21 Attachment 5 - September 13, 2023 Planning Commission Verbatim MinutesLOS GATOS PLANNING COMMISSION 9/13/2023
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A P P E A R A N C E S:
Los Gatos Planning
Commissioners:
Jeffrey Barnett, Chair
Susan Burnett
Melanie Hanssen
Kathryn Janoff
Emily Thomas
Town Manager: Laurel Prevetti
Community Development
Director:
Joel Paulson
Town Attorney: Gabrielle Whelan
Transcribed by: Vicki L. Blandin
(619) 541-3405
ATTACHMENT 5
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P R O C E E D I N G S:
CHAIR BARNETT: We’ll now move on to Item 3 on the
agenda, which concerns Accessory Dwelling Units. We’re
again asked by Staff to forward a recommendation to the
Town Council on Amendments to Chapter 29 (Zoning
Regulations) of the Town Code regarding Accessory Dwelling
Units.
The proposed amendments also correct outdated
references to sections of the Town Code, included in
sections pertaining to termination of nonconforming use,
requirements for two-unit developments under SB 9, and
civil penalties.
Per Staff, the environmental impacts of the
proposed amendment were analyzed in the Environmental
Impact Report of the 2040 General Plan, and additionally
the proposed amendments are exempt pursuant to CEQA Section
15061(b)3.
This is Town Code Amendment Application A-23-002;
the project location is townwide; and the Applicant is Town
of Los Gatos.
Are there any disclosures on this item? If not,
Mr. Mullin, I invite you to make a presentation.
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SEAN MULLIN: Thank you. In response to changes in
State law the Town has updated the Town Code regarding ADUs
in 2017 and 2020. New housing legislation continues to be
signed into law, impacting ADUs on almost an annual basis.
The latest bills impact ADUs; SB 897 and AB 2221 were
signed into law and took affect on January 1st of this year.
With the latest changes at the State level Staff
identified that the current ADU Ordinance requires updating
once again. In addition to current State law Staff
evaluated feedback and technical assistance from HCD
regarding aspects of the Town’s current ordinance, and
direct input from residents of the Town regarding the
impact of neighboring ADUs after construction. Staff
determined that an overhaul of the current ordinance is
necessary to align with State law, respond to HCD guidance,
and address privacy impacts of new ADUs.
The Draft Ordinance that is being considered
tonight carries forward much of the current ordinance
language while introducing new content required by the
State. The Draft Ordinance is reorganized into a framework
that provides details on definitions, regulations, process,
and fees. Your Staff Report discusses each of the draft ADU
code sections and provides an assessment of the existing
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regulations and how and why they are modified under the
Draft Ordinance.
Overall, the Draft Ordinance provides a
comprehensive framework for ADU regulations that complies
with State law, incorporates feedback from HCD, and
introduces design standards to help reduce privacy impacts
resulting from ADU construction.
Included with the Draft Ordinance are three
additional Town Code sections outside of the ADU ordinance
that require minor revisions to update cross-references to
the ADU sections that would change with the Draft
Ordinance.
An addendum has been distributed correcting Table
1-2 in the Draft Ordinance and Staff recommends that these
changes be incorporated into any motion to recommend
approval to the Town Council.
In conclusion, Staff recommends that the Planning
Commission review the Draft Ordinance and forward a
recommendation of approval to the Town Council.
This concludes Staff’s presentation and we are
available to answer any questions.
CHAIR BARNETT: Thank you so much, Mr. Mullin,
and I’ll turn to my Commissioners and see if they have any
questions. Commissioner Hanssen.
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COMMISSIONER HANSSEN: I wanted to ask the
question for the benefit of the public, because I believe
this to be the case. These changes in the ADU Ordinance are
required for us to have a certifiable Housing Element, or
they have to be done for the State to consider?
ATTORNEY WHELAN: The Town’s ordinance needs to
comport with State law, and in the absence of an amendment
the State law would apply anyway, and so it makes sense to
have the two be consistent.
JENNIFER ARMER: And I can add that while this is
one of the implementation programs in the Housing Element,
it isn’t one of the rezonings that is required to be done
prior to the January 31, 2024 deadline.
COMMISSIONER HANSSEN: Thank you for that
clarification. I just wanted to make sure, since we had the
meeting last night and there were a lot of people that were
concerned about the deadlines.
