Zoning for Second Units, Garage Conversions and Additional Living Space City of East Palo Alto Planning Commission Study Session and Public Hearing February 24, 2014 Sample conversion John Doughty, Community Development Director Brent A. Butler, City Planning Division Manager, AICP, CFM Guido Persicone, Associate Planner, AICP, CFM

BACKGROUND – 2002 until present City adopts new regulations pertaining to Enforcement of the Municipal Code City amends Second Dwelling Unit regulations City considers new regulations to increase number of new 2nd units and amount of new living space 2002 Fire (Two Fatalities) 2010 Housing Element 2012 to 2014 PIA and PCRC Identify the need for new measures

Policy Issues Policy Issue # 1 – Neighborhood Parking Policy Issue # 2 – Onsite (off-street) Parking Policy Issue # 3 – Zoning Standards Policy Issue # 4 – Neighborhood Notices Policy Issue # 5 – Guest Houses

Policy Issue # 1 – Neighborhood Parking Impact of additional living space on neighborhood parking a) Potentially removes parking from street, and b) Potentially blocks sidewalk access for pedestrians and cyclists Recommendation 1: Require homes with five or more bedrooms to have additional parking (near term solution)

Policy Issue # 2 – Onsite Parking Current Standard Recommendations Tandem parking-requires approval of the Planning Commission under restricted criteria Allow tandem parking by right. 1 parking space for each dwelling have 0-1 bedrooms. Retain standard 2 parking space for each dwelling unit having 2 or more bedrooms up to five bedrooms 2 spaces for 2-4 bedrooms 5 bedrooms (no parking additionally required) 1 additional parking space 6+ bedrooms (no parking additional required) 1 additional parking space for each bedroom Covered Parking Uncovered within the driveway. Standard Parking Size 9.5 feet X18 feet 9 feet X18 feet-on driveway 10X20 (inside clear space within a garage).

Policy Issue # 3 – Zoning Standards Current Standard Staff Recommendations Front Setback 20-feet (25 feet for front facing garage) reduced to 20 if a patio is incorporated into design 10-feet to house 20-feet minimum to the garage Parking in setback; not prohibited or allowed Clarify--allow parking in front setback if on the driveway Side setback: 5-feet (Interior Lot) Side setbacks: 12 feet (corner lot) 3-feet (fire protection required) 12 feet corner lot-retain standard. Rear Setback: 20-feet 10-feet, provided a minimum 750 sq. ft of usable rear yard Lot Coverage: 50% Retain standard Floor Area Ratio: 60% Reduce to 55%

Recommended Setbacks Single Family Home 10’ 3’ 3’ S.F Home Garage 10’ 20’

Recommended Setbacks Detached Accessory Dwelling 6’ 3’ A.D.U. 3’ Main Home

Policy Issue # 4 – Neighborhood Notices Current standards Staff Recommendations NONE CURRENTLY IN PLACE REQUIRE NOTICE TO ABUTTING PROPERTY OWNERS

Steps Tonight—Planning Commission direction to staff on ordinance revisions? March 18, 2014: First Reading of Ordinance revisions by the City Council. April 1, 2014-Second Reading of Ordinance. April 2, 2014-Notice of Exemption filed with the County. May 1, 2014-Ordinance becomes effective law. EPA can benefit from what’s been done. Not the first city to tackle these issues.

Questions?