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HomeMy WebLinkAboutPC Reso 20-14 Amendments to Dublin Zoning Ordinance Regarding ADU & JDU PLPA-2020-00035 ORDINANCE NO. xx – 20 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * * * APPROVING AMENDMENTS TO DUBLIN ZONING ORDINANCE CHAPTERS 8.08 (DEFINITIONS), 8.12 (ZONING DISTRICTS AND PERMITTED USES OF LAND), 8.16 (AGRICULTURAL ZONING DISTRICT), 8.20 (RESIDENTIAL ZONING DISTRICTS), 8.24 (COMMERCIAL ZONING DISTRICTS), 8.36 (DEVELOPMENT REGULATIONS), 8.40 (ACCESSORY STRUCTURES AND USES REGULATIONS), 8.65 (COTTAGE FOOD OPERATIONS), 8.76 (OFF-STREET PARKING AND LOADING REGULATIONS) AND 8.80 (SECOND UNITS REGULATIONS) REGARDING THE CREATION OF ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS EFFECTIVE CITY-WIDE PLPA-2020-00035 WHEREAS, effective January 1, 2020, State law was amended regarding the creation of accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) including Senate Bill (SB) 13, Assembly Bill (AB) 68, AB 587, AB 670, AB 671 and AB 881 to address barriers to development of ADUs and JADUs; and WHEREAS, amendments to the Zoning Ordinance, including Chapters 8.08 (Definitions), 8.12 (Zoning Districts and Permitted Uses of Land), 8.16 (Agricultural Zoning District), 8.20 (Residential Zoning Districts), 8.24 (Commercial Zoning Districts), 8.36 (Development Regulations), 8.40 (Accessory Structures and Uses Regulations), 8.65 (Cottage Food Operations), 8.76 (Off-Street Parking and Loading Regulations), and 8.80 Second Units Regulations) are necessary to comply with State law, clarify the regulations for ADUs and JADUs, and provide consistency in the City’s regulations; and WHEREAS, the proposed Zoning Ordinance amendments modify the development standards for ADUs and adds regulations for JADUs consistent with State law; and WHEREAS, the Planning Commission held a duly noticed public hearing on October 13, 2020, during which all interested persons were heard, and adopted Resolution No. 20-xx recommending City Council adoption of the proposed Zoning Ordinance Amendments; and WHEREAS, a Staff Report was submitted to the Dublin City Council recommending approval of the proposed Zoning Ordinance Amendments; and WHEREAS, the City Council held a public hearing on the proposed Zoning Ordinance Amendments on ______, at which time all interested parties had the opportunity to be heard; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, the City Council did hear and consider all said reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project. NOW, THEREFORE, the City Council of the City of Dublin does ordain as follows: 2 of 10 SECTION 1: Pursuant to Section 8.120.050.B of the Dublin Municipal Code, the City Council hereby finds that the Zoning Ordinance Amendments are consistent with the Dublin General Plan and all applicable Specific Plans in that the amendments are necessary to comply with State law and are consistent with applicable land use regulations and development policies. SECTION 2: The California Environmental Quality Act (CEQA), together with State Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. Pursuant to the CEQA, the City Council hereby finds the project statutorily exempt from the requirements of CEQA pursuant to Public Resource Code Section 21080.17 and Section 15282(h) of the CEQA Guidelines, which exempts adoption of an ordinance regarding second units to implement provisions of Sections 65852.2 and 65852.22 of the Government Code. SECTION 3: The definitions in Section 8.08.020 (Definitions (A-Z)) of Title 8 (Zoning) of the Dublin Municipal Code are hereby amended to read as follows: Inhabitable Space. Accessory structures, with the exception of Guesthouses and Accessory Dwelling Units, shall not be constructed so as to provide year around inhabitable space. Accessory Dwelling Unit (use type). The term Accessory Dwelling Unit shall mean a residential unit that provides independent living facilities for one or more persons and includes separate kitchen, sleeping, and bathroom facilities. An Accessory Dwelling Unit may be a part of, attached to, or detached from, a single-family, two-family or multi-family residence and is subordinate to the principal residence. An Accessory Dwelling Unit also includes an efficiency unit, as defined in Section 17958.1 of the Health and Safety Code, and a manufactured home, as defined in Section 18007 of the Health and Safety Code. SECTION 4: Section 8.08.020 (Definitions (A-Z)) of Title 8 (Zoning) of the Dublin Municipal Code is hereby amended to add the following