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Accessory Dwelling Unit Project Welcome Open House Meeting Instructions Welcome, and thank you for coming to tonight’s open house! The purpose of tonight’s meeting is to provide information, discuss, and gather input on the topic of Accessory Dwelling Units (ADUs). The Moscow Planning & Zoning Commission is currently considering how and where ADUs might be allowed within Moscow. The Commission has been researching the subject of ADUs and reviewing ordinances from other communities to determine what type of standards for ADUs (such as maximum occupancy, size and height limitations, parking requirements, and owner occupancy requirements) should be considered for Moscow. The Commission is now seeking early public comment and input regarding the subject and potential allowance of ADUs within the City of Moscow. Accessory Dwelling Units (ADU) are generally small-scale additional dwelling units that are incidental and accessory to a single-family dwelling. They are often referred to as “granny flats”, “mother-in-law units” or “accessory apartments.” Generally, ADUs are studio or 1 bedroom units that are limited in size (such as maximum of 400-600 square feet) and the owner of the property is required to reside on-site, within the principal dwelling or the ADU. The ADUs could be within the principal structure (such as a basement apartment) or within a detached accessory structure (such as above a detached garage). Tonight’s meeting is being conducted in open house format with representatives from the City of Moscow Community Development Department and Planning and Zoning Commission in attendance to answer any questions that you might have about the Accessory Dwelling Unit (ADU) Project. There are seven poster stations that have been prepared for your review. We encourage you to view each station in sequence and provide your input by completing the short survey at poster station Thank You for Attending Tonight’s Meeting! 1 What are ADUs? Detached ADU within garage Attached ADU above garage Inside an ADU Detached ADU above garage Types of ADUs ---PAGE BREAK--- Accessory Dwelling Unit Project Possible Benefits of ADUs 2 2012 City of Moscow Citizen Survey • ADUs provide infill housing opportunities using existing public infrastructure (utilities, roadways, police and fire services) • ADUs provide affordable housing opportunities • ADUs provide smaller household housing opportunities • ADUs provide opportunity for multi-generational housing with independence of separate living quarters (such as mother-in-law or children moving back home) • ADUs provide means (income) for residents • ADUs provide increased “age in place” opportunities through income generation and/or household maintenance assistance • ADUs provide opportunities for family members to care for elderly or disabled while providing independent living opportunity • ADUs create new housing stock in existing neighborhoods in a manner that is less intense than other alternatives The 2012 City of Moscow Citizen Survey included questions pertaining to ADUs. The survey had an overall response rate of 33%, and respondents were nearly equally distributed throughout the city. When responding to the statement that “I would support allowing accessory dwelling units in my neighborhood” 38% agreed and 25% strongly agreed, with 6% and 11% disagreeing and strongly disagreeing. When responding to the statement that “I would be interested in adding an accessory dwelling unit to my property” 23% disagreed and 24% strongly disagreed, with 7% and 6% agreeing and disagreeing. These results indicate that there is support for allowing ADUs within neighborhoods in Moscow, but there are a small percentage of residents that actually would add an ADU on their property. For the purpose of analyzing the survey results the City is geographically split into seven sectors. Location of respondents that agreed and disagreed to the ADU questions is shown in the maps below. This information can assist in determining what zones ADUs may be permitted in within Moscow. When asked, “I would support allowing accessory dwelling units in my neighborhood.” STRONGLY AGREE AND AGREE RESPONSE PERCENTAGE When asked, “I would support allowing accessory dwelling units in my neighborhood.” STRONGLY DISAGREE AND DISAGREE RESPONSE PERCENTAGE When asked, “If accessory dwelling units were permitted in my neighborhood, I would be interested in adding an accessory dwelling unit to my property.” STRONGLY AGREE AND AGREE RESPONSE PERCENTAGE ---PAGE BREAK--- Accessory Dwelling Unit Project How May ADUs be Permitted in Moscow? 