CONFERENCE ROOM F 10:45AM TO 11:45AM ACCESSORY DWELLING UNITS LEGAL AND INFRASTRUCTURE OVERVIEW DAVID ABEL, PUBLISHER/MANAGING EDITOR, THE PL ANNING REPORT & METRO INVESTMENT REPORT, VERDEXCHANGE NEWS N AT H A N I E L W I L S O N , A I A , A I C P, C E P A R C H I T E C T / E N V I R O N ME N TA L P L A N N E R N S W C on s u l t i n g, S u s t a i n a b l e A r c h i t e c t u r e & P l a n n i n g AMANDA DAFLOS, DIRECTOR, INNOVATION TEAM MAYOR’S OFFICE OF BUDGET AND INNOVATION ROBERT L. SCOTT EXECUTIVE DIRECTOR M ULHOLL AND INSTITUTE, SCOTT & ASSOCIATES, AV RATED L AW FIRM, L AND USE FMR PRESIDENT L.A. CITY PLANNING COMMISSION
DAVID ABEL P u bl i s h er / Ma n a gi n g E di t or, T h e P l a n n i n g Repor t & Met r o I n v es t m en t Repor t , Ver deXch a n ge N ew s
ACC E SSO RY DWE LLI NG U NI TS, LE G AL AND I NF R ASTR U C TU R E O VE R VI E W DEFINITION An accessory or second unit is an additional residential unit on the same lot as a primary single - family dwelling that provides complete, independent living facilities for one or more persons. An accessory unit includes permanent facilities for living, sleeping, eating, cooking and sanitation. State Legislation was passed in1982 & 1983 and amended in 1986 and 1990.
TO DAY ’S LE G I SL ATI O N & PAR ADI G M
VE R DE XC H ANG E & SMART C I TI E S
NATHANIEL WILSON A r c h i t e c t a n d S F V A I A B o a r d M e m b e r, A m e r i c a n P l a n n i n g A s s o c i a t i o n A I C P, C E P P r i n c i pa l N S W C o n s u l t i n g , S u s t a i n a b l e A r c h i t e c t u r e a n d P l a n n i n g 2 9 0 7 V i r g i n i a Av e n u e S a n t a M o n i c a C A .
ACC E SSO RY DWE LLI NG U NI TS, LE G AL AND I NF R ASTR U C TU R E O VE R VI E W HOUSING AFFORDABILITY IS AN INCREASING PROBLEM. CALIFORNIA LEGISLATORS ARE STRUGGLING WITH WAYS TO ADDRESS THE PROBLEM INCLUDING: o Multi family big block residential developments. o Mixed use retail/commercial with residential housing on upper floors above shared parking. o Accessory Dwelling Units.
ACCESSORY DWELLING UNITS, LEGAL AND INFRASTRUCTURE OVERVIEW ADUs, are a way to repair / repurpose the urban fabric. In the 1950’s California Car Centric culture drove planning that made automobiles happy! Today architects and urban designers are taking a human centric approach. Today new disruptive transportation alternatives provide alternatives to owning an automobile. (Uber/ Lyft, Bird, Bike Rentals, Public transit, Zimride and BEV/AVs.)
ACCESSORY DWELLING UNITS, LEGAL AND INFRASTRUCTURE OVERVIEW Change in Household Size From 1955 to 2017 3.6 3.4 3.2 3 2.8 2.6 2.4 2.2 2 1955 1965 1971 1974 1976 1978 1980 1982 1984 1986 1988 1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2011 2013 2015 2017 People per household has decreased over the past 4 decades. The percentage of single-person households has been on the rise since 1970 and made up the second largest proportion of households in the U.S. in 2016, at 28 percent.