With the last item I did not mention this, but
Ms. Armer just did, that the last item was the required
zoning changes that we need to comply with the January 31,
2024 deadline so that we don’t have an issue with State
control.
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The only remaining step, as I understand it, and
this is a question, is for the Town Council to approve
those zoning changes?
JENNIFER ARMER: That is correct.
COMMISSIONER HANSSEN: Thank you.
CHAIR BARNETT: Other questions at this time?
You’ve probably already answered this question, but can you
State that the amendments that we’re asked to recommend to
the Council are all in effect required to comply with State
law?
SEAN MULLIN: Thank you for that question. I
would characterize that most of the changes that Staff has
recommended are required to comply with State law. Staff
has introduced some design standards that are not required
by State law that would address some of the feedback that
we received from residents as ADUs have been built next
door. Typically the feedback is related to second-story
ADUs and the privacy impacts from windows and decks.
An additional change that’s outlined in the Staff
Report relates to lot coverage and exempting ADUs from lot
coverage, which is not required by State law, but would
help remove barriers to creation of ADUs, which aligns with
the Housing Element.
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CHAIR BARNETT: Thanks so much. Commissioner
Janoff.
COMMISSIONER JANOFF: Thank you. A follow up
question with regard to the design standards being invoked.
The first question, are these objective design standards?
SEAN MULLIN: Thank you for that question and
that clarification. They are objective design standards,
and if you took a close look at them next to the SB 9
Ordinance that was adopted last year, they’re very similar
to some of the design standards that are included there.
COMMISSIONER JANOFF: Just to follow up, even
though an application to build an ADU is a ministerial
process, the objective design standards would still apply?
SEAN MULLIN: Yes.
CHAIR BARNETT: Other questions at this time?
Commissioner Hanssen.
COMMISSIONER HANSSEN: I wanted to clarify that
like the SB 9 Ordinance, we are allowed to do that even
though it’s not in the State law? We’re allowed to have
some design standards; we have the latitude to do that?
SEAN MULLIN: That is correct, as long as they’re
objective design standards.
COMMISSIONER HANSSEN: Got it. Thanks.
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CHAIR BARNETT: We’ll now open the public portion
of the public meeting and invite comments from members of
the public, if you have not already submitted a card, and
we don’t have any as far as I know. Oh, we do. I’m sorry;
it’s in my blind spot. Mr. Fagot.
LEE FAGOT: Good evening, Commissioners. Thank
you for the time and effort you’ve put in, for a long time,
repeatedly, to help us get this resolved. Truly appreciate
it, and for the Staff working diligently, as well.
I do have a question on Table 1-2, Accessory
Dwelling Unit Setback Requirements, on the side, including
the street side, the setback for new attached ADU within an
existing space of a primary dwelling or accessory
structure. For the rear and side it simply says, “is
sufficient for fire and safety.” What is the definition of
sufficient? Is it 4’ or is it 11’ as is the guidance on
emergency evacuation requirements for roadways and
pathways? Can you provide more specificity to that
requirement? Thank you.
CHAIR BARNETT: Staff, I would appreciate a
response for Mr. Fagot.
SEAN MULLIN: Thank you. It’s sort of an
ambiguous term, “sufficient for fire and safety.” It’s
directly out of the State law. As I understand it, it has
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to do with evaluation on a case-by-case basis by the
Building Division and the Fire Department. When we’re
looking at conversion of existing space, we’re talking
about a building that’s already located there and they’re
simply converting it to an ADU that’s attached, and that
evaluation would take place under the Building Permit.
JENNIFER ARMER: To phrase it an additional way,
it’s really just saying that an ADU within the existing
building would only be allowed to locate in a portion of
the building that is safe for Fire, that it isn’t so close
to a property line that that causes a concern for the Fire
Department, but as we just stated, it isn’t new
construction. For the new construction addition onto an
existing house there are specific setbacks.
CHAIR BARNETT: Commissioner Hanssen.
COMMISSIONER HANSSEN: I’m surprised that the
State law would let us do that, and maybe I don’t know the
process. It’s not a rubber stamp thing. Someone would have
to look at it, make a determination, and come out and see
it. And you said it was in the State law, but it seems
inconsistent with trying to not have any barriers to that,
especially when it’s the existing structure anyway.
