1. Zoning Code Text Amendment to the Second Dwelling Unit Regulations (Section of the Zoning Code)
City Council January 30, 2017

2. Tonight’s Meeting Purpose
Proposed amendment is in response to recently changed State Law regarding second dwelling unit regulations (became effective on January 1, 2017)
Align the City’s Zoning Code with the State Law
Continue to enforce majority of City’s existing Second Dwelling Unit regulations
Hillsides
The item before you is an amendment to the City’s existing SDU Ordinance, and the purpose of the proposed amendments is to align the City’s existing Ordinance with the State Law, which will then allow the City to continue to enforce the majority of the City’s existing SDU Ordinance.
Also, before we begin, staff would like to note that a comprehensive review of the City’s Ordinance is planned for later this year, which will include review of the existing ordinance to evaluate potential changes to facilitate the production of 2nd dwelling units within the context of maintaining the character of existing SF neighborhood.

3. Background
City’s existing Second Dwelling Unit Ordinance (Section of the Zoning Code) was adopted in 2004
Allows second dwelling units in single-family zoning districts subject to certain criteria (e.g. minimum lot size requirement, owner-occupant requirement, maximum size limit, etc.)
Not allowed in Hillside and Landmark Overlay Districts
Existing criteria were developed in response to concerns voiced from the community
Privacy issues
Neighborhood character and identity
Increased density
Increased traffic flow
Public safety related to fire and police access
Hillsides
So a little bit of background, the State Law as amended in 2002 requires local governments to use a by-right process for second dwelling unit applications, subject to reasonable development standards.
As required, the City Council adopted the current 2nd Unit Ordinance in June to allow by-right approval of second dwelling units in single-family residential zoning districts subject to certain criteria. Few examples of these criteria include minimum lot size requirement which is 15,000 square feet, owner-occupant requirement, and maximum unit size limit, which is 800 sq. ft. In addition, SDUs are not allowed in Hillsides Overlay Districts and Landmark Districts.
These existing criteria were established to address concerns voiced from the public, which includes increased density, massing of development, privacy issues, and potential loss of neighborhood character and identity, additional traffic on particularly narrow or winding streets, and public safety related to fire and police access on such streets.

4. City’s Existing Second Dwelling Unit Regulations
Types of Unit
Only permits detached units
Trailers/prefabricated housing is not permitted
Location Standards
Lots must be located within a RS Zoning District and be at least 15,000 square feet in size
Exception: Prohibited in Hillside and Landmark Overlay Districts
A minimum distance of 500 feet is required between properties with accessory dwelling units constructed under these regulations
There must be an existing single-family residence on the property
Operational Standards
The property must be owner-occupied
No more than 20 new accessory dwelling units are permitted per year
So in terms of existing code,
Detached ACUs are the only type of ADUs that are currently allowed, and and trailers or prefabricated housing cannot be used as a ADU.
In terms of location standards, ADUs are allowed in SF districts that are not in the Hillside or Landmark Overlay Districts, and the lots have to be at least 15,000 sq ft in size. Also, there has to be at least 500 feet of distance between properties with ADUs.
In addition, the properties with ADU must be owner occupied, and there also is a maximum number of new ADUs permitted per year and 10 year period, which is 20 max per year and 200 max within a 10-year period.

5. City’s Existing Second Dwelling Unit Regulations
Development Standards
Second dwelling units are limited to 800 square feet in size
Limited to one story (maximum 12 feet to the top plate and 17 feet to the highest ridgeline, and cannot exceed the height of the primary structure)
Must be located behind the rear building line of the primary residence
Minimum building separation of 6 feet or 10 feet is required, depending on the orientation of the entrance to the accessory dwelling unit
Parking
2 covered spaces are required
No overnight parking permits can be issued by the DOT for a property with an accessory dwelling unit
No second driveway is permitted
All other development standards of the RS Zoning District apply
For development standards,
The maximum size of an ADU is 800 sq. ft., and they are limited to one story and cannot exceed the height of the existing dwelling. The ADUs must be located behind the rear building line of the existing dwelling, and there is a minimum separation of 6 or 10 feet between the ADU and the main dwelling.
In terms of parking, 2 covered spaces are required per ADU, and no overnight parking permits can be issued for a property with an ADU, and no 2nd driveway is allowed.
Other than these specific development standards, ADUs are subject to all other development standards of the zoning district that the ADU is located in.

