1. 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

2. 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

3. 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

4. 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)

5. 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).

6. 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%

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

8. Recommended Setbacks Detached Accessory Dwelling6’ 3’
A.D.U. 3’
Main Home

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

10. 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.

11. Questions?