SEAN MULLIN: Thank you. I think it recognizes
opportunity in the already built environment to create
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ADUs, and under review of a Building Permit the building
official and the plan checkers are looking at the
residential code, which has provisions in it as I
understand not being a building official, to allow fire
safety construction, looking at fire specifically, up to
the property line. That may mean that windows might need to
be changed under a plan check to be tempered and non-
operable if they’re too close to a property line, or
exterior materials need to be fire rated if they’re within
3’ of a property line. I think the State’s approach, my
interpretation, is that it provides additional opportunity
to create units in an already constructed building.
CHAIR BARNETT: Other questions? Mr. Beckstrom.
ERIC BECKSTROM: It’s amazing to watch you guys
and the process. I didn’t know what the second story window
was about in terms of regulations. I don't know if you
could map that out a little bit. Maybe I misheard.
CHAIR BARNETT: Could Staff answer that question?
SEAN MULLIN: Thank you. I’m assuming that the
speaker is talking about the design standards. The design
standards require that the windows on a second story that
are located less than 10’ from rear or side property lines
be Clerestory with the bottom of the glass located at least
6’ above the finished floor of that second story, so in
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lay-person’s term, transom window. That’s to limit the view
into neighboring yards to the side and the rear.
There is an exception in that statement that
says, “except as necessary for egress purposes as required
by the Building Code.” Should a bedroom be located on a
side property line within 10’ a transom window wouldn’t
allow proper egress, and if that’s the only option
available to that bedroom given the configuration of the
ADU, the Town would allow a regular window that meets
egress requirements to go into that space.
CHAIR BARNETT: Thank you. Any further comment or
question?
ERIC BECKSTROM: That clarifies it, and I think
especially the part about the egress. I appreciate and
understand it. I’m not going to argue it or support it, but
as an architect and somebody who has worked in Europe and
with history and so forth, what can happen on some houses
is they just look like they have bullet windows on the
second floor.
A house, when it presents itself, is really a
face, and a house is nice and welcomes people, actually it
signals to people; like a temple tells you to come in,
that’s what architecture does. I’m not arguing with it, but
it’s a weird thing, because I’ve worked in a lot of
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different jurisdictions, it’s nothing about Los Gatos, but
these second floor windows that are up high and transoms,
in a way it takes away the humanity of the space inside.
I live in Los Gatos just off Loma Alta with all
these historic houses, so when a window is larger and lower
and you’re in that space, imagine you’re a child and all
you see is sky and blue? When it’s a taller window you
actually see your neighbors.
I was just walking here from my house and there’s
a house that has a bunch of little transom windows on the
second floor, because it was done ten years ago. The house
that’s next door to that is 1890s and has 7’ tall double-
hung windows, but nobody thinks about that. It’s almost a
big deal, because all the houses that I’ve worked on for
years, people come in and it has big windows, it feels like
you can see outside, it’s why people moved to Los Gatos.
CHAIR BARNETT: Your time is up.
ERIC BECKSTROM: Thank you. Thanks for listening.
CHAIR BARNETT: Let me see if there are any
questions from my fellow commissioners. I don’t see any.
Thanks so much. We have a card from Mr. Khanel.
PRADEEP KHANEL: Pradeep Khanel. I’m one of the
residents of Los Gatos, one-and-a-half years in the town,
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so I’m potentially considering an ADU in the future; I have
a detached garage that is one-and-a-half floors.
I haven’t done much research on what the
regulations and rules are, so on a very high level I wanted
to understand the new changes, the State changes. Has it
made the process stricter or kind of relaxed? What I heard
when I moved into Los Gatos was that the Town was kind of
promoting and encouraging ADUs as much as possible. Is that
still the sentiment or has that changed, or what is the
implication on a high level? Thank you.
CHAIR BARNETT: Stand by. Questions from
Commissioners? I don’t see any. Would Staff respond to his
question?
SEAN MULLIN: Thank you for that question. I think
the general momentum behind the State is to make ADUs
easier and easier to create. I think our ordinance, while
it’s getting longer in content, captures all the
requirements of the State law and goes beyond the State law
to make creation of ADUs easier; it removes barriers to
creation.
JENNIFER ARMER: I would also add that over the
last year the Town has continued to work in compliance with
State law to simplify the process.
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At the beginning of this year the process that
was required for a new Accessory Dwelling Unit was changed
so that it no longer requires a separate Accessory Dwelling
Unit Permit from the Planning Department prior to the
Building Department. Now there is one form that is filled
out for a new ADU that provides the information that’s
needed for Planning and Building and the request for the
new address for the ADU all at once to simplify,
streamline, and reduce the fees that are required for those
ADU processes.