6. Amended State Law (AB 2299 and SB 1069)
Due to increased pressure to address shortages in housing, the State Law regarding Second Dwelling Unit was recently amended through the passage of Assembly Bill 2299 and Senate Bill 1069
Became effective on January 1, 2017
Existing local second dwelling unit ordinances are invalidated if they do not comply with the requirements of the amended State Law
Changes can be categorized into four primary areas:
Types and sizes of units
Parking
Approval process and timelines
Utility requirements
Hillsides
So due to increased interest in addressing housing shortage in the state, the State Law was recently amended through passage of AB 2299 and SB These 2 bills were created and passed as a result of current housing shortage in the State.
The amended state law became effective starting January 1, 2017, and very importantly, if the existing local second unit ordinances do not comply with the newly amended state law by this date, it became null and void.
Other changes can be categorized into 4 topic areas of:
Types and size of units, utility requirements, parking, and approval process and timelines, and staff will go over notable changes related to each topic area.

7. Amended State Law (AB 2299 and SB 1069)
Types and Sizes of the Units
An accessory dwelling unit can be either attached, detached, or located within the existing dwelling or accessory structures
Attached
New
ADU
Existing
Detached
New
ADU
Existing
Located Within
Existing
New ADU within
existing space
Hillsides
explain

8. Amended State Law (AB 2299 and SB 1069)
Types and Sizes of the Units
Accessory dwelling unit that is located in a single-family zoning district, is contained within existing space of the residence or accessory structure, has independent exterior access, and side and rear yard setbacks sufficient for fire safety must be allowed in all RS zones without any restrictions
Located Within
Existing
New ADU within
existing space
Hillsides
Explain
Emphasize that the first point is probably the biggest change with the new law
Second point: (cities are allowed to establish a maximum unit size that is smaller than 1,200 square feet – exception: New ADUs located within existing space)

9. Amended State Law (AB 2299 and SB 1069)
Parking
Only one parking space per unit can be required and spaces may be provided as uncovered tandem parking on an existing driveway
No parking can be required if an accessory dwelling unit meets certain criteria:
Proximity to a public transit stop
Accessory dwelling units that are located within existing space
Located within historic district
Unavailability of a required on-street parking permit
Proximity to a shared car service
If existing covered parking is demolished to accommodate an accessory dwelling unit, the required replacement parking can also be in any form (i.e. uncovered in driveway)
Approval Process and Timelines
Applications for a new accessory unit must be approved within 120 days from submittal date
Hillsides
explain

10. Amended State Law (AB 2299 and SB 1069)
Utility Requirements
An accessory dwelling unit cannot be considered a new residential use for the purpose of calculating utility charges
Cities cannot require a new or separate utility and associated connection fees or charges for units that are contained entirely within the existing structures
Cities can still enforce all other applicable local building codes
Hillsides
explain

11. Inconsistencies with the State Law
Types of units allowed
Units can be either attached and detached
Units contained within the existing structures must be allowed in all single-family zoning districts
Minimum number of parking spaces required
Only one parking space per unit can be required
No parking can be required under certain circumstances
Certain setback requirements are too restrictive
Restrictions on number of new accessory dwelling units
Minimum separation requirement between accessory dwelling units
So in order to properly review the City’s existing Ordinance and the newly amended State law, staff consulted with a legal counsel specializing in housing-related matters.
Based on the review conducted, while many existing provisions of the City’s existing Ordinance still meet the intent of the State law as amended, the City’s existing Ordinance does not fully comply with the newly amended State law as a whole.
Particularly, the City’s existing Ordinance is out of compliance related to types of units allowed as the City’s existing Ordinance is more restrictive than what the State Law permits, since the state law allows for both attached and detached units, and ADUs located within the existing structures must now be allowed in all SF districts.
Also, the City’s existing parking standard applicable for second dwelling units exceed the maximum requirement established by the State Law, since only one parking space can be required of an ADU, and a new parking exemptions are now in place, and certain setback requirements are too restrictive.
Lastly, the existing provisions establishing the maximum number of new accessory dwelling units per year and within 10-year period and the minimum separation requirement between properties with an ADU conflicts with the intent of the State Law.

