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5. Other Requirements [see Exhibit A, PMC 18. 106.060] a. Review Authority and Process City permits for ADUs and Junior ADUs must be reviewed and acted on ministerially (i.e., no public hearings can be required); and action must be taken within 60 days of the receipt of a complete application, and the 60-day window begins on the date of a submittal, provided it is complete. The amendments to the PMC reflect revised submittal requirements since discretionary review is no longer permitted. Please also refer to the section titled, Proposed Objective Standards in this report. b. Owner Occupancy The City's current regulations require that the owner of a property with an ADU occupy either the primary residence or the ADU and that a deed restriction be recorded which reflects this requirement. New state laws remove the City's ability to enforce this provision for ADUs that are approved between January 1, 2020 to January 1, 2025. Therefore, the text of the PMC is proposed to be modified accordingly. Note that the owner occupancy requirements and deed restrictions that exist for ADUs approved before January 1, 2020, remain enforceable. c. Additions to Accessory Structures for Ingress/Egress State law allows small (less than 150 square feet) additions beyond the same physical dimensions to accessory structures to accommodate ingress/egress to the ADU. That is, if an ADU is within the existing space of an accessory structure, up to 150 additional square feet is permitted if the expansion is limited to accommodating ingress and egress. d. Short-term Rentals Per the new state law, no short-term rentals (less than 30 days) are allowed in an ADU. This approach is consistent with existing City policy that does not allow for short-term rentals. e. Parking The state law carries over a number of provisions from prior ADU legislation, including that only one parking space for an ADU is required, and that parking for a new ADU is not required at all, if the ADU is: 1. located within a one-half mile of public transit; 2. located within an architecturally and historically significant historic district; 3. located in part of an existing primary residence or an existing accessory structure; 4. located in an area requiring on-street parking permits, but not offered to the occupant of the accessory dwelling unit; or 5. located within one block of a car share vehicle. State law also already reflected in the PMC is that off-street parking for an ADU is permitted in setbacks areas (but not in the front yard setback unless on the driveway) or through tandem parking, and that parking will not be required if the City finds that it is not feasible due to topography or would create fire and life safety concerns. An important new provision of state law now is that replacement parking may not be required when a garage, carport, or covered parking is converted to an ADU. This is now reflected in the proposed changes to the PMC. P20-0412, Accessory Dwelling Units Planning Commission 8 of 13 ents could build a total of four ADUs—two resulting from conversion of existing space such as a garage and an attic area; plus two additional units elsewhere on the property that conform to the above-noted development standards. P20-0412, Accessory Dwelling Units Planning Commission 7 of 13 Accessory Dwelling Units Planning Commission 6 of 13 on-conforming existing structure. This is more permissive than the existing requirement since the PMC currently indicates no setbacks are required for existing garages P20-0412, Accessory Dwelling Units Planning Commission 5 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