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Home My WebLink About01 Second Residential Units Workshop 03/08/2013 SECOND RESIDENTIAL UNITS PLANNING COMMISSION WORKSHOP March 12 2013 INTRODUCTION February 20 Workshop IL Workshop Notice Purpose of Workshop 40 -r I Workshop Structure 7. V- 1 03/08/2013 WORKSHOP PURPOSE To provide information � r egai�aid7 iig accessory guest rooms and second residential units. To highlight the most significant issues. To present conceptual draft amendments. To gather public input. To receive Planning Commission direction. WORKSHOP STRUCTURE Background Current 2nd residential unit requirements Current accessory guest room requirements Issues Conceptual amendments �y (not a draft ordinance) Overview of District and lot sizes 2 03/08/2013 WORKSHOP STRUCTURE impact on existing and units --- 1 and accessory guest rooms Benefits and consequences r ~ Hypothetical examples r What a new ordinance would not allow Next Steps ' - Public input t PC Direction �• BACKGROUND Definition of Second Residential Unit A building or portion thereof designed for residential occupancy on a lot developed with a legal conforming single-family dwelling. Definition of Guesthouse Detached living quarters of a permanent type of construction and without kitchens or cooking facilities and where no compensation of any form is received or paid. 3 03/08/2013 SECOND RESIDENTIAL UNITS Current Requirements Nowr Allowed in E4, R1 I R2, and R3 zones Minimum required lot size is 12,000 s.f. Two garage parking spaces for each residence Front yard setback of 50 feet _ � 6 GCL __.J LL -- SECOND RESIDENTIAL UNITS Current Requirements ■ Maximum unit size equal to 10% of lot area Entrance not visible from right of way Owner occupancy not required ; Maximum overall lot coverage of 50% 4 03/08/2013 ACCESSORY GUEST ROOMS Current Requirements Detached accessory17' buildings – guest rooms Conditional Use Permit approval required No kitchen cooking facility May not be rented out Front yard setback of 50 feet s Maximum lot coverage of 30% of rear yard Deed restriction has been required - ISSUES — 2nd residential units Many property owners have expressed desire to have and rent second residential units in Old Town. Properties smaller than 12,000 square feet are not currently eligible for second residential units. i:i if111 If �^ 5 03/08/2013 ISSUES - 2nd residential units 1W.1101 Accessory guest rooms :f 3 and other buildings _ 'I have been illegally converted into 2n1 A • 7 residential units. It is not always feasible, or desirable, to provide a total of four garage parking spaces on a lot. 'fes ISSUES — Accessory guest rooms All R1, R2, R3 properties are eligible for accessory guest rooms, but CUP is -_ required. _ Accessory guest rooms have been illegally converted into second residential units. Many property owners do not want deed restrictions for accessory guest rooms. Parking spaces are not required for accessory guest rooms, but number of vehicles increases. 6 03/08/2013 CONCEPTUAL AMENDMENTS rrohibil new accessory guest rooms 'in Cultural Resource Overlay District. Allow new second residential units on any residentially zoned lot in Cultural Resource Overlay District (Old Town) regardless of lot size. Maximum unit size: 500/n of orimary unit. not to exceed 1 ,200 square feet. CONCEPTUAL AMENDMENTS Require one garage parking space for smaller (one bedroom) second units; two garage parking spaces for larger units (two or more bedrooms), in addition to two - garage parking spaces for the primary residence. Allow tandem garage parking . spaces for new second residential units (when units are larger and a total of four garage parking spaces are required.) _ Impact fees (park fees, school fees, etc.) would need to be paid for all new second units. 