12. Existing Provisions to Remain
Majority of the existing ordinance will remain in place
Minimum lot size requirement: 15,000 sq. ft. (new construction)
Location limitation: prohibited in Landmark and Hillsides Overlay Districts (new construction)
Maximum size of a second dwelling unit (800 sq. ft.)
Owner-occupant requirement
Ordinance in compliance with the State Law since these standards were established based on concerns related to impacts of accessory dwelling units on traffic flow and public safety
The amended Ordinance will apply to all applications submitted on or after January 1, 2017
Hillsides
Before staff goes into the proposed changes, staff would like to note that any existing provision of the City’s existing Ordinance that was determined to be in compliance with the State Law will remain in place. As mentioned before, these existing provisions were originally established to address concerns voiced from the public related to various issues, which included impacts on traffic flow on particularly narrow and winding streets and public safety related to fire and police access along such streets, along with compatibility with historic and hillside development. Examples of these provisions are:
Minimum lot size requirement of 15,000 sq. ft
Location limitation which includes prohibition of SDUs in Landmark and Hillside Overlay Districts
Maximum size of the unit of 800 sq. ft.
Owner occupant requirement
Also,  the City will be able to continue to enforce other regulations applicable to single-family neighborhoods including property maintenance and housing issues, which typically includes parking issues (e.g. parking in the front yard in locations other than the driveway, excessive noise, etc.).
And the amended Ordinance will apply to all applications submitted after January 1, 2017.

13. Proposed Amendments Summary of the proposed changes:
The term “Second Dwelling Unit” will be replaced with “Accessory Dwelling Unit”
Definition of accessory dwelling unit will be modified to include both attached and detached units
Manufactured homes will no longer be prohibited as second dwelling units
Accessory dwelling units contained entirely within the existing structures will be allowed in all single-family zoning districts, regardless of lot size
Minimum parking requirement for an accessory dwelling unit will be lowered to one space
New accessory dwelling units cannot be used for short-term rentals (the rental term of such unit has to be longer than 30 days)
No setback can be required for an existing garage that is converted into an accessory dwelling unit, unless required to provide sufficient fire safety
Hillsides
So the proposed changes is based on the provisions of the newly amended state law and addresses the inconsistencies of existing provisions with the State Law.
In summary:
The term “Second Dwelling Unit” is replaced with “Accessory Dwelling Unit” throughout the Zoning Code;
The definition of accessory dwelling unit is modified to include both attached and detached units;
Trailers and prefabricated buildings are no longer prohibited to be used as second dwelling units;
Accessory dwelling units contained entirely within the existing space of a single-family residence or accessory structure, which have independent exterior access and the side and rear setbacks are sufficient for fire safety are allowed in all single-family zoning districts without restriction;
The minimum parking requirement for an accessory second unit is reduced to one parking space in any form of covered, uncovered, or tandem on an existing driveway;
New accessory dwelling units cannot be used for short-term rentals (the rental term of such unit has to be longer than 30 days)
No setback can be required for an existing garage that is converted into an accessory dwelling unit

14. Proposed Amendments Summary of the proposed changes (continued):
Exempt accessory dwelling units from the parking requirements under certain circumstances
Located within ½ mile of a public transit; or
The unit is part of the existing dwelling unit or an existing accessory structure; or
When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit; or
When there is a car share vehicle located within one block.
Changes in the required replacement parking standard
Remove maximum number of new accessory dwelling units allowed per year, as well as minimum separation requirement
Hillsides
Certain ADUs will be exempt from the parking standards, and these include ADUs that are located within ½ mile from a public transit, the ADUs that is part of the existing dwelling unit or an existing accessory structure, when required on-street parking permits are not available to the occupant of the ADU, and when there is a car share vehicle located within one block of the property.
And there will be a change in the required replacement parking standard in a case where the existing covered parking space is demolished in conjunction with construction of an ADU – in this case the required replacement parking will be allowed to be provided in any form of covered, uncovered, or tandem spaces.
Lastly, the existing provisions on maximum number of new ADUs allowed per year and within 10 year period, and the minimum separate requirement will be removed. Again, removal of these provisions were determined as necessary after further consultation with the legal counsel and consideration of the public comments received.

15. Redlines of the Existing Regulations
Second Accessory Dwelling Units
A. Applicability. The following standards apply to the construction of second accessory dwelling units.
1.Any construction, establishment, alteration, enlargement, or modification of an accessory dwelling unit shall comply with the requirements of this section.
2.The Director or his designee shall review and approve, conditionally approve, or deny ministerial permits for accessory dwelling units conforming to the provisions of this section within the time limits specified by Government Code Section or successor provision.

