Ac c essor y Dwelling R egulations Update Community F or um May 13, 2017
Age nda 10:00am Welcome David Cristeal, Housing Director Jay Fisette, County Board Chair Alice Hogan, AD Working Group Chair 10:15am Background and Ideas for Discussion - Size and Occupancy - Design Guidelines - Compliance and Parking - Detached and Townhomes Joel Franklin, Housing Planner 10:35am Table Discussions Jennifer Daniels, Planning and Comm. Devt. Manager 11:55am Report Out and Next Steps
Bac kgr ound: What is an Ac c e ssor y Dwe lling? • In Arlington, an accessory dwelling is an independent dwelling unit that: • Has its own kitchen and bath • Is within a single family detached house • Is designed, arranged, used or intended for occupancy by not more than two persons • Has a separate entrance. • AD must meet building code requirements for a separate unit: • fire separation, fire egress, separate heating and air handling
AD vs F amily/ Car e give r Suite vs Shor t-te r m Re side ntial Re ntal • Family/Caregiver Suite • Not more than two 2 rooms plus a bathroom and efficiency kitchen; maximum of 500 sq. ft • Occupied by up to 2 persons related by blood or marriage or providing on-site care • Must have interior access to the rest of the dwelling • Short-term Residential Rental • Allows residents to host overnight guests for stays of less than 30 days in residential dwelling units that they reside in as their primary residence 4
Bac kgr ound: Othe r Jur isdic tions • Communities across the country have ADs, with names like “granny flat” and “in-law suites” • Many jurisdictions, both locally and nationally, are reexamining their regulations or have greater flexibility: • Allowing for larger accessory dwellings • Allowing for greater occupancy • Allowing detached accessory dwellings
Bac kgr ound: Othe r Jur isdic tions Backyard Bungalow AD in Santa Cruz, CA 1 bedroom, 1 bath, 500 sq. ft. AD above a garage in Mt. Pleasant, SC 1 bedroom, 1 bath
Bac kgr ound: Histor y • Arlington’s regulations were implemented in 2009 • Important goal was to protect the character of single family neighborhoods • Only 20 approved since 2009
Bac kgr ound: Affor dable Housing Maste r Plan • Identified ADs as an existing tool to: • Provide an adequate supply of housing • Help older adults age in place • Provide a typically lower-priced housing alternative • Enable homeowners to receive additional income • Recommended review of ordinance to encourage greater use • Board directive during adoption was to look into adjustments over the next two years
Bac kgr ound: Pr oc e ss • Staff/Working Group Review • Scope: 1. Looked at best practices 2. Heard from accessory dwelling applicants 3. Reviewed current regulations and its effectiveness 4. Examined ordinance provisions that may limit usage 5. Identified preliminary ideas for community discussion
Ide as for Disc ussion: Size Maximum Size for Interior AD 1/3 rd of combined Gross Floor Area (GFA), up to Current maximum of 750 square feet Preliminary 35% of GFA, up to a maximum of 1,000 square feet (in Idea basement) 35% of GFA, up to a maximum of 750 square feet (above basement) 10
Ide as for Disc ussion: Oc c upanc y Occupancy Current Maximum occupancy 2 persons Preliminary Idea Maximum occupancy 3 persons Current Owner occupancy requirement Owner must live in house for a year before AD approval Preliminary Idea Owner occupancy requirement No minimum time required prior to creating an AD Current No home occupations for contractors or service businesses are allowed in an AD Preliminary Idea Remove restriction on home occupations for contractors or service businesses in an AD 11
Ide as for Disc ussion: De sign Design Guidelines Current AD on a corner lot cannot have entrance visible from street Preliminary Idea Remove requirement Current Separate entrance on a different side than main entrance required Preliminary Idea No change Current AD with an entrance above the first floor cannot have exterior stairs visible from the street Preliminary Idea Exterior stairs to AD can be visible from the street Preliminary Idea Exterior stairs to a second story AD cannot be on front of property and on a corner lot cannot be on the same side of house that faces a street 12
Ide as for Disc ussion: De sign Location of Exterior Stairs
Ide as for Disc ussion: L ot Ar e a/ Width Lot Area/Width Current 50 foot minimum lot width required Preliminary Remove requirement Idea Current Lot must conform to all regulations of its zoning district Preliminary Remove requirement Idea 14
Ide as for Disc ussion: Complianc e Compliance Current Owner agrees to cooperate with Code Enforcement staff for annual inspections and for complaints. Preliminary Idea No change Current AD recorded on deed covenant Preliminary Idea Require deed covenant – reexamine language to help with financing constraints Current Affidavit of compliance is required at initial occupancy and whenever new tenant(s) move in Preliminary Idea Certification required at initial occupancy only Current Annual limit of 28 accessory dwellings Preliminary Idea Remove limit 15
Ide as for Disc ussion: Par king Parking Current If you have one current parking spot - must be maintained If you have two current parking spots - must be maintained Preliminary Idea No change Current • If there are no on-site parking spaces: • One on-site space will be created; or • Parking survey will need to be conducted; allowed if the block is less than 65% parked Preliminary Idea No change Preliminary Idea Allowed in permit parking zones - owner will not receive any additional parking passes for the AD Preliminary Idea Remove if two or more spaces that are not tandem, then at least two such spaces shall be maintained 16
Par king R equir ed 1 2 3 Can maintain tandem or two with access to street Create spot or do survey 4 5 6 D E 17
Ide as for Disc ussion: T ownhouse s Townhouse ADs Current Townhouse ADs not allowed (except under Columbia Pike Neighborhood Areas Form Based Code) Preliminary Idea Consider allowing ADs in townhouses 18
Ide as for Disc ussion: De tac he d Exterior ADs Current Detached ADs not allowed Preliminary Detached ADs allowed Idea • Accessory dwelling can only be up to 1 ½ stories • Follow current requirements for 1 and 1 ½ story accessory buildings: • Interior lot setbacks = 1’ from rear and sides and 8’ from principal dwelling • Corner lot setbacks = 25’ from corner street, 10’ from rear, 1’ from interior lot line and 8’ from principal dwelling • Footprint cap in R-5 and R-6 districts = 560 sq. ft. and 650 sq. ft. in all other districts • Accessory dwelling can be up to 750 sq. ft. • Must follow all other requirements (occupancy limit, owner occupancy, etc.) for interior accessory dwellings 19
Disc ussion: De tac he d Ide as for
Ide as for Disc ussion: De tac he d Knee wall must not Height from exceed 2’ in midpoint of roof height to grade must not exceed 25’ in height 21
Disc ussion: De tac he d Ide as for
Disc ussion: De tac he d Ide as for
Ne xt Ste ps • Will incorporate feedback from today • Staff will develop draft recommendations • Feedback on draft recommendations will be requested via online survey • County Board action requested in Fall 2017
Small Gr oup Disc ussions • Go to the table with the number corresponding to your index card • 15 minutes at each table: - Size/Occupancy - Design - Compliance/Parking - Detached/Townhouse • The first group will respond to discussion questions; subsequent groups will add or “vote” • If you have additional questions or considerations, please write them on flipchart 25
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