HomeMy WebLinkAboutPC-1003-07 (CODE-0107-2017 -- ADU ordinance)RESOLUTION NO. PC -1003-17
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
RECOMMENDING THE CITY COUNCIL INTRODUCE AND ADOPT AN
ORDINANCE AMENDING TITLE 17 (ZONING REGULATIONS) OF THE
MUNICIPAL CODE ASSOCIATED WITH ACCESSORY DWELLING
UNIT PROVISIONS, WITH A CATEGORICAL EXEMPTION FROM
ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED FEBRUARY 22, 2017 (CODE -
0107 -2017)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
February 22, 2017, for the purpose of considering amendments to Title 17 (Zoning Regulations)
of the Municipal Code regarding accessory dwelling units; and
WHEREAS, said public hearing was for the purpose of formulating and forwarding
recommendations to the City Council of the City of San Luis Obispo regarding the proposed
legislation; and
WHEREAS, on September 27, 2016, the State of California legislature passed and
Governor Brown signed SB 1096 and AB 2299 to encourage development of accessory dwelling
units; and
WHEREAS, the City desires to update its Secondary Dwelling Unit section of the Title 17
and rename it as Accessory Dwelling Units, consistent with current State law; and
WHEREAS, notices of said public hearing were made at the time and in the manner required
by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San
Luis Obispo as follows:
Section 1. Findings. Based upon all the evidence, the Commission makes the following
findings:
1. The proposed amendments to Title 17 are consistent with State law and will not
significantly alter the character of the City or cause significant health, safety or welfare
concerns, since the amendments are consistent with the General Plan and directly
implement City goals and policies.
Section 2. Environmental Review. The project is exempt from environmental review per
CEQA Guidelines pursuant to the Public Resources Code (Section 21080.17). The project involves
amendments to Zoning Regulations in conformance with Government Code Section 65852.2,
which does not include any modifications to development standards which could have a significant
effect on the environment.
Section I lZecoinmeridatiosi, The Planning Commission does hereby recommend the City
Council introduce and adopt an Ordinance amending Title 17 (Zoning Regulations) of the
Municipal Code regarding accessory dwelling units as set forth in Attachment 1.
On motion by Vice -Chair Fowler, seconded by Commissioner Bisheff, and on the following roll
call vote:
AYES: Commissioners Bisheff, Knight, Dandekar, Malak, Larson, Vice -Chair Fowler, and
Chair Stevenson
NOES: None
REFRAIN: None
ABSENT: None
The foregoing resolution was adopted this 22nd day of February, 2017
Xzandrea Faw er, Secretary
Planning Commission
Attachment 1: Title 17 Amendments
Chapter 17.21: Accessory S aces
Sections:
17.21.010 Se-send,afy-Accessory Dwelling Units
17.21.020 Guest Quarters
17.21.030 Accessory Structures
17.21.010 Secedafy-Accessory Dwelling Units.
A. Purpose.
1. his sectiUr in e n rpt a � ;rTT�et e tian i8a2{-j&4j_and-r.' icla-atlGws
##e-city-#e�e�er-ad�atn�s#a#+ve-a+t�stl���te:,-�a�ad�pi ��f�IQpma�enelar�s--te
sere well4n"R{ ts-in--resid tial- The purpose of this chapter is to provide For the creation
of accessory dwellinq units in a manner that is consistenk with re uirements set forth in California
Government Code Sections 55852.2 as amended from time to time.
2. T#9-Gi 44Ia#esecoociarywelli+ts-es peFritteE# by Seotier 55852j;#�etate
�o r-�d-Wither-applicable-ses#
cif7� ales to frplererrt certa+ patieies aad--pr-ems . iAg
3_2'. Implementation of this section is meant to expand housing opportunities by_fe-r--low-i44Gome_
+4-'e te-iG househelds-by--increasing the number of smaller arad--@GF4�-rental
units available within existing neighborhoods. elivable
#�isr at {c�weees#�vhil pvidag grtesesur ity s€panieraa#iei lam ;�� pptt ler toe
GGGUpaRt6.
B. Definitions.
For the purpose of this section, the following words and phrases have the meanings given them in this section:
1. "Accessory dwelling unit" means an attached or detached dwellin unit which rovides corn Tete
independent livin facilities for one or more persons and complies with all provisions of this section.
It shall include Permanent provisions for living., sleepy nc�, eatin cooking and sanitation on the same
parcel as the a primary unit- An Accessory Dwelling Unit also includes the following:
a. An efficiency unit as defined in Section 17958.1_ of the Health and Safet Code.
b. A manufactured home as defined in Section 1 8007of the Flealth and Safet Cade.
4-2. "Administrative use permit' is defined as defined by Chapter 17.58 of this code.
"Director" means the director of the Community Development Department or his designate.