16. Redlines of the Existing Regulations
B. Location and operational standards.
1.A One second accessory dwelling unit may be constructed on any legal parcel of 15,000 square feet or more in any RS zoning district. that is not part of the Hillside or Landmark Overlay Districts.
a. Exception. Accessory dwelling units that meet all of the following criteria shall be permitted in all RS zoning districts regardless of lot size or overlays:
(1) The accessory dwelling unit is contained within a legally constructed existing space (i.e. a fully enclosed area, including a garage) of the primary dwelling or accessory structure.
(2)There is an independent exterior access from the existing residence.
(3) Side and rear setbacks are sufficient for fire safety.
(4) All applicable building and safety codes are met.
(5) Only one accessory dwelling unit will exist on the site.

17. Redlines of the Existing Regulations
2.Second dwelling units are prohibited on properties located within the Hillside and Landmark Overlay Districts.
3.2.Second Accessory dwelling units shall only be built when there is an existing single-family residence (e.g., primary residence) on the site. If a site is vacant, an second accessory dwelling unit may be constructed at the same time as the primary residence.
4.There shall be a minimum distance of 500 feet between properties with second dwelling units constructed under these provisions. This distance shall be measured from the nearest property line of the parcel on which the second dwelling unit is proposed to the nearest property line of the parcel containing a second dwelling unit.
5.3.The property owner shall occupy one of the two units on the site as a primary residence. If thereafter the owner occupies neither unit, the second accessory dwelling unit shall automatically become a non-habitable space, shall not be used as a dwelling, and shall not be rented.
4.Any rental term of the accessory dwelling unit that is legally created on or after January 1, 2017 shall be longer than 30 days.

18. Redlines of the Existing Regulations
5.The accessory dwelling unit may not be sold separately from the existing single- family home.
6.Prior to issuance of a building permit for the accessory dwelling unit, the owner shall record a covenant in a form approved by the city to notify subsequent owners of the requirements of Subsections B.3 through B.5 of this Section.
6.7.An second accessory dwelling unit is only allowed on a lot that is connected to a public sewer system, except for accessory dwelling units meeting the requirements of Section B.1.a.
7.8.Existing single-family structures shall not be demolished to allow the construction of an second accessory dwelling unit.
9.No more than 20 new second dwelling units shall be allowed per calendar year within the City boundaries, with no more than 200 allowed within a ten-year period.
10.9.Some flexibility from the standards of this ordinance is allowed for the relocation of a historic resource onto the front of a property with an existing single-family residence. Flexibility could include using the rear house as an second accessory dwelling unit even though it may exceed the maximum size for an second accessory dwelling unit. Waivers from these standards to accommodate the relocation of a historic resource shall be subject to the review and approval of the Director.

19. Redlines of the Existing Regulations
C. Development standards. The following standards apply to all accessory dwelling units except for accessory dwelling units meeting the requirements of Section B.1.a.
1.Except as identified in this Subsection, accessory dwelling units shall comply with all of the development standards (e.g., encroachment plane, floor area, height, lot coverage, setbacks, etc.) that apply to the primary residence.
2.An second accessory dwelling unit shall not be more than 800 square feet in gross floor area. Additionally, the floor area of an attached accessory dwelling unit shall not be more than 50 percent of the existing living area (i.e. all fully enclosed area, excluding an attached garage) of the primary dwelling.
3.A detached second accessory dwelling unit shall be limited to a height of one story, not to exceed 12 feet to the top plate and 17 feet to the highest ridgeline,. and Both attached and detached accessory dwelling units shall not exceed the height of the primary residence.
4.A detached second accessory dwelling unit shall be located behind the rear building line of the primary residence, and be clearly subordinate by location and size.

20. Redlines of the Existing Regulations
5.A minimum building separation of six feet shall be maintained (eave to eave) between the primary residence and a detached second accessory dwelling unit. A minimum building separation of 10 feet shall be maintained (eave to eave) from the entrance of an second accessory dwelling unit if it is facing the wall of another structure on the property.
6.No entry to an second accessory dwelling unit shall be visible from the public right- of-way.
7.No setback shall be required for an existing garage that is converted to an accessory dwelling unit unless it is required to provide sufficient fire safety as required by Section B.1.a.(3).
8.A minimum setback of five feet from the side and rear property lines shall be required for an attached accessory dwelling unit that is constructed above an attached garage.
D. Parking and circulation standards.
1.The primary residence shall provide the required two covered parking spaces on site before allowing an second accessory dwelling unit on the subject property., except as specified in Section D.3 and for units meeting the standards of Section B.1.a.

