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CC 2022-05-24_09b SB 9 Ordinance Introduction_PP PresentationIntroduction Hearing for an Ordinance to Implement Senate Bill 9 6/17/2022 1 Senate Bill 9 (SB 9) Effective January 1, 2022 Requires the City to ministerially approve two types of projects to promote housing creation Urban lot split: A subdivision of an existing single family zoned parcel into two parcels Two-unit housing development: Two homes on a single-family residential lot The two components can be used in concert to divide a parcel and build two units on each for a total of 4 units 6/17/2022 2 Study Session March 22, 2022: study session to obtain public comment and feedback from Council to refine the draft ordinance Council was generally supportive of the draft ordinance, revise design standards with ARC & PC Public urged staff to allow larger units than what was initially proposed 6/17/2022 3 Eligible Parcels SB 9 applies parcels in zoning districts that allow single family residential uses (RE, RH, RR, RS, SF) Staff’s initial interpretation limited SB 9 development to the SF zone HCD published an information sheet to clarify certain aspects of the bill, and specifically noted if the primary purpose of a zone is SFR, it shall be eligible for SB 9 6/17/2022 4 Ineligible Areas Wetlands Prime farmland Hazardous waste sites Habitat for protected species Properties identified for conservation in an adopted plan or under conservation easement 6/17/2022 5 Conditionally Eligible Areas SB 9 development in the following areas is allowed when building codes and measures for hazard mitigation are met Special flood hazard & regulatory floodways FEMA no-rise certification Earthquake fault zones Seismic protection measures in the Building Code High Fire Severity zone Fire hazard mitigation measures pursuant to Building Code 6/17/2022 6 Homeowner’s Associations HOAs can prohibit SB 9 development if it is specifically written into its governing documents Although the City does not enforce private CC&Rs the application for SB 9 projects will include a disclaimer and area for an applicant to acknowledge that there may be restrictions prohibiting SB 9 development within a HOA 6/17/2022 7 Historic Resource Protection Not allowed in a historic district or property designated by local ordinance or properties on the State Historic Resources Inventory D-2.4 Historic Character Overlay District meets the definition of a historic district 6/17/2022 8 Historic Overlay Zone 6/17/2022 9 Urban Lot Splits Ministerial approval of the subdivision of a parcel zoned for single family residential into two roughly proportional parcels 60/40 split Minimum lot size of 1,200 sf Proposed lot line may not create a nonconformity or increase an existing nonconformity Each parcel must be served by its own separate water meter and separate sewer connection Requires either frontage on a public street or an access easement 6/17/2022 10 Urban Lot Splits - Restrictions Parcels are ineligible for an ULS if existing affordable housing or rental units occupied w/in 3 years are proposed to be demolished Owner occupancy on one of the lots for at least 3 years An application for an ULS must be accompanied by an application for a two-unit development 6/17/2022 11 Owner Affidavit City must require a signed affidavit from the property owner stating: The ULS would not require demolition or alteration of affordable or housing occupied by a tenant within the past 3 years One of the newly created parcels will be owner occupied for at least 3 years from the date the ULS is approved Parcel proposed to be subdivided was not created through a previous ULS Neither the owner of the parcel to be subdivided nor any person acting in concert with the owner has previously subdivided an adjacent parcel via ULS Short term rentals are prohibited 6/17/2022 12 Two-Unit Development Ministerial approval of the construction of two units on an eligible parcel in the following configurations Two new units on a vacant parcel, or: Existing primary + one of the following: New unit within an existing residential unit Convert an existing accessory building New unit attached to an existing residential unit New detached residential unit 6/17/2022 13 Two Unit Configurations 6/17/2022 14 Accessory Dwelling Units Existing law allows up to 3 dwelling units on a single family zoned parcel SB 9 allows two new JADU/ADU in addition to a two-unit development, on parcels not created through an Urban Lot Split – 4 unit max. One ADU allowed in addition to a two-unit develop. on a lot created through a ULS – 6 units max 6/17/2022 15 ADU Configuration 6/17/2022 16 Parking One off-street parking space is required per dwelling unit Parking is not required if: The subject parcel is located within one-half mile of a high-quality transit corridor or transit stop (service intervals < 15 minutes) Located within one block of a car-share Draft ordinance eliminates parking requirements for SB 9 projects 6/17/2022 17 Design Standards Mandatory objective design standards: May not preclude two units of at least 800 sf each Maximum 4-foot rear and side setbacks Must allow construction of attached units SB 9 allows the City to apply additional objective design standards Proposed standards reviewed by ARC & PC 6/17/2022 18 Objective Design Standards Massing and Articulation: Max. size of SB 9 units is regulated by the FAR that apply to residential properties (AGMC 16.32.050), but shall not preclude the construction of two units of at least 1,200 square feet. SB 9 requires two units of at least 800 sf Building separation of at least 10 feet for detached units Maximum height: 30 feet 6/17/2022 19 Objective Design Standards Colors and Materials: Allows stone, brick, fiber cement, composite wood or stone, wood, stone, as cladding materials Color schemes must consist of a primary color and at least one accent color Parking and Circulation: No parking is allowed between structure and sidewalk within a front setback. When parking is proposed in the front yard, but outside the setback a 10-foot landscape buffer is required. Parking is allowed in permitted driveways Utility and Service Areas Screening of trash receptacles and mechanical equipment New units must connect to City utilities when required by the Municipal Code. 6/17/2022 20 Revision of Standards 6/17/2022 21 Recommendation Council move forward with introduction of an Ordinance establishing regulations for projects proposed under the provisions of SB 9 6/17/2022 22 Questions? 6/17/2022 23