1 JB17 GG11 Statewide Housing Challenges Recent Housing - - PDF document

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• Statewide Housing Challenges
• Recent Housing Legislation
• Accessory Dwelling Units Law

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JB17 GG11

Slide 2 JB17 Mention that we will be sharing our preliminary recommendations.

Jonathan Borrego, 5/31/2017

GG11 Done

Gustavo Gonzalez, 5/31/2017

• Strong housing demand
• Strong and diverse economy
• High Birthrates and Immigration
• Desirable climate
• Weak housing supply
• High costs
• Regulatory barriers
• Fewer public funding resources

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• New homes needed yearly: 180,000
• New homes built yearly: 80,000

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• Higher housing costs
• Increase in homelessness
• Limits job opportunities for young people
• Induces sprawl and reduces quality of life
• Highest housing growth expected in areas with

environmental and socioeconomic disparities

• Existing land-use planning practices and

regulations create barriers to development

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JB2

Slide 7 JB2

Jonathan Borrego, 5/29/2017

• Designated land for Residential use
• Housing Opportunities Overlay Zone
• Flexible Development Standards
• Project Approval Streamlining

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• Density Bonus
• 5 bills passed in 2016 supporting affordable

housing

• Streamline and strengthen density bonus law
• Reduce local permitting discretion
• Expand qualifications for density bonus
• Relax parking and development standards

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• Accessory Dwelling Units (ADUs)
• 3 bills passed in 2016 further reducing

barriers to ADUs construction

• Existing second unit ordinance is null and

void

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• First State legislation regulating second units

passed in 1982

• Subsequent amendments in 1986, 1990 and 1994
• AB 1866 passed in 2003
• Made substantial changes to State law reducing

barriers to second unit construction

• Required ministerial approval of second units and

prohibited discretionary review (i.e. no conditional use permit required)

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• City cannot prohibit ADUs
• One ADU per lot in all single family zones or lots

containing an existing single family home

• May be prohibited in areas with health and safety

risks such as high fire hazard areas

• May be rented but not sold separate from the

primary residence

• Owner occupancy not required by State law but

cities may require it

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New – attached ADU New – detached ADU

Main Dwelling Unit Main Dwelling Unit Main Dwelling Unit

Existing area – converted to ADU

New attached and on same lot as main dwelling unit New detached and

• n same lot as main

dwelling unit ADU located within the existing square footage of main dwelling unit

LO1 GG12

Slide 14 LO1 Was frank gehry the design consultant for this slide?

Lisandro Orozco, 5/30/2017

GG12

• Yup. Old Frankie did me a solid. He and I go way back.

Gustavo Gonzalez, 5/31/2017

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Previous Ordinance Unit Size Detached ADU: Up to 50% of main dwelling unit Attached ADU: Up to 30% of main dwelling unit Not to exceed 1,200 sq. ft.

New – detached ADU

Main Dwelling Unit

New – attached ADU

Main Dwelling Unit

30% of main dwelling unit 50% of main dwelling unit

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Development Standards Previous Ordinance Side Yard Setback: 5 ft. Rear Yard Setback: 10 ft. – 15 ft. New State Law City given discretion to set min. setbacks for new construction No setback required for existing garages converted to ADUs

• Min. 5‐foot setback from side and rear

property lines for ADUs constructed above an existing detached garage

Main Dwelling Unit Detached garage with new ADU above

5 ft. 5 ft.

Main Dwelling Unit New ADU

5 ft. 10-15 ft.

JB12 GG13

Slide 16 JB12 Please use a colroed font on the sample site plans. The white color is too hard to see.

Jonathan Borrego, 5/30/2017

GG13 Done

Gustavo Gonzalez, 5/31/2017

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Parking Standards Previous Ordinance Main Dwelling Unit: 2 Covered Spaces, 2 Uncovered Spaces New State Law Garage conversions require replacement parking for the existing residence and can be covered, uncovered and/or in tandem

• n the property other than within an

enclosed garage

Main Dwelling unit Main Dwelling unit

Converted ADU

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Parking Standards Previous Ordinance One Bedroom: 1 Parking Space Two Bedroom: 2 Parking Spaces New State Law 1 parking space per ADU or per bedroom, covered, uncovered and/or in tandem On‐site parking not required for ADUs:

• Located within ½ mile of public transit
• Located within a historic district
• Entirely within existing structures
• Located within one block of a car share

station

• When on‐street parking permits are

required but not offered to ADUs

LO2

Slide 18 LO2 **Parking requirements for accessory dwelling units shall not exceed one parking space per unit OR per bedroom. These spaces may be provided as tandem parking on an existing driveway.**

Lisandro Orozco, 5/30/2017

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• Repeal and Replace existing Second Unit

Ordinance

• Adopt new ADU Ordinance per State Law

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Use of ADUs

• Must be owner-occupied

Parking

• One parking space per bedroom for non-

exempt ADUs

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JB13

Slide 21 JB13 Be prepared to answer the question as to why we are recommending owner occupancy. We can discuss if need be. The reason were are banning STR use is pretty obvious.

Jonathan Borrego, 5/30/2017

ADU Size

• Min: 400 sq. ft.
• Max: 900 sq. ft.
• Max in RH1 and RH2 Zones: 1,200 sq. ft.

Height

• Detached ADUs cannot exceed height of

main dwelling unit

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LO3 LO4 JB18 GG14

Slide 22 LO3 Average ADU size in Anaheim: 821 square feet

Lisandro Orozco, 5/30/2017

LO4 Total number of ADU's since 2005: 26

Lisandro Orozco, 5/30/2017

JB18 Your speaking note does not include height discussion. As you are explaining our recommendations, please make a point of explaining

• ur rationale behind each. Don't assume the Commission will understand why we are making each recommendation.

Jonathan Borrego, 5/31/2017

GG14 Done

Gustavo Gonzalez, 5/31/2017

Setbacks

• Per existing zone designation

Design Standards

• Design compatibility with main dwelling

unit and surrounding neighborhood

• Minimize privacy impacts onto adjacent

properties

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JB16

Slide 23 JB16 I think we should require privacy treatment for all 2nd story units, not just those located above a garage. I think this is an important standard.

Jonathan Borrego, 5/30/2017

• Take Input from Planning Commission
• Present Draft Zoning Code Amendment

to Planning Commission on June 12

• City Council Consideration in July

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JB11 GG15

Slide 25 JB11 We need to include a slide or slides that highlights our recommendations to date. The slides should cover the main elements of the

• rdinance and what we are recommending. With a new Commission, they would not even know where to start the discussion.

Jonathan Borrego, 5/29/2017

GG15 Done

Gustavo Gonzalez, 5/31/2017

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Income Category RHNA Allocation for 8-Year Planning Period Quantified Objective for 8-Year Planning Period Permits Issued 2014-2016 (3 years) Remaining RHNA Allocation (5 years to complete) Remaining Quantified Objective (5 years to complete) Very Low Income (up to 50% of MFI) 1,256 83 79 1,177 4 Low Income (51% to 80% of MFI) 907 367 111 796 256 Moderate Income (81% to 120% of MFI) 1,038 36 45 993 (9) Above Moderate Income (more than 120% of MFI) 2,501 3,872 3,757 (1,256) 115 TOTAL 5,702 units 4,358 units 3,992 units* 2,966 units 375 units

*Does not include 110 rehabilitated units