CHAIR BARNETT: Thank you. I appreciate you
coming today. I want to see if there are questions for you
from Commissioners. Commissioner Thomas.
COMMISSIONER THOMAS: I don’t have a question for
the speaker, but thank you all for coming tonight and
submitting public comment.
I did have a follow up question for Staff. I know
that part of this is related to aligning with State laws
and some of our implementation programs associated with the
Housing Element, but I do know that there are some other
jurisdictions that have additional incentives, I would say,
other than the ordinances, so one of the questions is are
there other plans for having ready-to-go plans online or
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some of those other programs that I know some other local
cities have?
SEAN MULLIN: I can start and then defer to Ms.
Armer. I’m not aware of any plans to have pre-approved
plans. Several cities have that, and other cities have some
allowances that the Town has not explored at this point,
but if there are ideas that the Planning Commission has to
remove barriers or allow different product types with ADUs,
that could be part of your recommendation to the Council.
JENNIFER ARMER: What I would add on that subject
is that in Santa Clara County there are a number of
different regional agencies, groups of the different
planning departments who do connect, and there is a
planning collaborative that’s been developing a handbook
and website that helps step residents through the process.
They’ve actually just published that in the last month, and
so that is now available online. It’s a little bit broader
than specifically to Los Gatos’ regulations and processes,
but there are a number of resources like that, and they are
working to have some designs kind of pre-designed.
It wouldn’t be pre-approved, because each of our
sites has its own specific situation and consistency in
design with the main house is required, but they are
working to provide some of these kind of pre-designed items
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for ADUs to try to simplify and shorten and lessen the
expense for those processes. So even if that’s not being
done here in Los Gatos, the regional groups are working on
providing that.
CHAIR BARNETT: Commissioner Hanssen.
COMMISSIONER HANSSEN: Thank you for that
question, Commissioner Thomas. I wanted to follow up. I
think we asked this when we were discussing the Housing
Element, because we have a certain number of units that are
contributing to our RHNA that we expect to have. When we
were having these discussions we were like let’s make sure
that we’re encouraging and educating people on how to do
ADUs so it’s easy for them, like putting those links on our
Town website so people like our recent speaker could say
they really do want us to do ADUs and I don't know what to
do, but I can just click on this and get help.
JENNIFER ARMER: Yes, thank you. We do have an
ADU page on our website, with this particular example that
I was giving of information on the regional level. We’re
taking a look at that to make sure that it is consistent
with our processes before we post it and link it from our
website, but that is something that we’re considering.
In addition to that, in terms of making it easier
for ADUs to be built, our Town Attorney just reminded me
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that the Town doesn’t actually charge a transportation
impact fee for ADUs, even if they are over the 750 square
feet where the State would allow us to charge at least a
partial impact fee for transportation, so there are those
elements as well where the impact fee, for example, are
reduced.
COMMISSIONER HANSSEN: Thank you.
CHAIR BARNETT: Do we have any speakers on Zoom,
Mr. Paulson?
JOEL PAULSON: Thank you, Chair. No, I don’t see
any hands raised on Zoom for this item.
CHAIR BARNETT: Thank you. We’ll now close the
public portion of the public hearing on Item 3 and ask if
Commissioners have any remaining questions for Staff, wish
to comment on the proposed recommendation, or introduce a
motion regarding the recommendation for consideration by
the Council. Commissioner Thomas.
COMMISSIONER THOMAS: I do have a question about
the parking minimum, because I know that that was just
carried over from our current ordinance, and I was
wondering if that was just carried over because it doesn’t
conflict with any State laws, or if it was looked at with
regard to reducing that? I know that that is on the list of
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one of the things that can really help with eliminating
some of the barriers.
SEAN MULLIN: Thank you for that question. It was
evaluated to make sure that it was aligning with State law,
and there was one minor change made to it; we moved a
sentence out of the introduction paragraph down into the
lettered list, otherwise we didn’t make any other changes,
because it did align with the State law.
COMMISSIONER THOMAS: I think that when I was
looking at this–I know Staff worked really hard and did a
great job and I really appreciate how thorough it was—there
are usually not many people living in these ADUs, and there
already are a lot of exceptions for the parking minimum,
and I think that it would be something that the Town could
easily commit to reducing, especially with all the work
that we are planning on do.