03/08/2013 Cultural ► + =� Resource ' �fl o Overlay District � f Al 11 a r RI LOT SIZES IN CR DISTRICT ter . Under 7,500 SF: 33 lots Exactly 7,500 SF: 46 lots 3 9 7,501-9,000 SF: 31 lots 9,001-11,999 SF: 39 lots 12,000 SF +: 45 lots* z- Tota l: 194 lots 71 i * 25 of these lots are located south of Main St. 8 03/08/2013 IMPACT ON EXISTING 2ND UNITS AND GUEST ROOMS Existing legally established second residential units and accessory guest rooms may remain. Existing legally established accessory guest rooms may be converted to second residential units if parking and development standards are met. Legally converted units could have kitchens and be rented out. Existing illegal second units potentially may become legal if all City requirements are met. BENEFITS/CONSEQUENCES More residences/residents in Old Town Greater residential density in Old Town More parked vehicles and traffic in Old Town More affordable housing in Old Town Extra income for Old Town property owners Potential for increased property values More housing opportunities for seniors, young adults, the disabled, etc. No additional detached accessory guest rooms in Old Town 9 03/08/2013 HYPOTHETICAL EXAMPLES - 3 0►►010.000Aa#aaaaaaaaa� 7,500 square foot lot 9,000 square foot lot 9,000 square foot lot 70120470000162409406 HYPOTHETICAL EXAMPLES Ak 7,500 square foot lot,single story w/attached one-bedroom 2nd unit 10 03/08/2013 HYPOTHETICAL EXAMPLES :� :: :: ' Street view of primary unit;second unit is at the rear and not visible from the street. HYPOTHETICAL EXAMPLES i .'W.0J1k.0.& d.&I 9,000 square foot lot,two-story w/detached single story two-bedroom 2nd unit 11 03/08/2013 HYPOTHETICAL EXAMPLES w.� i' J 12. Street view of second unit and garages. HYPOTHETICAL EXAMPLES 9,000 square foot lot,single story w/detached two-story one-bedroom 2nd unit. 12 03/08/2013 HYPOTHETICAL EXAMPLES Ground level view of second unit and garages. HYPOTHETICAL EXAMPLES s i All f rrr+ � �' a zaaaas�a 10,000 square foot lots 13 03/08/2013 HYPOTHETICAL EXAMPLES V � r y ► r /►for-r ►�� 10,000 square foot corner lot,two-story w/detached two-bedroom 2nd unit. HYPOTHETICAL EXAMPLES Ilk 10,000 square foot lot,single story w/detached one-bedroom 2nd unit 14 03/08/2013 HYPOTHETICAL EXAMPLES el r- V V�y r r �►� 10,000 square foot lot,single story w/detached two-story two-bedroom 2nd unit. HYPOTHETICAL EXAMPLES i, r - t � k� � a J_ y ' 19,980 square foot lots 15 03/08/2013 HYPOTHETICAL EXAMPLES i i i r r rrr rrr�� 19,980 square foot lot,two-story w/detached single story two-bedroom 2nd unit. HYPOTHETICAL EXAMPLES i�� ri- i �a R . 19,980 square foot lot,two-story w/detached two-bedroom 2nd unit with tandem pkg. 16 03/08/2013 WHAT A NEW ORDINANCE WOULD NOT ALLOW _3 i ILLEGAL AND/OR SUBSTAN ARD ONSTRUCTI r. -7 y - PUBLIC INPUT - Overview Public Workshop held on February 20, 2013 Approximately 40 in attendance Comments, Suggestions, Concerns, and Ideas shared 25 Questionnaires completed 17 03/08/2013 PUBLIC INPUT — Feb 20 Workshop Existing zero lot line garages should remain. Allow carports. Street parking is congested. Garages often not used for parking. Permit parking should be implemented. 2nd units often intrude on neighbor privacy. 3 or more units on a single family lot. PUBLIC INPUT — Feb 20 Workshop Construction that preexists Zoning & Building Codes. Why limit to the CR Overlay District? Would variances be allowed? Limitations on paved/concrete areas. Old Town aesthetics, character, and landscaping. 2nd unit size and height limits. Small guest houses are compatible with Old Town. No additional parking needed for guest houses 18 03/08/2013 PUBLIC INPUT — Feb 20 Workshop Overcrowding concerns. Allow 2nd units on larger lots only. Limit 2nd units to one story. Reduce allowable lot coverage. Limit massing of 2nd unit. PUBLIC INPUT —Questionnaire Results Question Yes No Unsure No Have Answer Are you an owner of property in Old Town? 24 1 Are you a resident of Old Town? 20 5 Does your property have a second unit? 5 20 Does your property have a guest house? 5 19 1 Do you support more second units in Old Town? 13 7 6 Do you want a second unit on your lot? 6 12 4 2 1 Should 2nd units be allowed on all Old Town lots? 8 13 4 Should Old Town have permit parking on streets? 14 5 5 1 Are 2nd unit parking standards satisfactory? 7 13 5 Should 2nd unit standards stay the same? 7 9 7 2 19 03/08/2013 ALTERNATIVE CONCEPTS OPP" 111111111111111111"r Limit all 2" units to efficiency units studios i.e. max of 400 square feet.) Require one covered parking space for 2nd unit. Allow carports or garages for 2nd units. No additional detached guest rooms in Old Town. NEXT STEPS Consider alternatives? - • Draft the amendments? - - } Additional outreach? : Leave ordinance as is? If direction is provided to prepare amendments • and hold public hearings: _ Planning Commission m ,;,I �! Hearing ; City Council Hearing 20 03/08/2013 PUBLIC & COMMISSION INPUT Questions 1 Comments Suggestions Concerns ) Ideas �) Y Direction s o SECOND RESIDENTIAL UNITS PLANNING COMMISSION WORKSHOP March 12, 2013 21