Subject:RE: City Council Hearing on Accessory Dwelling Units Ms. Wickstrom:    Thank you for this email to our project planner.  I wanted to let you and others who are interested in the subject of  ADUs know that the public hearing scheduled for Monday, February 6th is being proposed for continuance to March 6,  2017 due to a very full agenda.  We will be sending out an email about this to our list of interested parties tomorrow and  will take the opportunity to correct and clarify the information provided earlier.      As you have pointed out, the proposed ordinance has been crafted to respond to Council direction and will bring the  City’s Municipal Code into compliance with new State Regulations (SB 1069, AB 2299, and AB 2506).  The proposal  reduces the minimum lot size requirement for ADU eligibility in the R‐1 zoning districts (allowing ADUs on all R‐1  conforming lots), reduces or eliminates parking requirements (under specific conditions) and allows ADUs and Junior  Accessory Dwelling Units in existing buildings regardless of lot size.    To review the City Council staff report and new State laws regarding ADUs, please visit  http://www.cityofpaloalto.org/civicax/filebank/documents/55691    Many thanks,     Hillary       Hillary Gitelman | Planning Director | P&CE Department   250 Hamilton Avenue | Palo Alto, CA 94301 T: 650.329.2321 |E: hillary.gitelman@cityofpaloalto.org   Please think of the environment before printing this email – Thank you!   From: Linnea Wickstrom [mailto:ljwickstrom@comcast.net] Sent: Wednesday, February 01, 2017 7:33 PM To: Moitra, Chitra Cc: Council, City Subject: Re: City Council Hearing on Accessory Dwelling Units Importance: High Chitra, I take exception to this misrepresentation of the proposed changes to the ordinance. This interpretation has already produced notices to a large neighborhood association in which the sender has highlighted the City of Palo Alto | City Clerk's Office | 2/2/2017 6:01 PM 2 last sentence in red. I request that you immediately amend and resend this description to more accurately represent the proposal as it stands, with a notice that you are amending your description.  the minimum lot size is NOT being eliminated. The proposal is to allow ADUs on lots that are the standard size for the zoning.  The proposal moderates parking requirements based on a number of community factors, primarily on proximity to public transit  providing for Junior Accessory Dwelling units under specified conditions Linnea Wickstrom Monroe Drive Palo Alto On 2/1/17 5:10 PM, "Moitra, Chitra" <Chitra.Moitra@CityofPaloAlto.org> wrote: Hello Everyone The City Council will be discussing a Draft Ordinance on Accessory Dwelling Units at the Monday, February 6, 2017 meeting tentatively scheduled to begin at 8:45 pm (item #12). The draft ordinance has been recommended for approval by the Planning and Transportation Commission (PTC). The changes are proposed to respond to Council direction and to bring the City’s Municipal Code into compliance with the new State Regulations (SB 1069, AB 2299, and AB 2506). The proposal includes eliminating the minimum lot size requirement for ADU eligibility in the R-1 zoning districts, reducing or eliminating parking requirements and allowing Junior Accessory Dwelling Units (conversion of an existing bedroom into a smaller ADU). To review the City Council staff report and new State laws regarding ADUs, please visit http://www.cityofpaloalto.org/civicax/filebank/documents/55691 The project website is at: http://www.cityofpaloalto.org/gov/depts/pln/advance/accessory_dwelling_units_regulations_upd ate.asp <http://www.cityofpaloalto.org/gov/depts/pln/advance/accessory_dwelling_units_regula tions_update.asp> Please email your questions or comments to the project planner Chitra Moitra at Chitra.Moitra@CityofPaloAlto.org <mailto:Chitra.Moitra@CityofPaloAlto.org> . You can also contact Chitra at (650) 329-2170. Updates on future meetings will be posted on the project website. City of Palo Alto | City Clerk's Office | 2/2/2017 6:01 PM 3 Chitra Moitra Planner Planning and Community Environment Department 250 Hamilton Avenue, Palo Alto, CA 94301 Email: chitra.moitra@cityofpaloalto.org City of Palo Alto | City Clerk's Office | 2/2/2017 11:20 AM 1 Carnahan, David From:Apolak Borthakur <apolak_borthakur@yahoo.com> Sent:Wednesday, February 01, 2017 7:28 PM To:Council, City Subject:Fw: Accessory Dwelling Unit I do not support creation of more housing in Palo Alto. We already have a lot of congestion, traffic and lack of parking. Adding more housing would only make the problems worse. And it will lower house prices. I think the city council should