3 What is Permitted by Right? What is a Conditional Use Permit? What is an Overlay Zone? There are three potential options for how accessory dwelling units might be permitted in Moscow. They may be permitted by right within certain zones, permitted via a Conditional Use Permit, or permitted within an overlay zone. Below is a chart of the Residential Zoning Districts within the City of Moscow, the allowed uses within each Zone, and whether the uses are a permitted by right - principal use, permitted by right - accessory use, or permitted through the Conditional Use Permit process. The intent of the Residential Zoning Chart is to give you an idea of the what is currently permitted within Residential Zoning Districts and what process the different uses require. Uses that are permitted by right are allowed within their respective zones without requiring any additional applications for review or hearing procedures. Building and/or zoning permits may be obtained for a use that is permitted by right and is reviewed by staff only based on the design standards and requirements for the zone. Uses that are permitted by right are similar in type and in range of impacts, and the potential impacts of by-right uses are controlled through dimensional standards or other provisions of the Zoning district. Uses that are permitted with a Conditional Use Permit (CUP) typically have unusual site development features or operating characteristics requiring special consideration and conditions so they may be designed, located, and operated compatibly with neighboring properties. Uses that are permitted with a CUP require submission of a CUP application, noticed public hearings and review by the Board of Adjustment. A CUP allows for additional review and public comment on a proposed use, and provides the ability to assign additional or different site design standards as a condition of approval. A CUP makes it possible to allow uses that provide desirable services to the community but may have special circumstances that need review. An overlay zone is a special zone that is placed over an existing zoning district, part of a district, or a combination of districts. The overlay zone includes a set of regulations that is applied to property within the overlay zone in addition to the requirements of the underlying zoning district. An overlay zone may allow a type of use that is desirable to permit within specific geographical areas instead of within the designated underlying zoning districts. Overlay zones are also utilized to provide requirements either to protect a specific resource or to encourage development in certain areas. ZONE SINGLE FAMILY DWELLING TWO FAMILY DWELLING TWINHOME DWELLING TOWNHOUSE DWELLING MULTIPLE FAMILY DWELLING BED & BREAKFAST BOARDING HOUSE GUEST HOUSE RESIDENTIAL RENTAL UNIT TYPE 1 ACC HOME OCCUPATION TYPE II ACC HOME OCCUPATION CHURCHES SCHOOLS LIBRARIES PUBLIC PARKS & REC FACILITIES PRIVATE REC FACILITIES FAMILY DAYCARE (5 or fewer) GROUP DAYCARE (6-12) SMALL DAYCARE (13-20) LARGE DAYCARE (21+) Agriculture/Forestry (AF) P P P P P CUP CUP CUP P P CUP CUP Farm, Ranch, and Outdoor Recreation (FR) P CUP CUP CUP P - AU CUP CUP CUP CUP P P - AU P CUP Suburban Residential (SR) P CUP CUP CUP P - AU CUP CUP CUP P P - AU P CUP Low Density, Single Family Residential 1) P CUP CUP CUP CUP P - AU CUP CUP CUP CUP P P - AU P CUP CUP Moderate Density, Single Family Residential (R-2) P CUP CUP CUP CUP P - AU CUP CUP CUP CUP P CUP P - AU P CUP CUP Medium Density Residential (R-3) P P P P CUP CUP CUP CUP P - AU CUP CUP CUP CUP P P P - AU P P CUP Multiple Family Residential (R-4) P P P P P P P P P - AU CUP CUP CUP CUP P P - AU P P P P = Permitted by right, principal use P - AU = Permitted by right, accessory use CUP = Permitted via Conditional Use Permit ---PAGE BREAK--- Accessory Dwelling Unit Project 4 ---PAGE BREAK--- Accessory Dwelling Unit Project How Have Other Communities Addressed ADUs? CITIES WHERE IN THE CITY ARE ADUs ALLOWED? HOW BIG MAY ADUs BE? (IN FLOOR AREA) WHAT IS THE MAXIMUM HEIGHT FOR THE ADU? OFF-STREET PARKING SPACES REQUIRED FOR ADU MUST PROPERTY OWNER LIVE ON THE SITE? HOW MANY PEOPLE MAY LIVE IN THE ADU (OR HOW MANY BEDROOMS MAY THE ADU HAVE)? MUST ADU MATCH HOUSE IN EXTERIOR DESIGN? WHERE MAY THE ADU ENTRANCE BE LOCATED WHAT OTHER REGULATIONS MAY THE ADU HAVE? Missoula, MT All Residential, Business, and Commercial zones, as well as the Limited Industrial-Residential zone 350 to 600 square feet; not >40% of primary dwelling unit square footage, excluding garage 22’, or height of primary building, whichever is less 1 space in addition to requirements for principal dwelling; if parcel abuts an alley, ADU parking access must come from alley Yes N/A Yes Only one entrance may be located on a façade that fronts a street unless the house contained an additional street-facing entrance prior to the ADU Detached & internal ADU’s are a CU in some residential zones; ADU permits expire annually and must be renewed; only one ADU/parcel and parcel must contain a single detached house; includes provisions for existing illegal ADU’s Coeur d’Alene, ID All Residential and Commercial zoning districts 300 to 700 square feet; not >40% of primary dwelling unit square footage, excluding garage 32’ when built within buildable area for principal structure; 14’ when built in rear yard with low or no slope roof or 18’ when built in rear yard with medium or high slope roof No Yes Total occupants in both principal dwelling and ADU combined cannot exceed maximum number for a “family” as defined in the code Yes Only one entrance may be located on a façade that fronts a street unless the house contained an additional street-facing entrance prior to the ADU The ADU structure must comply with all