Loading...
HomeMy WebLinkAboutTitle 5, 16, 17 Amendments (CODE-0149-2026) - PC Presentation 4.8.2026Amendments to Title 5 (Licenses, Permits, and Regulations),Title 16 (Subdivision Regulations), and Title 17 (Zoning Regulations) of the City’s Municipal Code (CODE-0149-2026) April 8, 2026 Recommendation Adopt the Draft Resolution, which recommends: • That the City Council introduce and adopt an Ordinance amending Title 16 (Subdivision Regulations), Title 17 (Zoning Regulations), and Title 5 (Licenses, Permits, and Regulations) of the City’s Municipal Code regarding accessory dwelling units, junior accessory dwelling units, urban lot splits, mobile homes, and other clarifications and changes to regulations associated with housing. Summary Proposed amendments would: • Incorporate new legislation regarding urban lot splits, as well as address inconsistencies between state law and the City’s Municipal Code identified by staff • Remove barriers to housing development identified by the public and staff • Incorporate miscellaneous changes that address conflicts within the Municipal Code or general errors, provide clarification for density bonus projects, and other minor changes Accessory & Junior Accessory Dwelling Units Clarify height and setback limits for ADUs • Mirror state law – no substantial change to what’s already allowed Defer to underlying zone standard for maximum ADU height • Potentially increase ADU development in zones like the R-2 and R-3 zones • No impact to the R-1 zone Remove provision regarding “two-step” to “one-step process” • Introduced in 2024 code update – can be interpreted as inconsistent with state law • Has not been utilized Accessory & Junior Accessory Dwelling Units Exceptions to Discretionary Review • If consistent with applicable standards, ADUs and JADUs are exempt from discretionary review “Attached” ADU v. “Detached” ADU • Adds language to definition to differentiate between attached and detached ADUs Lot Coverage Clarification • Per state law, the first 800 square feet of ADU building footprint is exempt from lot coverage requirements Minor Urban Lot Splits Previously, state law prohibited minor urban lot splits on properties within historic districts Assembly Bill 1061 now permits minor urban lot splits within historic districts • Minor urban lot splits are still prohibited on sites that are listed as historic resources (by either the state or city) • Minor urban lot splits are still prohibited if the alteration or demolition of a historic resource is required to facilitate the subdivision Staff proposes an amendment to the Subdivision Regulations to maintain consistency with state law Mobile Homes Following legislative updates (AB 2782), the City is no longer required to exclude long-term space leases from its mobile home park rent stabilization ordinance (SLOMC 5.44) • Per Council direction, staff propose an amendment to Ch. 5.44 to remove this exemption Staff identified a provision of SLOMC 5.44 regarding an exemption process for a section of this chapter that no longer exists • Staff proposes removal of this provision Density Bonus – Fractional Density Current Affordable Housing Incentives (SLOMC 17.140.040) do not specify whether to use fractional density units or “dwelling units per acre” when calculating density bonus units for an affordable housing project • This allows an applicant to maximize the number of market-rate units they can build via fractional density, while limiting the number of affordable units they must provide via “dwelling units per acre” Staff proposes an amendment that would require the consistent use of either fractional density units as provided in SLOMC 17.70.040 or “dwelling units per acre” as provided in Density Bonus Law (Section 65915) when calculating density bonus units Miscellaneous Changes Homestay Permits • Proposed amendment to SLOMC 17.86.160 clarifying requirements that must be complied with on a continuous basis, not just upon application for a permit Accessory Structures • Proposed amendments to SLOMC 17.70.010 to update terms used and adjust or remove language that is inconsistent with state law • Removes requirement for a covenant agreement for an accessory structure Driveway Visibility • Adds a subsection to SLOMC 17.70.210 to mirror current Engineering Standard 7950 – prohibits structures that are three feet or taller within a specific site visibility zone at driveway approaches Miscellaneous Changes Use Permit Clarification for General Retail • Proposed amendment to Table 2-1 of SLOMC 17.10 that would mark General Retail as an allowed use in the C-N zone when the floor area is 2,000 square feet or less. • Current table shows a minor use permit is required, which is incorrect – left over from when Table 2-1 was originally Table 9 Setback Clarification for Decks • Proposed amendment to SLOMC 17.70.170 to clarify that decks with a height of 30 inches or more are subject to side and rear setback requirements as described in the Zoning Regulations General Plan Consistency 6th Cycle Housing Element The proposed amendments to Title 5, Title 16, and Title 17 are consistent with various policies under the City’s 6th Cycle Housing Element: • Policy 2.4 – encourage housing production for all financial strata of the City’s populations… • Policy 6.8 – to meet the 6 th Cycle RHNA production targets, the City will support residential infill development and promote a higher residential density where appropriate • Policy 8.1 – encourage housing development that meets a variety of special needs, including large families, single parents, disabled persons, the elderly, students, veterans, farmworkers, the homeless… Recommendation Adopt the Draft Resolution, which recommends: • That the City Council introduce and adopt an Ordinance amending Title 16 (Subdivision Regulations), Title 17 (Zoning Regulations), and Title 5 (Licenses, Permits, and Regulations) of the City’s Municipal Code regarding accessory dwelling units, junior accessory dwelling units, urban lot splits, mobile homes, and other clarifications and changes to regulations associated with housing.