3. "NE) tis deli e f s efin try+ Cl t r� T at this sada
4:3.�lene-�r+faFf"„na'�...=vT'."rye€I�Isd-a�.f±ned-�}j'apfc,r a7 �fl of+L.is,-,e
4."Passageway" means a pathwav that is unobstructed clear to the sky and extends from a street to
one entrance of the accessory dwelling unit. Passageways are not required for detached accessory
dwelling units.
5. "Primary unit" means as -the existing single-family residential structure on the site.-t#at-eerafGFms-with
ai!-rair��,�--xe�ufattt+ns-i�--ef€ec#� i+�oludtnc�--tfris-sestie�
��es�ra�ay�--dvvef-tin^ .'^�„#`=tea.,��#ta�h��:�eta�wetli�t-w#�+s€a-provtcte�;--sornpl$ta
i+ode-pe�rdee#-iiv+r�-€a�tities--f�--srae�r-r�es��er�e�.--wtt#�-�I--pr-e�++sio�s-�f-tt�i�se�tie�
it shaN4G_l tde peraer ev+sar�r r ti i e�pir } ea +-eeol�nd senitat{tin on-#he`same
�� �;,e-a-�'�rre�e+�-dwelt+fl�--�f�it-wits;s--�t�ore-tl�aa-4�sf{�rar�-fit-�f-grass--€leer-aye
defined in Seet4Gn4-7- Q4
C. General Requirements.
1. Application. Where this section does not contain a particular type of standard or procedure,
conventional zoning standards and procedures shall apply.
2. Areas Where -Se Awy Accessory Dwelling Units Are Allowed. Upon meeting the requirements
of this section, accesst]rysesgedar--y dwelling units may be established in the following zones: R-1, R-
2, R -3-R-4, and 0, when the primary use on the site is a single-family dwelling.
3. Areas Prohibited. 5e ndar--y-dwe4+n"njts sh_net e �lf+ d ars nee- r fc3rrr i glr Secoqdary
Accessory dwelling units shall not be established in any condominium or planned development project
unless specifically addressed in the planned development ordinance as adopted or amended, or any
mobile home subdivision, or trailer park,-aFx}radeFr�cssirrssta��cs sham ^^ ^r^���n
seceedar--y
dwelling r -a;ic a+ed- v here In the c�pinian of ti e d� ecie�- eOur-Ge de€iGienG
Y--ex4sts as -defined
4. Owner Occupancy. Either the primary unit or accessory seGo dafy-dwelling unit must be owner -
occupied as an owner's primary residence.
5. No Subdivision of Property. No subdivision of property shall be allowed where an accessorya
se,ser4dar-y dwelling unit has been established unless the subdivision meets all requirements of zoning
and subdivision regulations. Noth n9 A4his seatior t3all pry# it e+r�r v v Yah ;r�,z, .+ f, ,.. .
a-seseiqdar-y-dwelting unit 4a been-estabfisheg,
6. Sale of property. This section shall also apply to new owners of property where a-seGenda-Fyan
accessory dwelling unit has been established if the property is sold. All conditions of an Administrative
Use Permit if a licabc�edst+ees af�k�a_c perrnit, restrictive covenants and other contractual
agreements with the city shall apply to the property and new owners.
i. Unit Types Allowed. An accessorvXseGonda�y dwelling unit may be either attached or, detached er
the primary unit on the lot.
a. An attached accessory dwellin-q unit shall be defined as either attached to (by a minimum of
one shared wall or cornpletel contained within an existing single f-,irrdy dwelling unit.
7-8, Size of 9esoactary-Accessory Dwelling Unit. The gross floor area of anaf-the seGondepyLaccessory
dwelling unit shall be no less than an efficiency unit defined in this be jinnIng of this section and
shall not exceed fift 50percent of the primary unit's existing living area or eight hundredfew
twndred4ifty- 800450 square4eGfeet ar l ^', et l e defir i#lee e€ a sfu ii€ agar# eR#-as defa�+ y
t 1- -161. The Director_pta g-e€ammjssien may authorize exception to this standard utto
1,200 square feet by administrative use permit upon finding that strict compliance with the size
limitation would a re uire significant structural modifications that would not be required otherwise;
or b) adversely affect an historic or architecturally significant building..-.
a--ihe-purnpese Gf Finite+ c-,cin+enr. it caw��r�. .
�av-vsrgrr- .�-z._.T-r�cr
b----qtr+et ce�r-�a{�I�an:�.:-t#�e--sr�Nrr�+tatio�weiVr}-rr�'-er��strueta;--�rv,.,,�.�,`�ai�eflS
t#�at°ld-ruire�l at#eFwsc erg ast�erseslyffeei ae ki?.� �,�arLh:tect"�clPr
&--SeGe �-Atcessory dwelling units are limited to 4 -one Ll hunt per qualifying property.
