5 - Laserfiche WebLink

C. Does the Planning Commission have a preference for the treatment of garage doors where the garage space is converted to an ADU? The Planning Commission concurred with staffs recommendation, that the property owner should be allowed to decide whether to keep a garage door or to infill its space with colors and materials to match the primary dwelling unit when a garage space is converted to an ADU. DISCUSSION The following discussion points are follow-up to the Planning Commission's June 24, 2020, meeting. ADU Square Footage In response to Planning Commission's direction to simplify language regarding maximum permitted square footage, staff proposes the following revisions to Section 18.106.040(B) and Section 18.106.045(C) for attached and detached ADUs respectively: Attached ADUs, PMC 18.106.040(B): The gross floor area of an attached accessory dwelling unit shall not exceed 50 percent of the gross floor area of the existing main dwelling unit, with a maximum increase in floor area of 1,200 square feet. The gross floor area of the existing main dwelling unit is to be calculated based on the size of the unit prior to the accessory dwelling unit/conversion. In no case shall this requirement necessitate an accessory dwelling unit to be less than: (1) a 150 square foot efficiency unit; (2) 850 square feet if the accessory dwelling unit is a studio or one-bedroom unit; or(3) 1,000 square feet if the accessory dwelling unit is two or more bedrooms. Detached ADUs, PMC 18.106.045(C): The gross floor area of a detached accessory dwelling unit shall not exceed 1,200 square feet. Staff believes this language is consistent with the state law. It more clearly states that the actual maximum allowable increase in square footage is not to exceed 50 percent of the existing square footage. Since the allowable ADU size based on the 50 percent calculation could vary widely, depending on the size of the primary unit, the text clarifies that the maximum size allowable would be 1,200 square feet, and that an 850 or 1,000 square foot unit must be allowed, even if it would exceed the 50 percent limit. P20-0412, Accessory Dwelling Units Planning Commission 3 of 9 lowed to be converted to an ADU, particularly if it was not being utilized often. The draft ordinance called for limiting conversion of these types of spaces. B. Does the Planning Commission agree with staff's proposed objective standards for second story ADUs? The Planning Commission indicated that the objective standards for upper windows in two- story ADUs were too restrictive as proposed and directed staff to draft more flexible standards that would 1) Account for existing windows and 2) Allow more flexibility on placement and size of new windows. One Commissioner also commented that a provision for decorative balconies should be added to the standards. P20-0412, Accessory Dwelling Units Planning Commission 2 of 9 egulations. She explained staff decided on these standards, in the absence of being able to conduct design review, because they were the most common points of contention between neighbors. Commissioner O'Connor suggested looking at each unit individually instead of applying blanket standards. Planning Commission Minutes Page 6 of 9 June 24, 2020 and ridges and ADUs measured from the ground to the top of the structure. Commissioner Planning Commission Minutes Page 5 of 9 June 24, 2020 ing Commission Minutes Page 4 of 9 June 24, 2020 e windows would have to be six feet above the finished floor or have obscured glass. Ms. Clark further noted, it might be reasonable to develop exceptions for existing windows to allow for those windows to be the same size, shape, and height. Planning Commission Minutes Page 3 of 9 June 24, 2020