ACCESSORY DWELLING UNITS, LEGAL AND INFRASTRUCTURE OVERVIEW New Single Family House Size in Square Feet 2,600 SF Average Area 2,400 SF 2,200 SF 2,000 SF 1,800 SF 1,600 SF 1,400 SF 1,200 SF 1973 1974 1975 1976 1977 1978 1979 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 Year Average Square Feet of Floor Area in new Single Family Houses increased from 1,660 in 1973 to 2,392 in 2010
ACCESSORY DWELLING UNITS, LEGAL AND INFRASTRUCTURE OVERVIEW Average New House Construction Size in SF 3,000 SF 2,500 SF 2,000 SF 1,500 SF 1,000 SF 500 SF 1973 1974 1975 1976 1977 1978 1979 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 Average Household SF City of Santa Monica ADU City of LA ADU Trend for New Single Family Residential Construction is Increasing SF ? City of Los Angeles ordinance allows new ADUs up to 1,200 sf (Green) City of Santa Monica ordinance allows new ADUs up to 650 sf (Blue)
ACCESSORY DWELLING UNITS, LEGAL AND INFRASTRUCTURE OVERVIEW Driveway Street Circulation Garage Alley Circulation Residence TYPICAL SINGLE FAMILY RESIDENTIAL LOT of 6,500sf with 400sf Garage 1,500sf Residence
ACCESSORY DWELLING UNITS, LEGAL AND INFRASTRUCTURE OVERVIEW Driveway Street Circulation Alley Circulation ADU Residence AVAILABLE FOR ADU CONSTRUCTION UP TO 650 SF IN THE CITY OF SANTA MONICA UP TO 1,200 SF IN THE CITY OF LOS ANGELES
ACC E SSO RY DWE LLI NG U NI TS, LE G AL AND I NF R ASTR U C TU R E O VE R VI E W Sustainabilty Goals • SMART Systems Controls (Nest, Gridpower, etc.) • NZE Operation for both Residence & ADU • BEV Charging station • Battery Storage for Off Grid Operation / Resilience • Solar Hot water generation for space heating • Radiant Space Heating water source • Rainwater capture / percolation • Graywater for irrigation Lessons Learned • Photo Voltaic Panels – Locate at 2 nd floor roof • Minimize increase of hardscape and ADU footprint • Side yard setback of 5’ = 120sf x $200/sf ($24,000) • Alley for Vehicle Circulation / ADU Entry • Living Building Challenge - Scale Jumping
ACC E SSO RY DWE LLI NG U NI TS, LE G AL AND I NF R ASTR U C TU R E O VE R VI E W Sustainable Site Design 101 • Reuse the existing structure. • Reduce materials sent to landfill. • Minimize Haz. Mat. disposal (Original Stucco). • Preserve 120sf of open space ($24,000) UP TO 50% DEMOLITION ALLOWED EXISTING GARAGE
ACC E SSO RY DWE LLI NG U NI TS, LE G AL AND I NF R ASTR U C TU R E O VE R VI E W Car Park ADU Residence Shared Open Space PROPOSED SITE PLAN 650 SF ADU
Bruce Resnick, SE Principal NSW Consulting Parker Resnick Structural Engineering Resilient, Adaptable, Sustainable Architecture & Planning NZE Design Coordination STRUCTURAL ENGINEERING FOR NEW 2 STORY STRUCTURE WITH ROOF TO SUPPORT PV PANELS AND COLUMNS AND FOUNDATIONS TO SUPPORT 2 ND FLOOR STRUCTURAL DESIGN FOR PHOTO VOLTAIC PANELS
ACC E SSO RY DWE LLI NG U NI TS, LE G AL AND I NF R ASTR U C TU R E O VE R VI E W William C. Ishii, P .E. President NZE Design Coordination Ishii Engineering, Inc. 19 PV Panels on roof of ADU will provide power for both the existing residence, new ADU and EV charging. On an annual basis both buildings will then be Net Zero Energy (NZE) Battery Storage will power 12 circuits which will remain active even if SCE grid goes down. ELECTRICAL DESIGN FOR PHOTO VOLTAIC PANELS
ACC E SSO RY DWE LLI NG U NI TS, LE G AL AND I NF R ASTR U C TU R E O VE R VI E W INTEGRATED STRUCTURAL, MEP & ARCHITECTURAL SECOND FLOOR FIRST FLOOR
ACC E SSO RY DWE LLI NG U NI TS, LE G AL AND I NF R ASTR U C TU R E O VE R VI E W Impediments to Construction of Sustainable ADUs • Design is more complicated. Structural and MEP consultants are needed. • Multiple Concurrent Approvals, City, Utility, Fire Marshal, etc. • Civil and Soils reports may be required. • Vetting of PV panels and providers • Utility approvals for Battery Storage • Qualified contractors for Solar Hot water/ radiant. • Rainwater capture / percolation and soils reports • Graywater for irrigation – LA County Health approval and City may or may not approve. • Life Cycle Cost Analysis – Comparison of higher first cost with future energy savings. • Uncertainty regarding incentives, rebates and tax savings.
AMANDA DAFLOS D i r e c t o r, I n n ova t i o n Te a m , C i t y of Lo s A n g e l e s , M a y o r ’s O f f i c e of B u d g e t a n d I n n ova t i o n I A , A I C P, C E P
Implementing State Proposed Local Intro New State Laws Additional Information Law Ordinance What is an ADU? A complete second home on a lot with an existing primary dwelling already in existence Can be: • Detached and separate • Conversion of existing space ADU in Los Angeles, CA • Added to main home or other structure
Implementing State Proposed Local Intro New State Laws Additional Information Law Ordinance State Intent ADUs are a valuable form and an essential supply of housing: • Lower construction costs • Serves diverse housing needs • Can extend homeownership • Low environmental impact ADU in Seattle, WA Photo courtesy of houzz.com Local ordinances should have the effect of providing for ADUs Local ordinance should not unreasonably restrict the ability of homeowners to create ADUs
Implementing State Proposed Local Intro New State Laws Additional Information Law Ordinance New State Laws AB 2299 (2016) requires cities to have an ADU ordinance that: • Provides a by- right “ministerial” process • Complies with certain State standards City’s 1985 second unit law ( §12.24 W.43-44) has neither As a result: • All local ADU laws became “ null and void ” on 1/1/17 • State’s ADU standards effective until a new ADU ordinance • New City ordinance must include most State standards
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