D. Performance Standards and Corn atibilit .
1. Design Standards. SaG4andar-y--Accessory_dwelling units shall conform to all applicable
regulations-deve-lo meat standards included III the underlying zone such as height, yards, parking,
building coverage, etc. An accessory dweiling unit that conforms to this chapter 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 that is consistent with the existinq general plan and zoning designations for
the lot.-xse�t €ter dnity requirernuts as da#i�tylatiar
a- ,%eGoRdayF-Accessory dwelling units shall conform to all applicable building and construction
codes.
fa---Plat#ieg�t#�+s-�i-�a��et�its--ep�Ilc�r�Es-Barn-regisestir�g-eptiv+�-o� v�ia�ees-fras�-t-he
V ^, ''^. �gec}ulat� '-e�cte+t-af4�iwed Enid8�`
ether
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d. ryiwellicg wits cels^be
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primary resin raa G t} A4. Prier-sCe4e`-9-9, G.)
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Urdess a #e t�set aat j+ sti therwriee s y- iwel ga i ##at res in} t�ve cteFy
serer-uotir�-s��la--I�e-sett3a^,=^T--tom, f,-�Tteer--ta-eol4+�w-#e�elar�scess--aed--Fed�s�
eve-Fleat'
f. - Site 1I y4ara in ecanda y� r elt t +ts(./s�dflatd be !GGated-behiRd �E)F a(bpou�---thea--Ee&tom
rte-siders-sk�etl--tie-����e��be--preseneo-�-descigr�--ef t�n�;N ncfar�--dwsl�t�-�r;�>,�{
se: �rvi41-n�,�+s�,f�--gr��►tir�9-de�e�-et+�
s�{a a�pr+v�t�-apes-s{�eee-+��.�s�vides4
eieir�i�-+e�-sie�-i�.eo#+er�-a#�-#eas#-'I.9-#aet ar f} -€eek -#car spas.-a��wa-gid
levero��-�e.+�.tef�.�� er--balsy�
e+fint altaratiaes to tand#cmgrediegl€ eases of X99 ski s
}-ar-rer�aval--s+F r-ra4ve
t-r-ees--er-signifasa�t�pe #r�vw sl u!! w��ae+�age� fe�t#ae plareeaeet-a# a sesr�r�ary
i—A Ia e pin-sl�ata be req'';• ;_nevwsesendary t�weilfng units:--A-m-inir ePNide
larac�r,ems--pterater-wi-tl�--sem„ ieg-��-sbarl;cte�a�l�+r}g--ar�ars-#rsrx�-a� jeses�t
�r�pertlB�s--c;a-r~,ass2��-u-fa�e:�-- �s,-e,alt-be•iced-#er-ar-eas-bet�ee�-sasenb�y--t�rair;
acid-a�,a t�rxerties
a_.: -No pass aeLa , defined above shall be required in conjunction with the construction_ of a
detached accessory dwellina unit.
}-..b. No setback shall be required for an existing G�rage.that is converted to an accessory dwelling
unit and a setback of no more than five feet from the side and rear lot lines shall be re uired
for an accessory dwellin_q unit that is constructed above a ara e,
I -c. Fire 5 rinklers. Acca ssor dwel!in units shall not be required to provide firesprinklers if
they are not required for the primary residence
d. Parking. deeaadawer+g dies t#atg9 sgra+e feet arallerkaRl requiK�k+r9
WEIR-�iFf-}ft�lhPa�F$s'�F-Gbi�5-i5°t£1i�-4M1✓itta—'I-�-'I-�:�r'� I�r^n+ v..,.._� ..�,��.��V1ff�-�r��5-r
par-i�g-#ar-the-pri�a�y-dwel4iay-fae-p�ideet-+n--taa��ttcaaw--a a
ee--pa Ft4rx,��aae-ie
the d4vew or-sece-Rdar-y--dwell ng-uf:4 Armee r,, tz.;� ;lot }�a gay e par-ki t e
tar-�leea-parer-�rageeaeF�t1-,t"ie�efEeet�eild�g--pian,�„=,�;-,a-�eFF�a�t��ee�er�t
shall�e re€�arted ruin ase a.,+ *�
�,}-t err-irere�=.--«,,primply-wi#-l�-this-soraditio��nd granting-t-he-Gity
tt3eht-te ispest tl�e-prerises soratiar�se �ecrc#ary dweltia� wits located antes
where-tae-parrd+n,�e#1+ng--ur►it-has--a-s+e�le�awvi�th-��+ve ' y�+'e-hy��}
assis*�A.th4:-�Sr-r-raes �Si�,• Prkieg.�:No additional
parking spaces shall be required for an accessory -dwelling, unit.