prioritize the needs and wants of the house owner taxpayers (rather than the folks who live in apartments and do not pay real estate taxes). I do understand that several folks who cannot afford Palo Alto but want to live here, are trying to get cheap mass housing units approved. But, should we really cater to those folks who have the sense of entitlement, at the cost of making traffic, parking, congestion, and house values worse in PA? From: "Chitra.Moitra@CityofPaloAlto.org" <Chitra.Moitra@CityofPaloAlto.org> To: apolak_borthakur@yahoo.com Sent: Wednesday, February 1, 2017 7:10 PM Subject: Accessory Dwelling Unit Mail List Sign-up Thank you for submitting a request to be added to the Accessory Dwelling Unit Mail List. You will receive periodic updates as they are sent out. For more information, please contact: Chitra.Moitra@CityofPaloAlto.org Thank you, Planning and Community Environment Staff First Name Apolak Last Name Borthakur Email Address apolak_borthakur@yahoo.com Phone City of Palo Alto | City Clerk's Office | 2/2/2017 11:20 AM 3 The project website is at: http://www.cityofpaloalto.org/gov/depts/pln/advance/accessory_dwelling_units_reg ulations_update.asp <http://www.cityofpaloalto.org/gov/depts/pln/advance/accessory_dwelling_ units_regulations_update.asp> Please email your questions or comments to the project planner Chitra Moitra at Chitra.Moitra@CityofPaloAlto.org <mailto:Chitra.Moitra@CityofPaloAlto.org> . You can also contact Chitra at (650) 329-2170. Updates on future meetings will be posted on the project website. Chitra Moitra Planner Planning and Community Environment Department 250 Hamilton Avenue, Palo Alto, CA 94301 Email: chitra.moitra@cityofpaloalto.org City of Palo Alto | City Clerk's Office | 2/2/2017 11:20 AM 4 Carnahan, David From:Linnea Wickstrom <ljwickstrom@comcast.net> Sent:Wednesday, February 01, 2017 8:55 PM To:Moitra, Chitra Cc:Council, City Subject:Re: City Council Hearing on Accessory Dwelling Units Importance:High Chitra, Oh yes. Please add to the amended description the fact that the proposed changes are to conform to the new California state laws that went into effect on January 1, 2017. Linnea Wickstrom On 2/1/17 7:33 PM, "Linnea Wickstrom" <ljwickstrom@comcast.net> wrote: Chitra, I take exception to this misrepresentation of the proposed changes to the ordinance. This interpretation has already produced notices to a large neighborhood association in which the sender has highlighted the last sentence in red. I request that you immediately amend and resend this description to more accurately represent the proposal as it stands, with a notice that you are amending your description.  the minimum lot size is NOT being eliminated. The proposal is to allow ADUs on lots that are the standard size for the zoning.  The proposal moderates parking requirements based on a number of community factors, primarily on proximity to public transit  providing for Junior Accessory Dwelling units under specified conditions Linnea Wickstrom Monroe Drive Palo Alto On 2/1/17 5:10 PM, "Moitra, Chitra" <Chitra.Moitra@CityofPaloAlto.org> wrote: Hello Everyone The City Council will be discussing a Draft Ordinance on Accessory Dwelling Units at the Monday, February 6, 2017 meeting tentatively scheduled to begin at 8:45 pm (item #12). The draft ordinance has been recommended for approval by the Planning and Transportation Commission (PTC). The changes are proposed to City of Palo Alto | City Clerk's Office | 2/2/2017 11:20 AM 5 respond to Council direction and to bring the City’s Municipal Code into compliance with the new State Regulations (SB 1069, AB 2299, and AB 2506). The proposal includes eliminating the minimum lot size requirement for ADU eligibility in the R-1 zoning districts, reducing or eliminating parking requirements and allowing Junior Accessory Dwelling Units (conversion of an existing bedroom into a smaller ADU). To review the City Council staff report and new State laws regarding ADUs, please visit http://www.cityofpaloalto.org/civicax/filebank/documents/55691 The project website is at: http://www.cityofpaloalto.org/gov/depts/pln/advance/accessory_dwelli ng_units_regulations_update.asp <http://www.cityofpaloalto.org/gov/depts/pln/advance/accessor y_dwelling_units_regulations_update.asp> Please email your questions or comments to the project planner Chitra Moitra at Chitra.Moitra@CityofPaloAlto.org <mailto:Chitra.Moitra@CityofPaloAlto.org> . You can also contact Chitra at (650) 329-2170. Updates on future meetings will be posted on the project website. Chitra Moitra Planner Planning and Community Environment Department 250 Hamilton Avenue, Palo Alto, CA 94301 Email: chitra.moitra@cityofpaloalto.org City of Palo Alto | City Clerk's Office | 2/2/2017 6:01 PM 1 Carnahan, David From:KMeier <meierk@gmail.com> Sent:Thursday, February 02, 2017 5:47 PM To:Council, City Subject:ADU Ordinance Dear City Council Members, As a mother of a teenage son with Down syndrome, I am writing in support of a modern ADU ordinance for Palo Alto that will allow people with disabilities an affordable way to stay in Palo Alto near their families. For us, this means letting our son have the independence and freedom he deserves with the safety of living near family and assistance. For others this may mean caring for aging parents or disabled friends or siblings. Please match the California State standard for parking or even ease those requirements. My son will never be able to drive a car. We live two blocks the #35 bus line. Companies like Lyft and Uber will make getting around without a car easy and affordable. Please allow ADUs on standard lots so that regular families have an option to help their families stay nearby. Please make the permitting and utility fees proportionate to the project and specify them in the draft. Please allow garage conversions and amnesty for current illegal conversions. Please allow flexible designs, especially for units for people with disabilities who may need special considerations in building designs. I worry a lot how we will be able to stay in Palo Alto once my son becomes an adult. I am a long-time Palo Altan. I attended high school here, I work here and planned to stay here with my friends and family after I retire. I love Palo Alto, but the overpriced housing market crushes those of us who have to provide housing for relatives with disabilities who need family assistance. People with disabilities enrich our diversity and our community -- please consider them and their families when considering a modern ADU ordinance. I have to work on Monday nights; otherwise, I would bring my son to the meeting a speak to you directly about this. Thank you for your consideration. Sincerely, Kristin Meier City of Palo Alto | City Clerk's Office | 2/5/2017 12:57 PM 1 Carnahan, David From:LWV of Palo Alto <lwvpaoffice@gmail.com> Sent:Friday, February 03, 2017 2:58 PM To:Council, City Subject:February 6, 2017, Agenda Item No. 12: Ordinance Regarding Accessory Dwelling Units Attachments:CC ADUs final 2-6-17.docx Dear City Council, Attached please find our letter regarding the February 6, 2017, Agenda Item No. 12: Ordinance Regarding Accessory Dwelling Units. Thank you. Bonnie Packer President -- League of Women Voters of Palo Alto 3921 E. Bayshore Road, Suite 209 Palo Alto, CA 94303 (650) 903-0600 February 3, 2017 Greg Scharff, Mayor, and City Council Members 250 Hamilton Ave Palo Alto, CA 94301 Dear Mayor Scharff and City Council Members, Re: February 6, 2017, Agenda Item No. 12: Ordinance Regarding Accessory Dwelling Units Dear Mayor Scharff and City Council Members, The League of Women Voters of Palo Alto (LWVPA) supports increasing the density of single family residential areas in various ways to improve the diversity of housing opportunities for all economic levels. Allowing accessory dwelling units is one way to do this. For this reason, LWVPA supports the changes to the existing ordinance to meet new state requirements permitting accessory dwelling units (ADUs) and defining junior accessory dwelling units (JADUs). LWVPA supports the inclusion of junior accessory units in this ordinance. In particular, an ADU within the envelope of the existing unit will not change the mass of the main single family home and allows no more residents than are currently permitted in the home today. A separate entrance allows for privacy from the principal unit. The reduction in parking numbers and placement of the units is more realistic than the current requirements. LWVPA also strongly supports the elimination of the requirement that a lot be at least 35% greater than the minimum lot size in R1 and R1 subdistricts. This creates many more opportunities for ADUs. While LWVPA supports the greater flexibility for ADUs in the proposed ordinance, we feel there is room to provide even more incentives to create these additional housing opportunities. Thus, we urge the Council to seriously consider those recommendations from members of the public that encourage the creation of more of ADUs. Thank you, Bonnie Packer President League of Women Voters of Palo Alto THE LEAGUE OF WOMEN VOTERS OF PALO ALTO 3921 E. BAYSHORE RD., SUITE 209 • PALO ALTO, CALIFORNIA 94303 • 650-903-0600 • www.lwvpaloalto.org City of Palo Alto | City Clerk's Office | 2/5/2017 1:04 PM 1 Carnahan, David From:Linnea