CCMIN 01192021 - Laserfiche WebLink

electrical efficiency for JADUs, but she stated her belief there are solar requirements for any new ADU construction. In response to Mayor Brown's inquiry, Senior Planner Bonn clarified the six-foot fence and landscaping reaching 10-feet in height at maturity is intended to soften the appearance of an ADU from neighboring residences. She acknowledged there may be limited space for landscaping depending on the ADU's proximity to the property line. She added there will be more about this later in her presentation. Senior Planner Bonn resumed her presentation with a discussion of Impact Fees, stating ADUs less than 750 square feet are exempted from Impact Fees. She added there is a tiered Impact Fee for those between 750 and 1,000 square feet, and those above 1,000 square feet. She noted the City must not consider the ADU a new residential space for calculating connection fees. She added the School District is allowed to levy fees on ADUs larger than 500 square feet. Senior Planner Bonn detailed proposed standards for attached ADUs. She stated they should meet the requirements of the main structure except for those which meet the new State size and setback limits, and they should not exceed 50% of the existing structure's gross floor area with a maximum increase of 1,200 square feet. She added the PMC would require an attached ADU which exceeds State regulations would have to comply with the regulations of the zoning district. She noted the PMC would also be modified to maintain minimum separation between homes if an ADU is being added. Senior Planner Bonn detailed proposed standards for detached ADUs not above a detached garage. She stated these would have a maximum one-story height of 16 feet and a four-foot setback. She added the maximum floor area would be 1,200 square feet unless it is a conversion of an existing structure. She stated the PMC would require a detached ADU which exceeds State regulations would have to comply with the regulations of the zoning district. Senior Planner Bonn detailed proposed standards for detached ADUs above a detached garage. She stated the maximum height would be 30 feet in an agricultural zone and 25 feet in all others, the minimum setback is five feet increasing to 10 feet on a street side of a corner property with the floor area not to exceed 1,200 square feet. She reiterated the conversion of existing space in multifamily developments limits ADUs to the conversion of not-habitable space, such as an attic, and would require the same height and setback requirements as the main structure. Senior Planner Bonn detailed proposed standards for all ADUs. She stated the Planning Commission recommends owner-occupancy of the primary dwelling not be required, allowing property owners to rent both the main dwelling and ADU to separate parties. She stated there would be a maximum of 150 square feet beyond the existing physical dimensions to accommodate ingress to the ADU. She added the PMC would include regulations that the ADU must incorporate colors and material to match the existing primary unit. She stated a solid six-foot fence and 10-foot-tall landscape screen would be required along the property line adjacent to the ADU if it is less than 10 feet from the ADU. She added the last two points were suggestions from public comment. Senior Planner Bonn added all ADUs would have a requirement that all exterior lighting be shielded and directed downward. She stated there would be no mechanical equipment on exterior walls, balconies, or upper floor decks, aside from decorative ones. She added the entrance to the ADU cannot be located on the same side as the front entrance to a single-family residence to prevent the look of a duplex, and zoning requirements must be met unless they prohibit an ADU which meets the new State standards. Senior Planner Bonn detailed parking concerns, noting replacement parking is not required by State statute when a garage, carport, or covered parking is converted to an ADU, or in a litany of other scenarios. She noted the proposed PMC amendments state if a garage is converted to an ADU, the City Council Minutes Page 7 of 17 January 19, 2021