definition: Junior Accessory Dwelling Unit (use type). The term Junior Accessory Dwelling Unit shall mean a unit that is no more than 500 square feet in size that is contained entirely within the walls of a single-family residence, including attached garages and has a separate entrance. At a minimum, a Junior Accessory Dwelling Unit shall include an efficiency kitchen with a food preparation counter, cooking facility with appliances and storage cabinets, and may include separate sanitation facilities or may share sanitation facilities within the existing single-family residence. SECTION 5: The following row in the table of Section 8.12.050 (Permitted and Conditionally Permitted Land Uses) of Title 8 (Zoning) of the Dublin Municipal Code is hereby amended to read as follows: 3 of 10 RESIDENTIAL USE TYPE A R-1 R-2 R-M C-O C-N C-1 C-2 M-P M-1 M-2 Accessory Dwelling Unit P P P P - - P - - - - SECTION 6: The following row in the table of Section 8.12.050 (Permitted and Conditionally Permitted Land Uses) of Title 8 (Zoning) of the Dublin Municipal Code is hereby added to read as follows: RESIDENTIAL USE TYPE A R-1 R-2 R-M C-O C-N C-1 C-2 M-P M-1 M-2 Junior Accessory Dwelling Unit P P P P SECTION 7: Section 8.16.030 (Permitted and Conditionally Permitted Land Uses, Regulations, and Performance Standards) of Title 8 (Zoning) of the Dublin Municipal Code is hereby amended to add subsection N to read as follows: N. Accessory Dwelling Unit Regulations. For accessory dwelling unit and junior accessory dwelling unit regulations see Chapter 8.80. SECTION 8: Section 8.20.030.J (Second Units Regulations) of Title 8 (Zoning) of the Dublin Municipal Code is hereby amended to read as follows: J. Accessory Dwelling Unit Regulations. For accessory dwelling unit and junior accessory dwelling unit regulations, please see Chapter 8.80. SECTION 9: Section 8.24.030.J (Second Units Regulations) of Title 8 (Zoning) of the Dublin Municipal Code is hereby amended to read as follows: J. Accessory Dwelling Unit Regulations. For accessory dwelling unit and junior accessory dwelling unit regulations, please see Chapter 8.80. SECTION 10: The following row in the table of Section 8.36.020 (Agricultural and Residential Development Regulations) of Title 8 (Zoning) of the Dublin Municipal Code is hereby amended to read as follows: 4 of 10 STANDARD A R-1 R-2 R-M RESIDENTIAL USE (maximum per lot) 1 du. (4) 1 du. (4) 2 dus. (4) 1 du per full 750 sq. ft. (and larger as consistent with General Plan) (4) (4) See Chapter 8.80 Accessory Dwelling Unit Regulations SECTION 11: Section 8.40.020.C.4. (Inhabitable space.) of Title 8 (Zoning) of the Dublin Municipal Code is hereby amended to read as follows: 4. Inhabitable space. Accessory structures, with the exception of Guesthouses and Accessory Dwelling Units shall not be constructed so as to provide year-round inhabitable space. SECTION 12: Section 8.40.020.D.3. (Second Units) of Title 8 (Zoning) of the Dublin Municipal Code is hereby amended to read as follows: 3. Accessory Dwelling Units. Accessory dwelling units are subject to the provisions of Chapter 8.80, Accessory Dwelling Unit Regulations. SECTION 13: Section 8.40.020.H.2. of Title 8 (Zoning) of the Dublin Municipal Code is hereby amended to read as follows: 2. Detached inhabitable accessory structure other than a Guesthouse or Accessory Dwelling Unit. SECTION 14: Section 8.40.030.C.4. (Second Units) of Title 8 (Zoning) of the Dublin Municipal Code is hereby amended to read as follows: 4. Accessory Dwelling Units. Accessory dwelling units and junior accessory dwelling units are subject to the provisions of Chapter 8.80, Accessory Dwelling Unit Regulations. SECTION 15: Section 8.40.030.E.4.a.2. of Title 8 (Zoning) of the Dublin Municipal Code is hereby amended to read as follows: 2. A guesthouse shall not be allowed on any lot containing an accessory dwelling unit 5 of 10 established pursuant to Chapter 8.80, Accessory Dwelling Unit Regulations. SECTION 16: Section 8.65.040.J (Minimum Separation) of Title 8 (Zoning) of the Dublin Municipal Code is hereby amended to read as follows: J. Minimum Separation. Except as otherwise stated below, a minimum 300-foot radius separation is required between all Cottage Food Operations. For single family detached dwellings, accessory dwelling units and duplexes, the separation shall be measured from the property lines. For townhomes, apartments and condominiums, where the units are dispersed among multiple buildings, the separation shall be measured from the exterior walls of the building