standards for single family dwellings, including height and setbacks Boise, ID Single and Two-family residential districts Not >10% of lot area or 600 square feet, whichever is smaller Consistent with maximum building height for specific zone 1 space in addition to requirements for principal dwelling Yes Not more than 1 bedroom Yes Only one entrance may be located on a façade that fronts a street unless the house contained an additional street-facing entrance prior to the ADU Notification of project to adjacent property owners must be provided prior to application for ADU permit Spokane, WA All Residential zones Prior to addition of internal ADU, principal structure must be a minimum 800 square feet; size of internal ADU must be between 250 and 800 square feet, internal ADU may not exceed 50% of principal structure square footage; a detached ADU shall not exceed 600 square feet 23’ 1 space in addition to requirements for principal dwelling Yes Total occupants in both principal dwelling and ADU combined cannot exceed the number that is allowed for a household Yes Only one entrance may be located on a façade that fronts a street unless the house contained an additional street-facing entrance prior to the ADU One ADU per lot with a detached single-family residence; ADU must be attached to garage or be the only detached structure in the rear yard setback area; ADU is prohibited on a site with a home occupation Portland, OR All lots in Residential zones with a house, attached house, or manufactured home Not >75% of primary dwelling unit, or 800 square feet, whichever is less 18’ No No Total occupants in both principal dwelling and ADU combined cannot exceed the number that is allowed for a household Yes Only one entrance may be located on a façade that fronts a street unless the house contained an additional street-facing entrance prior to the ADU Detached ADUs must be setback 60’ from front property line, or 6’ behind primary dwelling; includes provisions for conversion of existing accessory structures to ADUs Seattle, WA Residential Single and Multi-Family zones, Neighborhood Commercial, and Commercial zones that contain a residential use or is across the street from a residential zone Attached ADU’s: maximum 1,000 square feet; Detached ADU’s: maximum 800 square feet 15’ 1 space in addition to requirements for principal dwelling, may be provided as tandem parking with the space provided for the principal dwelling unit Yes Any number of related persons may occupy a single-family unit with an ADU; if unrelated persons occupy either unit, the total number of occupants cannot exceed 8 No Only one entrance may be located on each street-facing façade of the dwelling unit; entrances to detached ADU’s may not be located on facades facing the nearest side lot line or rear lot line unless nearest side or rear line abuts an alley or other public right-of-way Lot with a single-family dwelling may have no more than 1 ADU Bozeman, MT Residential zones, except RMH (Residential Manufactured Home) Maximum 600 or 800 square feet (depending on the zone) for detached ADU’s; internal ADU’s cannot exceed one third of the total area of the principal structure Consistent with maximum building height for specific zone 1 space in addition to requirements for principal dwelling Yes ADU occupants cannot exceed 2 persons, ADU cannot have more than 1 bedroom No If entrance for ADU is separate from principal structure entrance, it shall be located in the rear or side yards Permitted as a CU in Residential Suburban and Residential Single-Household Low Density; one ADU/ lot. ADU’s only allowed if above detached garage in some zones Lewiston, ID Normal Hill Special Planning Area 450 square feet or 30% of primary dwelling square footage, whichever is greater but never exceeding 600 square feet N/A 1 space in addition to requirements for principal dwelling N/A Not more than 1 bedroom No N/A Lot must be as least 6,400 square feet and contain only one single-family residence; ADU structure must meet front, side, and street-side setbacks of main residence; setback minimum of 5 feet from rear and not located in front of or project beyond front wall of main residence Tacoma, WA All Residential zones 300 to 1000 square feet; not >40% of combined area of primary and accessory unit and not >10% of the lot area Same as other accessory structure height requirements, but up to 25’ is allowed with a CUP 1 space in addition to requirements for principal dwelling Yes - signed affidavit Not more than 4 occupants Yes N/A ADU must be setback 5’ from rear and side lot lines Yakima, WA Suburban Residential and Single-Family Residential Zones; only on lots with single family dwellings Not greater than 800 square feet and not greater than 50% of primary dwelling square footage N/A 1 space in addition to requirements for principal dwelling No Each unit may be occupied by a family (not more than 5 unrelated persons) Yes Front entrance may not be visible from a right-of- way or access easement ADU has the same building setbacks as the primary structure Bellevue, WA All zones on parcels with single family homes 300 to 800 square feet and not greater than 40% of combined floor area