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review and recommendation from the Planning Commission to the City Council. Accordingly, the key topics for discussion and the draft amendments are before the Planning Commission for its consideration and recommendation. BACKGROUND For the past several years, the State has adopted a series of new laws intended to encourage the production of ADUs, principally by reducing regulatory barriers to property owners being able to construct these units. In 2017, the City updated the PMC in response to a significant set of changes in state law governing ADUs. An additional series of regulations were adopted by the State in 2019, effective in January 2020, for which additional updates to the PMC are required. ADUs, also known as granny flats, in-law units, and second dwelling units, are often cited as a beneficial form of housing provided they are constructed legally and meet applicable standards. ADUs are conducive to: on-site independent living space for family members or aging relatives, a convenient place of residence for care givers, a way for less-abled or aging homeowners to stay in their homes, or simply as another option for rental housing. Other benefits include providing a source of affordable housing, while maintaining the character of single-family neighborhoods, and providing a source of rental income to offset the cost of buying or owning a home. ADUs and JADUs cannot be subdivided and subsequently sold separately from the primary dwelling. Unlike a duplex, an ADU is subordinate to the single-family dwelling in both function and design. ADUs are permitted in various forms. An ADU may be completely within an existing single-family home. Or an ADU may be built as an extension of a single-family dwelling or as a detached unit. And with the latest update to the state law, an ADU may now be located within a multifamily structure or as a detached unit within a multifamily development. JADUs must be completely within the walls of a single-family dwelling and must have an entrance into the unit from inside the main dwelling as well as an entrance to the JADU from the outside. While much of the new legislation effective January 1, 2020 regarding ADUs is complex and difficult to interpret, it is clear on its intent: provide greater flexibility for the construction and conversion of existing space to ADUs or JADUs, limit the imposition of impact fees, and streamline approvals by eliminating discretionary review of ADUs and JADUs. The draft amendments to the PMC included as Exhibit A are proposed to implement the state law within the context of the City's existing regulations while retaining the City's authority over ADU and JADUs to the maximum extent permitted by state law. SUMMARY OF STATE LAW AND PROPOSED PMC AMENDMENTS The full text of the state law is attached to this report as Exhibit B and is summarized below. These various requirements are reflected in various sections of the draft PMC amendments, included as Exhibit A. A significant change in the new state law is that ADUs are now permitted for both single-family and multifamily properties. The summary below outlines some of the key concepts that inform the draft PMC amendments; outlines proposed standards applicable to single-family P20-0412, Accessory Dwelling Units Planning Commission 2 of 13 Way at this stage of the project, stating the current condition of the pavement was adequate. Planning Commission Minutes Page 5 of 8 May 27, 2020 art referenced previous conversations with staff regarding adding an ADU to the proposed plan, however, due to the state continuously making changes to the law and the allowable size, it was hard to amend the proposed plan while keeping up with those changes; looking at what had been done for similar size homes will help make reasonable comparisons. Planning Commission Minutes Page 4 of 8 May 27, 2020