I’m interested to hear what the other
Commissioners think about that, especially because I think
in this area we’re hoping a lot of the ADU use is going to
be people that are retiring, downsizing, moving back in
with families, young children, and I’m just curious what my
fellow commissioners have to say about it. This feels like
low-hanging fruit to me.
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CHAIR BARNETT: Are there any comments by
Commissioners at this time? Commissioner Janoff.
COMMISSIONER JANOFF: Just a question. If you
could point to the specific change that you were
recommending?
COMMISSIONER THOMAS: Just getting rid of having
a parking minimum, just eliminating it, unless there’s
something specific. I know in some jurisdictions if the
garage is being turned into an ADU and then that parking is
also eliminated, sometimes there is some substitution that
is needed, but other than that just eliminating any
restrictions associated with it.
SEAN MULLIN: Through the Chair, I can add some
clarification. Relative to that specific scenario, per
State law and the Draft Ordinance, if you eliminate a
garage or convert it to an ADU you do not have to replace
the parking, and that is included in our ordinance and
that’s actually the one sentence I think we moved. If the
Planning Commission wanted to make the recommendation to
eliminate the parking requirement, that would continue, in
my read, to align with State law, because the State law is
providing the minimums that you need to allow, and if we
went a step further to be more permissible it’s my
understanding that that would be consistent with State law.
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CHAIR BARNETT: Thank you. Commissioner Hanssen.
COMMISSIONER HANSSEN: I actually think it’s a
good idea to be more lenient on parking than the State law
requires, encouraging the production of ADUs.
SEAN MULLIN: Through the Chair, I’d say in a
majority of the ADUs that we process they would meet one of
these exemptions, and so parking is not something that we
tend to have a lot of conversations about. When we get up
into the hillsides usually it’s the transit exemption that
gets triggered. You’re far away from transit and most of
those properties—not all, but most—tend to be able to
accommodate the additional parking space that’s required.
My experience is it’s not a conversation we have very often
that people are having a hardship meeting the parking limit
when it is required. I just wanted to offer that.
CHAIR BARNETT: Thank you. Commissioner Janoff.
COMMISSIONER JANOFF: It could be that people
can’t meet it, so they’re not having a conversation; we
don’t really know. To me it’s one of those situations where
if it isn’t a problem to reduce it, then why not do that,
and that further underscores the Town’s desire to increase
housing; it’s just one of those things you can add to the
Housing Element. I would be in favor of doing that. We
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talked about reducing parking requirements in a number of
ways that seems consistent with that.
CHAIR BARNETT: For the public’s knowledge, I
want to confirm that the amendments were drafted by Staff
but have been reviewed by Town Council.
SEAN MULLIN: Clarification, by the Town
Attorney.
CHAIR BARNETT: By the Town Attorney, excuse me.
ATTORNEY WHELAN: Yes, that’s accurate.
CHAIR BARNETT: Okay, thank you for that. I think
we’re ready for a motion.
COMMISSIONER THOMAS: Sorry, I have one more
question. Could I ask something else? I did also have a
question about any density bonuses associated with ADUs,
because I know that there are some jurisdictions that have
also done something like that. Again, these are going above
and beyond some of the State laws obviously, but I know
that it’s like a density bonus for multiple ADUs, which
allows for construction of one unrestricted ADU for every
affordable ADU deed restricted one. I know the City of San
Diego adopted it.
JOEL PAULSON: Through the Chair. First of all,
we don’t count ADUs as density. We don’t have anything that
goes to the extreme that the City of San Diego has gone
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through. That is one opportunity that they chose to go with
so that they could encourage actual deed restricted
affordable ADUs. Virtually none of our ADUs are deed
restricted, but that is one of the ways that folks could
encourage those deed restricted ADUs which are truly
affordable. Ultimately I think San Diego is a little
different scenario than we are, especially when it comes to
transit and many other topics, but there currently isn’t
anything that goes as far as, say, the City of San Diego.
COMMISSIONER THOMAS: Thank you. So there are no
other incentives that we could do to help with
affordability?
JOEL PAULSON: There are, and there is an
ordinance currently—we haven’t finished it yet—which is the
potential for using below market price fees for potentially
building permit or a portion of building permit fees, but
that program hasn’t been fleshed out yet.