of units, not including garage N/A 1 space in addition to requirements for principal dwelling Yes Each unit may be occupied by a family (not more than 5 unrelated persons) N/A Entrance may not be facing a street Detached ADUs are not permitted Vancouver, WA All Residential Zones 300 to 800 square feet and not greater than 40% of primary dwelling square footage N/A 1 space in addition to requirements for principal dwelling Yes Each unit may be occupied by a family (not more than 6 unrelated persons) Yes N/A ADU has the same building setbacks as the primary structure Beaverton, OR Single Family Residental Zones Not greater than 800 square feet and not greater than 50% of primary dwelling square footage N/A 1 space in addition to requirements for principal dwelling Yes Each unit may be occupied by a family (not more than 5 unrelated persons) Yes N/A Detached ADUs are not permitted Nampa, ID Most Residential Zones Attached ADU: no limit, but only one bedroom and kitchenette; Detached ADU: must be smaller than primary dwelling, but only one bedroom and kitchenette only; no 220 watt power source Same as other accessory structure height requirements No No, but units are not to be rented separately Each unit may be occupied by a family (not more than 6 unrelated persons) No N/A Attached ADUs may not have separate laundry facilities or separate address or the only entrance to the dwelling from the outside of the structure The Commission has reviewed ADU provisions from several different cities to understand how they are being permitted and what type of elements may need to be considered for Moscow. The goal is to gain the benefits that ADUs provide, while avoiding any negative impacts to the character of Moscow’s neighborhoods. There are a number of elements that other communities have considered upon adoption of ADUs that, if considered for Moscow, may assist in achieving that goal. The most common considerations for ADUs and how they have been addressed in cities throughout the northwest are highlighted in the chart below. 5 ---PAGE BREAK--- Accessory Dwelling Unit Project 6 ADU Input Up-To This Point Residing Zone of Survey Responents Would Support Allowing ADUs in Neighborhood Interested in Adding ADU if Permitted Would Support ADUs as a Permitted Accessory Use in Medium Density (R-3) and Multiple Family (R-4) Zones Would Support ADUs as a Permitted Accessory Use in Moderate Density (R-2) and Low Density (R-1) Zones Importance of Regulating Common Elements of ADUs R-1 and R-2 Residents that Would Support Allowing ADUs in Neighborhood R-3 and R-4 Residents that Would Support Allowing ADUs in Neighborhood Open House Meeting Input The Planning & Zoning Commission began the public input process regarding ADUs when the Commission included two questions on City’s 2012 biennial Citizen Survey to gauge community support and interest in ADUs. The Commission received the results of the survey in the spring of 2013 and concluded there appeared to be support within the community for the consideration of ADUs. The Commission researched the subject of ADUs through the fall of 2013. The Commission began public outreach efforts early this year, beginning with a public open house meeting on January 22, 2014 to introduce the topic and solicit public input. Questions included where ADUs might be permitted within the City and the level of restrictions placed on them by way of common elements used to regulate ADUs in other cities. Input was collected via a paper questionnaire that attendees completed after reviewing ADU information made available at the open house. The same information was also made available for viewing on the City’s webpage with a link to the online questionnaire. Overall, the questionnaire results continued to show support for the consideration of ADUs in Moscow, which was consistent with responses to ADU questions that were part of the 2012 City of Moscow Citizen Survey. The 28 respondents who completed the questionnaire represented each of the 4 major residential zoning districts (R-1, R-2, R-3, and R-4) with the majority (50%) of respondents residing within the R-2 zone. ADUs as a permitted accessory use was favorable in all four residential zones, however there was more opposition within the Moderate Density (R-2) and Low Density 1) zones. Some of the common elements of ADUs that were indicated as extremely important by the majority of respondents were limiting the number of occupants within an ADU, requiring owner occupancy on the property, applying an off-street parking requirement, and limiting the size of the dwelling. When considering input from R-1 and R-2 residents only, there was a nearly equal division of support and opposition for allowing ADUs in the neighborhood. When considering input from R-3 and R-4 residents only, it was highly favorable to allow ADUs in the neighborhood. ---PAGE BREAK--- Accessory Dwelling Unit Project Please mark your preferences for permitting Accessory Dwelling Units in Moscow, Option #1 is less restrictive, Option #2 is more restrictive Accessory Dwelling Unit Survey #2 OPTION #1 OPTION #2 Where & How Permitted Permitted by right in AF, FR, R-1, R-2, R-3, R-4, and RO Zones Permitted