i. Re lacernent of Required Parking for Primary Univ When a garage, carport, or
covered parkiqg structure is demolished or converted in conjunction with the
construction of an accessory dwelling—unit, re iacement parking s aces may be
located in an y conf ig uration on the same int as the accessory dwe 11 ing unit, includin
but not limited to covered spaces, uncovered spaces or tandem spaces.
e. Historic Structures. Accessory dwelling units on listeddesi ted historic properties and in
historic districts shall be found consistent with the Historic Preservation_ Ordinance including
Historic Preservation Guidelines and Secretary of Interior Standards for the Treatment of
Historic Properties Att ratiees-G-4e&i9nated
--erties-er�tc€€ups-€o--altaw-crew
_ ^.!-bE?�evtewEc�by--the--C�'�-lltufa!
filer-rnsttee f eeretey e€�rteriateSards # treateref
a4t is-pWea -
f. Utilitv Connections_ Where Antis are being created within an existincl structure(primary or
accessory),no new utility connection or pavment of impact fees shall be required. For all
other ADUs a new utility connection for the AUU and l2ayment of impact -fees shall be
required.
2. Architectural Compatibility. Accessory dwelling units should be architecturally and functionall
compatible with the prImary residence. The accessory dwelling unit should comply with the
following design standards:
a. Architectural Style and Form. Architectural style end form should match or tae compatible
with the st le and form of the nrimary residence on the site and surroundin structures,
b. Materials. The materials of the accessory dwellinq unit should match or be corn alible the
materials of the main building on the site
E. Procedure requirements.
�-��-�l��rg-#�la�s-with-t�e6+t„�i;dic�g-l�visisr�-the-fsll�w+ng-sl�l�ge-east: ,�,n accessor dwellin
unit that meets the standards contained in Section 17-2 1. 010 shall be subject to ministerial review t3ciildin
Permit and a roval without discretionary reviewe Use Permit. Architectural Review, etc.) or public
hearing- Alt applications shall be ermitted within 120 days of submission of a complete application which
com lies with all applicable re uirements and development standards as set forth in this Chapter.
-�►�cl�test�evi-{�e�AJl,r-eq ups--s�a9l-be-r-€.wi�wed-f^.�-o�;aata..�,��t�r-she-G{ty-'-s
Os city-D"n Gu elirres-a ad arslotastura eview rdir�arac ka '. ti shah deterrr a-r��aa a
ptet a{pllcatio w#ettae thtroeet-s!!! b€r fer.e�# t+ Review
C-aissien f€ar evaew—A# raevu devels�prm �n�pFa}Bets *vitfi n l l+ ris Djst_FiGtE,- ,� 4hi"rQpeFie&
t# 6�n-desi ranted f ist is st st es �d is the tt� ra lori#agt-GGR4"ttee-teA)e
ewed4ef-GuRsisterrey..with c-Fetar- .-of 4-nteFier-Standards-fer4Feats cent of a-istar r
--A�3-�]�i♦#�3tiG9fa*n^-,"'r;:�—A-�6t2�31�},�{.j�l�t:ll� E-�+9q�hStf� �}!-3�13F9v��-�}Flfa�t6--tl�L-�+�3f�?I�t�l
shall be
sf-Ftc�,aeets-reqiresstira�-auras#ieFr-a-ppr�al-lie-ae#ditia�#--ap fal�atie�=+-faesrft�a�s#iteet�Fa �r-ew
eyui
"1.-Ad+onal--Requirements Covenant Agreement
a. dwner-s Ac eearaer t-Lvith_tha-C ity-Prior to the issuance of construction permits a covenant
agreement shall be recorded which discloses the structure's approved floor plan and status as a
"sessfldaFy-accessory dwelling unit" and agreeing that the property will be owner -occupied. This
agreement shall be recorded in the office of the County Recorder to provide constructive notice
to all future owners of the property. T*e-Gouer4af4-ag w. ,at
�` p m���tioe� kr-�--i�sspect kk�e
pre'R4esr-fer-- rp4a-noe--w4t4-e ag enfia�aad cQ iaas�-witfa
�reafs-efs-sectiea-arsd hearaa sa#ety� eades If owner occupancy is not possible, a
one year hardship clause may be approved by the Communit C7evela merit director ko brin the
unit into compliance with the Covenant Agreement.4l=rem--ttae4-�sE-w kerFFipate�-at4dF�ruet
w+Fi-be-r€:#�+r-coed--ta�ifier�-sana�t�atat-w+th-applaoable-regi-�atiar�s; to the�isfast+e�#-tie
D+FesteF.
4. PP"r: Peal- pFasedwre5 f9F this seefieca—s#�a#I—be--a v+ded-
(AppeateAFo#i�t-eGWFa �: s pFe #y- aptc , t 9
F. Violations.
Violation of any of the provisions shall be subject to basic code enforcement action.