COMMISSIONER THOMAS: Okay, thank you.
CHAIR BARNETT: Commissioner Janoff.
COMMISSIONER JANOFF: I just wanted to reflect
that at the rate that this ordinance continues to evolve,
given that the State law is continuing to evolve, as we go
forward into the sixth cycle of the Housing Element and see
opportunities for change or further incentives, we can
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always observe and make those recommendations at a later
point. We may want to learn many more things from other
jurisdictions, but I don’t feel compelled to try to put
them all in here tonight; I think it’s a good idea to
continue to keep looking at it.
CHAIR BARNETT: Commissioner Hanssen.
COMMISSIONER HANSSEN: I wanted to comment that I
appreciate the suggestion from Commissioner Thomas to come
up with ideas and look at what other people are doing to do
with that. I think it might be a little premature for that
and I concur with Commissioner Janoff’s comment that the
ADU laws are continuing to evolve and more things will come
back from the State, and I don't know that that would be
the thing that would encourage people to do deed restricted
ADUs.
I haven’t had those conversations directly with
people and I’m sure what is going on is having a deed
restricted ADU, if they decide to sell their home, is a
liability to someone that was buying the home and they
would have to look at that, so I’m not sure that that would
be the thing that would fix it, and I think it would need
to be studied, so I think we’re good with what we have with
the change in the parking.
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CHAIR BARNETT: I see a growing consensus.
Commissioner Thomas.
COMMISSIONER THOMAS: I just want to add one more
thing. Thank you, Chair. I agree. It was interesting to see
the different ways that some other jurisdictions have tried
to get them… Obviously our ADUs can’t be sold separately,
so I don’t even know how the City of San Diego is doing
these kinds of things, but it was interesting because there
are some other places that have been able to make them
affordable rentals.
I think that if these things come up in the
future we should just keep on eye on it, which is why I
wanted to bring it up. I agree that it’s very far ahead to
try to get it in here, and I also noticed that San Mateo
County is working with a third party that basically
provides support to applicants, and it seemed like a very
cool project that was very low risk and impact to the
County and Redwood City. It was like Redwood City, San
Mateo County, it was some places up there, and that
organization looked like they were doing a lot of helpful
work, so if they reach out to us it would be great to
partner with them, but I sounds like something like that is
in the pipeline for Santa Clara County, which would be
great.
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JENNIFER ARMER: There are discussions about that
and other similar potential programs.
CHAIR BARNETT: Other questions? Since
Commissioner Thomas brought up the issue about separate
sales, can you comment on that, Mr. Mullin.
SEAN MULLIN: Sure, thank you for that. The State
law currently prohibits separate sale of an ADU, and I’m
going to make the distinction between ADU and JADU.
Separate sales of an ADU is prohibited unless it meets
these very narrow criteria for being created by a nonprofit
housing group and sold to a qualified buyer, which is
defined by income. So there’s a very small carve-out
exception to allow a sale of an ADU separate from the
house.
Relative to Junior Accessory Dwelling Units,
which remember, are physically attached to the single-
family residence, they are prohibited from sale and a deed
restriction is required to be recorded that prohibits the
sales among some other characteristics that need to be
adhered to.
CHAIR BARNETT: Thank you for that clarification.
I think we’re ready for a motion. Commissioner Janoff.
COMMISSIONER JANOFF: I would propose a motion.
First off, I’m looking at the recommendation on page 10 of
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the Staff Report, and that is what I’m going to turn into a
recommendation, with your concurrence.
My recommendation is that we recommend to Town
Council approval of the amendments to Chapter 20 of the
Town Code; the Draft Ordinance amendments, Exhibit 2 of the
Staff Report.
The Planning Commission can make Findings 1 and 2
of the Staff Report on the same page, and we would
recommend that parking be eliminated from the ADU
Ordinance, and the motion would incorporate Table 1.2,
Accessory Dwelling Unit Setback Requirements, as provided
in Item 3 Addendum.
CHAIR BARNETT: Thank you. Do we have a second?
Commissioner Hanssen.
COMMISSIONER HANSSEN: I second the motion.
CHAIR BARNETT: Any discussion? I don’t see any,
so we’ll have a raise of hands for those who support the
motion, and that’s unanimous. Thank you very much. No
appeal rights on this update?
JENNIFER ARMER: That is correct, because it’s a
recommendation to Town Council, there is no appeal.
(END)