21. Redlines of the Existing Regulations
2.An additional two one covered parking spaces shall be provided on-site for the second accessory dwelling unit. The on-site parking space required for the accessory dwelling unit may be provided as covered, uncovered, or as tandem parking on an existing driveway.
a.Exception. No additional parking space is required for an accessory dwelling unit if it meets any of the following conditions:
(1)The accessory dwelling unit is located within one-half mile of a public transit stop;
(2)The accessory dwelling unit is contained within legally constructed existing space (i.e. all fully enclosed area, including a garage) of the primary dwelling or accessory structure, as specified in Section B.1.a.
(3)When on-street parking permits are required per the City’s Preferential Parking Permit District requirements but are not offered to the occupant of the accessory dwelling unit; or
(4)When there is a commercial car share vehicle pick-up and drop-off location located within one block of the accessory dwelling unit.

22. Redlines of the Existing Regulations
3.If an existing garage or carport serving as the required parking for the primary dwelling unit is demolished in conjunction with the construction of an accessory dwelling unit, the required replacement parking spaces for the primary residence may be provided as covered, uncovered, or as tandem parking on an existing driveway. The required replacement parking spaces for the primary dwelling unit must be located pursuant to Zoning Code Section I.1.
2. 4.No overnight parking permits shall be issued for a property with an second accessory dwelling unit approved under these provisions.
3. 5.An second accessory dwelling unit shall share the driveway with the existing primary residence on the site. A second driveway shall only be allowed from an alley, if there is an alley that serves the subject site.

23. Comprehensive Review of the Ordinance
Housing Element Program Objective #13.2
A comprehensive review of the existing Ordinance to evaluate potential changes to facilitate the production of second dwelling units while maintaining the character and quality of single-family neighborhoods
Work on this program objective is anticipated to begin later this year
Further amendments will be considered at that time
Hillsides
As mentioned before, City’s Housing Element includes an implementation program that requires a comprehensive review of the City’s existing Ordinance to evaluate feasibility of changes to the Ordinance to better facilitate development of such units (Implementation Program Objective #13.2), and work on this program objective is anticipated to begin in 2017.
Further amendments to the provisions of the City’s existing Ordinance that are not changing at this time will be considered as part of a comprehensive public process associated with this work program.

24. Commission Advisory Review
Planning Commission – December 14, 2016
Acknowledged that the proposed amendments are necessary to comply with the state law, and to retain the City’s authority to continue to enforce most of the City’s existing regulations
Expressed strong concerns regarding the potential impacts of any new regulations being imposed by the State upon local municipalities
Recommended the City Council approve the proposed amendments
As required by the Zoning Code, the proposed ZC was reviewed by the Planning Commission on December 14, 2016.
At this meeting, the PC acknowledged that the proposed amendments are necessary to comply with the state law and to retain the City’s authority to continue to enforce most of the City’s existing regulations, but also expressed strong concerns regarding the potential impacts of the new regulations being imposed.
Ultimately, PC voted unanimously to recommend approval of the proposed amendments.

25. Required Findings
Consistent with the goals and policies of the General Plan
Land Use Element Policy 2.1 (Housing Choices)
Land Use Element Policy 21.1 (Adequate and Affordable Housing)
Housing Element Policy 1-1 (Neighborhood Character)
Housing Element Policy 20-1 (Housing Diversity)
Not detrimental to the public interest, health, safety, convenience, or general welfare of the City
Lastly, in order to amend a zoning code, there are 2 findings that are required: the proposed amendment must be: 1) in conformance with the goals, policies, and objectives of the General Plan, and 2) not detrimental to the public interest, health, safety, convenience, or general welfare of the City.
The proposed amendments will apply the state law requirements related to 2nd units, which is recognized by the state as an essential component of the State’s housing supply. Incorporation of the amended provisions of the State Law provides the community with a reasonable opportunity to create accessory dwelling units, which is consistent with the GP goals and policies related to housing choices, adequate and affordable housing, and housing diversity. The proposed amendment is also consistent with the GP policy related to neighborhood character since complying with the State Law allows the City to continue to enforce the majority of the City’s existing Ordinance, which consists of standards that were adopted to protect character and identity of residential districts. In addition, the proposed amendments would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City since complying with the amended provisions of the State Law allows the City to continue to reasonably regulate creation of accessory dwelling units.

