Meeting #28 March 24, 2016

Junior Accessory Dwelling Units Photo by Jocelyn Knight

Accessory Dwelling Units: Encouraged, But Few Constructed

Why Aren’t More Accessory Dwelling Units Built?

Junior Accessory Dwelling Units: What are They?

Accessory Dwelling UnitJunior Accessory Unit Size sq. ft.; up to 1,000 sq. ft. on lots over 10,000 sq. ft sq. ft. – conversion of existing bedroom required, no building expansion. Kitchen Kitchen components not limited. Wet-bar type kitchen only. Limits on sink and counter sizes; limit on size of drain line; no gas service and limit on electrical service (110v) Bathroom Required as part of the unit Separate bathroom for unit not required – shared bathroom OK Access Interior access not required External and internal access required Parking One additional space required Not required if existing dwelling meets original parking standards when built Owner Occupanc y Owner occupancy required Approval Process Zoning Administrator ministerial approval unless project deviates from standards (e.g., upper story addition, exceeds size limit, etc.); Notification to adjacent property owners. Zoning Administrator ministerial approval unless project deviates from standards; Notification to adjacent property owners. Deed Restriction Recordation of a deed restriction requiring owner occupancy

Junior Accessory Dwelling Units: Benefits

 No additional parking required  No water or sewer connection fees (a $20,000 savings!)  No City development impact fees (a $7,000 savings!)  No fire sprinkler requirement  Simple approval process

Outline of 21 Elements Materials on Displacement

Outline (continued)

Information Available and Continuum of Tenant Protection Measures

Relocation assistance provided for public actions Relocation assistance required for “no-fault” evictions Amounts and circumstances can be set locally Tenants may only be evicted for a good reason (i.e. “just cause”) Landlords have right to evict for any and all reasons permitted under State law Offer or require a mediation process before landlords are able to impose certain rent increases Requirements and Amounts can be set locally Costa-Hawkins requirements (pre-1995) Vacancy Decontrol-Re- control Permanent Decontrol Increase set locally

Next Steps for Displacement

Sample Questions Should the fee adjusted based on house size (e.g. homes under 1200 sf are exempt or pay a different rate)? Should the fee the same in all neighborhoods? Should small, midsized and large developments pay the fee at the same rate? (e.g. Does the builder of a single home pay a fee/the same fee?) (Some jurisdictions exempt small developments and some tailor the fee to apply to developments that are too small to be included in the inclusionary zoning ordinance)

A.Second Units GIS analysis and other projects B.Cooperation on outreach to nonprofit developers for surplus land C.Affordable Housing and Sustainable Communities (AHSC) Funding D.Billing Cities for Share of 21 Elements Costs E.RHNA 5 exit survey