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Defining Single-Family and Multifamily Development [see Exhibit A, PMC 18.106.020(B)] State law for ADUs applies to both single-family and multifamily developments in varying ways. The PMC amendments in Exhibit A to this report propose that for purposes of the ADU ordinance, a single-family development is that which contains only one dwelling unit and is completely separated from any other unit (except an ADU). In practical terms, this means that a single-family residence would not share a wall or walls with adjacent units, irrespective of whether the unit is on the same lot, or a separate, adjacent lot (such as a "duet"-type configuration, in which two units may share a wall, but where each unit is on a separately- owned lot). In contrast, a multifamily building or structure is designed to accommodate more than one household in two or more separate housing units, distinguished from single-family development by attached or shared walls. Applying this distinction would generally mean that multifamily apartment units, condominiums, duets (two attached units under separate ownership), attached townhomes/rowhouses, and two-, three-, and four-plexes are considered multifamily. Staff recommends this approach since it is customarily how single-family and multifamily developments are thought of, is consistent with the state law which provides differentiated standards for single- and multi-family ADUs, and makes application of the state law for ADUs relatively simple and uniform across various development types. Further, this approach, which sets a proportion of total units eligible to construct an ADU in across a multi-family developments, would have the benefit of reducing the impact to these typically denser residential areas, particularly with respect to parking, open-space, and common area amenities that contribute to neighborhood livability. Objective Standards [see Exhibit A, PMC 18.106.060(C)] In addition to standards specific to attached and detached ADUs, the PMC currently identifies required standards for all accessory dwelling units. Some of these standards are mentioned above in this report, such as owner-occupancy and parking. Absent a design review process to require materials for an ADU to match that of the primary dwelling, staff proposes a standard to require exactly this; that the ADU incorporate roof and exterior wall material, building color, trim to match the primary dwelling structure to the maximum extent feasible. And, with the objective of maintaining the appearance of a single-family home from the public right-of-way, staff proposes to add a requirement that the entrance to an ADU is located on the side or rear of the single-family dwelling. One set of standards staff wanted to bring to the specific attention of the Planning Commission are those related to second-story ADUs, discussed directly below. a. Second-Story ADUs: Objective Standards and Review Process [see Exhibit A, PMC 18.106.060(C)(2)] Property owners of single-family homes sometimes propose to construct a second-story addition that would contain an ADU, or propose to construct a two-story accessory structure such as a detached garage with an ADU above. Currently, additions and alterations to single- family homes and accessory structures greater than 10 feet in height (e.g., second story P20-0412, Accessory Dwelling Units Planning Commission 10 of 13 Heritage Tree Ordinance, if the proposed ADU would require removal of a tree or otherwise threaten the health of the tree, staff may deny the application or require the ADU to be relocated to not threaten the tree. P20-0412, Accessory Dwelling Units Planning Commission 9 of 13 y zoning districts include the RM and MU districts. The Central-Commercial (C-C) District also allows multifamily dwellings and thus in accordance with the new state law, must now also allow ADUs; JADUs would be allowed in existing single-family dwellings. P20-0412, Accessory Dwelling Units Planning Commission 3 of 13