in which the Cottage Food Operation is proposed to be located. SECTION 17: Section 8.76.070A.14.a.2. (Second unit parking) of Title 8 (Zoning) of the Dublin Municipal Code is hereby amended to read as follows: 2. Accessory dwelling unit parking. Parking for an Accessory Dwelling Unit shall be provided in accordance with this Chapter except as provided in Sections 8.80.030F and/or 8.80.040.F, as applicable. SECTION 18: The following row “Second Unit” in the table of Section 8.76.080 B (Residential Use Types) of Title 8 (Zoning) of the Dublin Municipal Code is hereby amended to read as follows: RESIDENTIAL USE TYPES NUMBER OF PARKING SPACES REQUIRED Accessory Dwelling Unit See Section 8.80.030.F relating to Accessory Dwelling Unit parking SECTION 19: The following row in the table of Section 8.76.080 B (Residential Use Types) of Title 8 (Zoning) of the Dublin Municipal Code is hereby added to read as follows: RESIDENTIAL USE TYPES NUMBER OF PARKING SPACES REQUIRED Junior Accessory Dwelling Unit See Section 8.80.040F relating to Junior Accessory Dwelling Unit parking SECTION 20: Chapter 8.80 (Second Units Regulations) of Title 8 (Zoning) of the Dublin Municipal Code is hereby amended to read as follows: 6 of 10 CHAPTER 8.80 ACCESSORY DWELLING UNIT REGULATIONS 8.80.010 Purpose. The purpose of this section is to implement Government Code Sections 65852.2 and 65852.22 by allowing the creation of accessory dwelling units and junior accessory dwelling units through ministerial review subject to meeting the requirements of this Chapter. 8.80.020 Permitting Procedures. If there is an existing residence on a lot, an application for an accessory dwelling unit or junior accessory dwelling unit shall be subject to ministerial building permit review and approval within 60 days of submission of a complete application. If an application for an accessory dwelling unit or junior accessory dwelling unit is submitted with a permit application to create a new residence on a lot, the application for the accessory dwelling unit may not be acted upon until the permit application to create the new residence is approved. 8.80.030 Accessory Dwelling Units. A building permit for an accessory dwelling unit will only be issued if it complies with the following development standards and regulations: A. Location Permitted. An accessory dwelling unit may be permitted on a lot with an existing or proposed single-family use, or multi-family use in the A, R-1, R-2, R-M, and C-1 zoning districts and in a Planned Development zoning district. Any PD development regulations that are more restrictive than this Chapter shall be superseded by this Chapter. B. Maximum Number of Units and Density. 1. For lots with a single-family residence, there shall be a maximum of one (1) accessory dwelling unit. A detached accessory dwelling unit may be combined with a junior accessory dwelling unit that is consistent with Section 8.80.040 below. 2. For lots with a multi-family residence, there shall be: a. A maximum of two (2) detached accessory dwelling units; and b. Within a multi-family structure, a minimum of one (1) accessory dwelling unit is permitted. The maximum number of accessory dwelling units shall not exceed 25% of the number of legally established dwelling units within the existing multi-family structure. The accessory dwelling unit is limited to non-habitable portions of the existing multi-family structure, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, and garages. 3. Accessory dwelling units shall be exempted from the calculation of the maximum allowable density for the lot on which it is located. C. Unit Size. The total floor area of an attached or detached accessory dwelling unit shall not exceed 1,200 square feet. However, in no case shall an attached accessory dwelling unit exceed 50% of the existing principal residence. An accessory dwelling unit shall be a minimum of 150 square feet or the size necessary to accommodate an efficiency unit as defined by Health and Safety Code Sections 17958.1 and 18007, whichever is greater. 7 of 10 D. Setbacks: 1. No setback shall be required for an existing structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or to a portion of an accessory dwelling unit, plus up to one hundred fifty (150) square feet of additional floor area if limited to accommodating ingress and egress and if the setbacks for the additional floor area are sufficient for fire and safety. 2. For all other structures, a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit. Accessory dwelling units are not permitted within an established front yard setback. 