26. Recommendation Find that the proposed amendments are exempt from CEQA
Adopt the findings of consistency
Conduct the first reading of the proposed Ordinance amending Sections , 17.50, 275, and of the Zoning Code
With that, staff recommends…..

27. Zoning Code Text Amendment to the Second Dwelling Unit Regulations (Section of the Zoning Code)
City Council January 30, 2017

28. Comparison
ADUs that are entirely within the existing structures
All Other ADUs
Maximum Number
1 ADU per property
Location
In all RS (single-family) zoned properties
In all RS (single-family) zoned properties that are at least 15,000 sq. ft. in size, and are not located in Hillside or Landmark Overlay Districts
Parking
No additional parking can be required
1 space per unit, unless it meets certain criteria
Maximum Size
None
Attached: 800 sq. ft. or 50% of the existing living space (whichever is less)
Detached: 800 sq. ft.
Operation Standards
Owner-occupied
Cannot be used as short-term rentals
Cannot be sold separately from the primary residence
Covenant required
Development Standards
N/A since such unit will utilize a space within existing structures
Subject to development standards that apply to the primary residence and additional standards identified in the Ordinance (e.g. setbacks, height, building separations, etc.)
Utilities
Cannot require a new or separate utility
Cannot impose any connection fees
May require a new or separate utility
May imposed connection fees (must be proportionate to the impact of ADUs)
Hillsides

29. Definition of a Manufactured Home
A structure that was constructed on or after June 15, 1976, is transportable in one or more sections, is eight body feet or more in width, or 40 body feet or more in length, in the traveling mode, or, when erected on site, is 320 or more square feet, is built on a permanent chassis and designed to be used as a single-family dwelling with or without a foundation when connected to the required utilities, and includes the plumbing, heating, air conditioning, and electrical systems contained therein. “Manufactured home” includes any structure that meets all the requirements of this paragraph except the size requirements and with respect to which the manufacturer voluntarily files a certification and complies with the standards established under the National Manufactured Housing Construction and Safety Act of 1974 (42 U.S.C., Sec. 5401, and following).

30. Fire Sprinklers
Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence
Exceptions:
Accessory dwelling units must have fire sprinklers if the existing house has fire sprinklers
Fire sprinklers are required in all newly constructed homes including those built with an accessory dwelling unit
Other relevant information:
Existing houses without fire sprinklers adding an accessory dwelling unit are not required to provide fire sprinklers
New detached accessory dwelling units are required to comply with the standards for fire protection such as water supply and fire department access
Local municipalities may adopt an ordinance to set a threshold to require fire sprinklers for additions, including accessory dwelling units

31. Development Impact Fees Not Impacted
New Residential Impact Fees*
Based on number of bedrooms
Ranges from $17, to $33,290.96
Traffic Reduction and Transportation Improvement Fee
$ per unit
S.M.I.P. Tax
$ of project valuation
Construction Tax
1.92% of valuation
PUSD Construction Fee (School District fee)
$2.24 per sq. ft.
*Not applicable for ADUs constructed within existing structures utilizing existing bedroom space*

32. Existing Definition
Second Dwelling Units (land use). A detached residential dwelling unit that provides complete independent living facilities for one or more persons on the same parcel as a legal single family residence. A second dwelling unit shall include permanent provisions that include, but are not limited to, living, sleeping, eating, cooking, and sanitation.

33. Public Transit and Car Share
Any public transit stop that is accessible from the public right-of-way
Gold Line stations
Bus stops
Pasadena Transit Lines 10, 20, 31, 32, 40, 51, 51s, 52, 60
Commuter Express 549
Foothill Transit Lines 690 and 187
Metro Bus Lines 177, 180, 181, 256, 260, 264, 266, 267, 268, 485, 487, 686, 687, 762, 762s, 780
Glendale Bell Line 3
Montebello Bus Line 20
Approximately 600 public transit stops in the City
“Car Share”
Any commercial car share vehicle drop-off point (e.g. Zip Car, eRideShare)
Approximately 25 drop-off points in the City
Hillsides

34. All Single-Family Zoned Properties
Hillsides

35. Single-Family Zoned Properties without Hillside and Landmark Overlays
Hillsides

36. Areas where a Second Unit is Allowed
Hillsides

37. Transit Stations- Gold Line, Bus Stops, Car Share
Hillsides

38. ½ Mile Buffer from Transit Stops
Hillsides
Lots smaller than 15,000 SF
Lots larger than 15,000 SF

39. Areas Where Parking can be Required