Wickstrom <ljwickstrom@comcast.net> Sent:Thursday, February 02, 2017 8:07 PM To:Gitelman, Hillary; Moitra, Chitra Cc:Council, City; Lee, Elena; Lait, Jonathan Subject:Re: City Council Hearing on Accessory Dwelling Units Hillary, Thank you for your email. I very much appreciate your evaluation of my comments and will look forward to the amended announcement accompanying the continuance to March 6th. Regards, Linnea On 2/2/17 5:11 PM, "Gitelman, Hillary" <Hillary.Gitelman@CityofPaloAlto.org> wrote: Ms. Wickstrom: Thank you for this email to our project planner. I wanted to let you and others who are interested in the subject of ADUs know that the public hearing scheduled for Monday, February 6th is being proposed for continuance to March 6, 2017 due to a very full agenda. We will be sending out an email about this to our list of interested parties tomorrow and will take the opportunity to correct and clarify the information provided earlier. As you have pointed out, the proposed ordinance has been crafted to respond to Council direction and will bring the City’s Municipal Code into compliance with new State Regulations (SB 1069, AB 2299, and AB 2506). The proposal reduces the minimum lot size requirement for ADU eligibility in the R-1 zoning districts (allowing ADUs on all R-1 conforming lots), reduces or eliminates parking requirements (under specific conditions) and allows ADUs and Junior Accessory Dwelling Units in existing buildings regardless of lot size. To review the City Council staff report and new State laws regarding ADUs, please visit http://www.cityofpaloalto.org/civicax/filebank/documents/55691 <http://www.cityofpaloalto.org/civicax/filebank/documents/55691> Many thanks, Hillary Hillary Gitelman | Planning Director | P&CE Department 250 Hamilton Avenue | Palo Alto, CA 94301 City of Palo Alto | City Clerk's Office | 2/5/2017 1:04 PM 2 T: 650.329.2321 |E: hillary.gitelman@cityofpaloalto.org Please think of the environment before printing this email – Thank you! From: Linnea Wickstrom [mailto:ljwickstrom@comcast.net] Sent: Wednesday, February 01, 2017 7:33 PM To: Moitra, Chitra Cc: Council, City Subject: Re: City Council Hearing on Accessory Dwelling Units Importance: High Chitra, I take exception to this misrepresentation of the proposed changes to the ordinance. This interpretation has already produced notices to a large neighborhood association in which the sender has highlighted the last sentence in red. I request that you immediately amend and resend this description to more accurately represent the proposal as it stands, with a notice that you are amending your description.  the minimum lot size is NOT being eliminated. The proposal is to allow ADUs on lots that are the standard size for the zoning.  The proposal moderates parking requirements based on a number of community factors, primarily on proximity to public transit  providing for Junior Accessory Dwelling units under specified conditions Linnea Wickstrom Monroe Drive Palo Alto On 2/1/17 5:10 PM, "Moitra, Chitra" <Chitra.Moitra@CityofPaloAlto.org> wrote: Hello Everyone The City Council will be discussing a Draft Ordinance on Accessory Dwelling Units at the Monday, February 6, 2017 meeting tentatively scheduled to begin at 8:45 pm (item #12). The draft ordinance has been recommended for approval by the Planning and Transportation Commission (PTC). The changes are proposed to respond to Council direction and to bring the City’s Municipal Code into compliance with the new State Regulations (SB 1069, AB 2299, and AB 2506). The proposal includes eliminating the minimum lot size requirement for ADU eligibility in the R-1 zoning districts, reducing or eliminating parking requirements and allowing Junior Accessory Dwelling Units (conversion of an existing bedroom into a smaller ADU). To review the City Council staff report and new State laws regarding ADUs, please visit http://www.cityofpaloalto.org/civicax/filebank/documents/55691 City of Palo Alto | City Clerk's Office | 2/5/2017 1:04 PM 3 The project website is at: http://www.cityofpaloalto.org/gov/depts/pln/advance/accessory_dwelling_units_reg ulations_update.asp <http://www.cityofpaloalto.org/gov/depts/pln/advance/accessory_dwelling_ units_regulations_update.asp> Please email your questions or comments to the project planner Chitra Moitra at Chitra.Moitra@CityofPaloAlto.org <mailto:Chitra.Moitra@CityofPaloAlto.org> . You can also contact Chitra at (650) 329-2170. Updates on future meetings will be posted on the project website. Chitra Moitra Planner Planning and Community Environment Department 250 Hamilton Avenue, Palo Alto, CA 94301 Email: chitra.moitra@cityofpaloalto.org