by right in R-3, R-4, and RO Zones; Permitted by CUP in AF, R-1, and R-2 Zones Maximum Size of Dwelling 800 square feet 600 square feet or 40% of principal structure, whichever is greater Maximum Occupancy No maximum occupancy Maximum of two occupants Off-Street Parking Requirement No off-street parking stalls required for ADU One off-street parking stall required for ADU Owner Occupancy Requirement No requirement for property owner to live on-site Property owner must live on-site Location of ADU Entrance No requirement for ADU entrances ADU entrance must not face a public street Exterior Design Compatible with Primary Residence No requirement for matching design ADU design and materials must be compatible with primary residence Please use the space below to provide any additional input on ADUs in Moscow. Thank you for your time! Additional Considerations for ADUs 7 Your Input Needed After receiving input at the first ADU Open House meeting on January 22, 2014, there appeared to be general support for ADUs within the community. However, it was still unclear what ADU standards the community wanted to have included within the ADU regulations. Therefore, the Planning and Zoning Commission would now like your opinion on some of the common regulations for ADUs which are listed within the table below. The Commission has proposed two different options based upon the community input that was received - Option #1 which is less restrictive, and Option #2 which is more restrictive. A second ADU questionnaire has been generated in order to gather your input on the two proposed options. After completing the questionnaire, please drop it in the box. All questionnaire responses will remain anonymous. Your input is greatly appreciated - Thank you! COMMON CONSIDERATIONS FOR ADUs Option #1 - Less Restrictive Option #2 - More Restrictive WHERE? Specifying where in the City ADUs are to be allowed Permitted by right in AF, FR, R-1, R-2, R-3, R-4, and RO Zones Permitted by right in R-3, R-4, and RO; Permitted by CUP in AF, R-1 and R-2 SIZE? Specifying maximum square feet allowed within an ADU 800 square feet 600 square feet or 40% of principal structure, whichever greater MAXIMUM OCCUPANCY? Limiting the number of occupants residing within the ADU No maximum occupancy Maximum of 2 occupants PARKING? Requiring additional off-street parking for an ADU No off-street parking stalls required One off-street parking stall required OWNER OCCUPANCY? Requiring the property owner to reside upon the property No requirement for the property owner to live on-site Property owner must live on-site ENTRANCES? Specifying that an ADU entrance not be visible from a public street No requirement for ADU entrances ADU entrances must not face a public street DESIGN? Requiring the design and materials of an ADU to match the primary residence No requirement for matching design ADU design and materials must match the primary residence Second Questionnaire ---PAGE BREAK--- Accessory Dwelling Unit Project 8 Next Steps Thank You For Attending! Future Opportunities for Input General Timeline Tonight’s presentation materials and questionnaire will be made available on the City’s ADU project website that is accessible via the City’s Planning Department page. For those who were unable to provide input at the open house, electronic questionnaire submissions will be accepted until April 18th. If you know of friends or family who were unable to attend tonight’s meeting, please encourage them to review the information online and provide their input! Upon receipt of all input and comments, the Planning and Zoning Commission will review the information and determine if they wish to provide a recommendation to the City Council regarding the allowance of ADUs in Moscow. If the Commission decides to provide a recommendation, they will work with City Staff to prepare an ordinance setting forth where and how ADUs may be allowed. The draft ordinance would be posted on the project website for community review, likely in late May or early June. After the community has had an opportunity to review the draft ordinance, the next step in the legislative process would be to conduct a public hearing upon the proposed amendment. The public hearing provides the opportunity for the Commission to present their recommended ordinance to the public and for the public to provide comments and input upon the proposal. Like all zoning code amendments, there will be a public hearing before the Planning & Zoning Commission followed by a public hearing before the City Council. Each hearing will provide the opportunity for the public to voice support, opposition, or general comments or concerns regarding the proposed code amendment. It is anticipated that the public hearing before the Planning and Zoning Commission could occur in July and the public hearing before City Council could occur in August. First Open House January 2014 February-March 2014 April 2014 April-May 2014 May-June 2014 July 2014 August 2014 Review Input Evaluate Community Input Second Open House Public Hearing - P&Z Commission Public Hearing - City Council Draft Ordinance Evaluated and Proceeded Evaluation to Proceed Evaluation to Proceed