3. If the accessory dwelling unit is detached from the principal residence on the site, the distance between the structures shall be determined by DMC Chapter 7.34, Residential Code. E. Height. A detached accessory dwelling unit shall not exceed 16 feet in height. The maximum height for an attached accessory dwelling unit shall conform to the height requirements of the zoning district where the lot is located. F. Parking. An accessory dwelling unit shall be provided with one (1) off-street parking space per unit or per bedroom, whichever is less (if the accessory dwelling unit is a studio, then no space is required). If a space is required, it shall be provided in accordance with the requirements of Chapter 8.76, Off-Street Parking and Loading Regulations, except that the space may be compact, may be uncovered, and may be in tandem with the required parking of the principal dwelling unit. A curb cut shall be provided to City standards. The accessory dwelling unit parking shall be in addition to parking required for the principal residence except that replacement of the off-street parking spaces for the dwelling unit is not required when the accessory dwelling unit is created through the conversion of a garage, carport, or covered parking structure. The off-street parking space is not required in any of the following instances: 1. The accessory dwelling unit is located within one-half mile walking distance of a public transit stop. 2. The accessory dwelling unit is located within an architecturally and historically significant historic district. 3. The accessory dwelling unit is within the proposed or existing principal residence or accessory structure. 4. When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. 5. When there is a car share vehicle located within one block of the accessory dwelling unit. G. Entrance. An accessory dwelling unit shall require a separate entrance from the main entrance to the proposed or existing principal residence. An exterior stairway proposed to serve an accessory dwelling unit on a second story or higher shall not be visible from the front public right-of-way. H. No Balconies/Decks. Accessory dwelling units shall not contain balconies, upper-story decks, or rooftop terraces. 8 of 10 I. Public Utilities and Services. Accessory dwelling units shall be served by public water and sewer and shall have access to an improved public street. J. Design Compatibility. The accessory dwelling unit shall incorporate the same or similar design features, building materials, colors, and landscaping as the principal residence. K. Lot Coverage. The principal residence and accessory dwelling unit combined shall not cover more than 60% of the lot. L. Exemptions. The subsection C unit size standard for an attached accessory dwelling unit, and the subsection K maximum lot coverage standard, shall be waived in the amounts necessary to accommodate an accessory dwelling unit with a gross floor area of up to 800 square feet. M Occupancy. Owner-occupancy shall not be required. N. Ownership. The accessory dwelling unit shall not be sold or conveyed separately from the principal residence to a qualified buyer except if all of the provisions of Government Code 65852.26 are met. O. No Short-Term Rental. Accessory dwelling units shall not be rented for terms of 30 days or less. 8.80.040 Junior Accessory Dwelling Units. A building permit for a junior accessory dwelling unit will only be issued if it complies with the following development standards and regulations: A. Location Permitted. A junior accessory dwelling unit may be permitted on a parcel with an existing or proposed single-family use in the A, R-1, R-2, and R-M zoning districts and in a Planned Development zoning district. Any PD development regulations that are more restrictive than this Chapter shall be superseded by this Chapter and shall be subject to the requirements of this Chapter. B. Relationship to Principal Use. The junior accessory dwelling unit shall be located entirely within the walls of a proposed or existing single-family residence, including an attached garage. C. Maximum Number of Units and Density. There shall be a maximum of one junior accessory dwelling unit per lot. A junior accessory dwelling unit may be combined with a detached accessory dwelling unit that is consistent with Section 8.80.030(B)(1) above. A junior accessory dwelling unit shall be exempted from the calculation of the maximum allowable density for the lot on which it is