HomeMy WebLinkAboutCD Junior Second Units PPTjunior Second Unimts City Council- January 4, 2 0 16 Background: Second Dwelling Units Since 1983, State has mandated provisions for second dwelling units "SDU" (in -law -units) SDU ordinance adopted in 1983 Created through conversion of existing single- family dwelling space or new building area Attached or detached and up to 1,000 sf in size Off-street parking required +utility connections Min. lot size of 5,000 sq ft Owner Occupancy Second Dwelling Units Progress Report- 2009-2011 Approx. 200 SDUs approved/legalized since 1983 Counted toward meeting State -mandated RHNA SDU start-ups =slow due to cost Design, permitting, construction= $30K-125K/unit Can require water and sewer connections Requires noise attenuation, fire walls, sprinklers Traffic mitigation fee (waived in 2012) Generally rented at rates affordable to low- and moderate -income Housing Element 2015-2023 Housing Element updated in 2015 for 8 -yr cycle Concept of "junior second units" presented Concept promoted by LilyPad Homes, Marin non- profit housing advocate Housing Element Program H -11b adopted Coordinate with Marin jurisdictions in creating zoning regulations for junior second units Adopt standards in 2015 What are junior Second Units.? Re -purposing existing space starting with conversion of an existing bedroom (no expansion) Smaller in size Addition of a wet -bar kitchen: Limited sink size +limited counter space No gas or 220v electrical service Access to a bathroom (independent or shared) Interior and exterior access No additional parking space required Owner occupancy required Benefits of Junior Second Units Opportunity for elderly residents to have in-home caregiver with minimal expense Opportunity for homeowners to create a lower cost living unit for a family member Opportunity to re -purpose unused portion of a home for additional rental income Creates additional affordable housing for workforce Example: Floor Plan haul, Q ao�r h I, D LM7 f'. •% i aI AMML�m Iava m � • • Example: Living Area Example: Food Prep Area Junior Second Units Do They Count.? State HCD will count Junior Accessory Dwelling Units as affordable dwelling units towards "RHNA" if: The unit is "independent" — i.e. has its own bathroom + food preparation area, and ■ The City performs an affordability survey of existing second units to demonstrate occupant income levels Consistent with General Plan ■Housing Element Policy H-1—promotes distribution of affordable housing throughout City ■ Housing Element Policy H-11—supports house sharing ■ Housing Element Policy H-13- supports senior housing and "aging -in-place" ■ Neighborhood Element Policy NH -3- supports housing mix in the community ■ Implements Housing Element Program H -11b Recommended Regulations Coordinated with Marin jurisdictions and LilyPad Homes ✓Tiburon &Novato adopted ordinances in 2015 ✓Tiburon prohibits short-term rentals Some regulations mirror SDU ordinance regs Some safeguards recommended- lot size, parking Support by housing advocates Outreach to Federation of SR N'hoods +NSR Coalition Planning Commission Review Focus of discussion = ➢ Minimum lot size and off-street parking ➢ Potential for facilitating short-term rentals (current monitoring of short-term rental activity) Recommended two-year monitoring of junior second unit inquiries and activity First year =monitor inquiries ■ Second year =monitor inquiries and possible short- term rental use Accompanying Code Changes Recommended Actions Minor revision to definition of "Second Dwelling Unit" Minor revision to fire inspection requirements for large family day care homes for children ■Pass ordinance to print ■Adopt resolution approving two-year monitoring Questions Location Attached or detached Conversion of existing conversion or addition bedroom Size Limits (maximum) Kitchen Bathroom Parking Unit Access Owner Occupancy Deed Restriction Approval Process 1,000 sq ft Full kitchen allowed Private One additional space required Exterior access require Interior access not required Required Required Ministerial Permit (attached unit under 800 sf) Use Permit + ED Permit (larger + detached units) 500 sq. ft. Wet bar -type food prep area Private or shared Not required if existing dwelling meets current parking standards Interior and exterior access required Required Required Ministerial Permit