located. D. Unit Size. The total floor area of a junior accessory dwelling unit shall not be more than 500 square feet, excluding any shared sanitation facility within the principal single-family residence. F. Parking. No off-street parking is required for junior accessory dwelling units. However, if parking is provided, the parking space shall comply with the requirements of Chapter 8.76, Off- Street Parking and Loading Regulations, except that the space may be compact, may be uncovered, and may be in tandem with the required parking of the principal single-family residence. G. Entrance. A junior accessory dwelling unit shall require a separate entrance from the main entrance of the proposed or existing single-family residence. An exterior stairway proposed to 9 of 10 serve a junior accessory dwelling unit on a second story or higher shall not be visible from the front public right-of-way. H. Efficiency Kitchen. A junior accessory dwelling unit shall include an efficiency kitchen, which shall include the following: 1. A cooking facility with appliances; 2. A food preparation counter; and 3. Storage cabinets of reasonable size in relation to the size of the junior accessory dwelling unit. I. Occupancy and Ownership. 1. Owner-occupancy in the residence is required. The owner of the lot may occupy either the principal single-family residence or the junior accessory dwelling unit, unless the owner is another governmental agency, land trust or housing organization. 2. A junior accessory dwelling unit shall not be sold or otherwise conveyed separately from the principal single-family residence. 3. A deed restriction, which shall run with the land, shall be filed with the building permit application and include the following: a. Prohibition on the sale of the junior accessory dwelling unit separate from the sale of the single-family residence, including a statement that the deed restriction may be enforced against future purchasers. b. A restriction on the size and attributes of the junior accessory dwelling unit that confirms with Government Code 65862.22. J. No Short-Term Rental. Junior accessory dwelling units shall not be rented for terms of 30 days or less. 8.80.050 Submittal Procedures. A building permit application for an accessory dwelling unit and/or junior accessory dwelling unit shall be submitted to the Community Development Department. In addition to the standard submittal requirements for a building permit, the accessory dwelling unit or junior accessory dwelling unit application package shall include the following: A. Site Plan. A site plan drawn to scale, showing the dimensions of the perimeter of the parcel on which the accessory dwelling unit or junior accessory dwelling unit will be located. Indicate the location and dimensioned setbacks of all existing and proposed structures on the project site. B. Lot Coverage. Calculations indicating the square footage of the structure and the lot, including calculations on the plan for the percentage of lot area covered by the foundation of the new and existing dwelling units. C. Elevations. For accessory dwelling units and/or junior accessory dwelling units that include modifications to the exterior of the principal residence or new construction, provide elevations showing all openings, exterior finishes, original and finish grades, stepped footing outline, roof pitch, materials and color board for the existing residence and the proposed accessory dwelling unit. 10 of 10 D. Utility and Service Information. Provide information on available utility easements, services and connections. SECTION 21: The provisions of this Ordinance are severable and if any provision, clause, sentence, word or part thereof is held illegal, invalid, unconstitutional, or inapplicable to any person or circumstances, such illegality, invalidity, unconstitutionality, or inapplicability shall not affect or impair any of the remaining provisions, clauses, sentences, sections, words or parts thereof of the ordinance or their applicability to other persons or circumstances. SECTION 22: Effective Date and Posting of Ordinance This Ordinance shall take effect and be in force thirty (30) days from and after the date of its final adoption. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 39633 of the Government Code of California. PASSED, APPROVED, AND ADOPTED BY the City Council of the City of Dublin on this day of , 2020, by the following votes: AYES: NOES: ABSENT: ABSTAIN: _____________________________ Mayor ATTEST: ___________________________________ City Clerk