Full Text
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. Would Respondent Support Accessory Dwelling Unit in Neighborhood Strongly Agree 25% Agree 38% Neutral 17% Disagree 6% Strongly Disagree 11% Don't Know 3% Would Respondent Likely Add an Accessory Dwelling Unit to Property Strongly Agree 6% Agree 7% Neutral 26% Disagree 23% Strongly Disagree 24% Don't Know 14% 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 U R2 R3 R3 R4 MB R4 R1 R4 MB I I R1 MB R3 R3 R3 FR FR MB MB MB MB MB R1 SR CB CB AF R3 I CB MB R2 R4 FR FR R2 AF R2 R1 AF MB FR R3 AF R4 R4 R4 R4 R3 R2 AF R4 R1 R4 R1 R2 AF UMC U I FR U FR R1 U R1 R1 R4 FR I R4 R2 R3 R3 RTO R3 FR R3 GB GB R2 AF R4 R4 MB R4 RO R4 R4 R3 R2 I AF I R3 MB NB FR AF R4 MB R3 R1 R3 R1 FR R4 R4 R2 R4 RO GB MB R4 R3 R2 R2 FR R4 R3 R4 R4 FR R4 R4 R4 R3 R1 R4 R3 MB R4 R4 R3 NB FR R4 R3 AF CB GB FR AF NB GB AF SR GB RO FR RO FR U RTO R3 RO RO RO R3 R3 U RO RO U I R4 NB RO MB R1 FR R2 R3 R3 R4 GB GB RO MB AF R4 FR FR U RO I R4 R2 R4 NB R2 CB D St Sand Rd Mix Rd C St A St Polk St Harrison St Adams St Logan St West Palouse River Dr East Palouse River Dr Orchard Ave Trail Rd Line St Almon St Jefferson St Sixth St B St Third St First St South Mountain View Rd E St South Main St Taylor Ave Styner Ave Guske Rd Harden Rd West Pullman Rd Youmans Ln Joseph St Cleveland St Blake Ave Sunset Dr Arbor Crest Rd Camas St Damen St Paradise Ridge Rd Lenter St Jackson St Rodeo Dr Seventh St Kenneth St Indian Hills Dr Hayes St West C St Hathaway St Old Pullman Rd Public Ave Rayburn St Moser St Perimeter Dr Ridge Rd Empire Ln Farm Rd Carmichael Rd Troy Rd Borah Ave Nez Perce Dr Pintail Ln Deakin Ave Tomer Rd Warbonnet Dr Washington St Darby Rd Po Asbury St Robinson Park Rd Grant St Fairview Dr Concord Ave Panorama St Sherwood St Moore St Nursery St Blaine St Vandal Dr Franklin Rd Sweet Ave Lundquist Ln East Sixth St Ridgeview Dr Northwood Dr North Mountain View Mountain View Rd Alma Dr North Main St Highland Dr Travois Way Christopher Ln Mountain View Rd. Stadium Dr White Ave State Hwy 8 A St E St Harden Rd Public Ave Sixth St Blaine St U V 8 U V 270 £ ¤ 95 Zoning Map 0 0.2 0.4 0.1 Miles I Washington Idaho ZONING AF CB FR GB I MB NB R1 R2 R3 R4 RO RTO SR U UMC THOROUGHFARE PLAN National Highway Principal Arterial Minor Arterial Collector BOUNDARIES, WATER, & INFRASTRUCTURE City Limits State Border ---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 How Do You Feel About ADUs? Please complete this questionnaire to provide us with your input on allowance of accessory dwelling units in Moscow. We value your input! Accessory Dwelling Unit Survey 1. Please rate the following statements by checking the box that most closely represents your opinion: Strongly Agree Agree Neutral Disagree Strongly Disagree Don’t Know a. I would support allowing accessory dwelling units in my neighborhood. b. If accessory dwelling units were permitted within my neighborhood, I would be interested in adding an accessory dwelling unit to my property. c. I would support accessory dwelling units as a permitted accessory use within all residential zoning districts. d. I would support accessory dwelling units as a conditionally permitted use (requires notice and a public hearing) within all residential districts. e. I would support accessory dwelling units as a permitted accessory use within the Medium Density (R-3) and Multiple Family Residential (R-4) Zones. f. I would support accessory dwelling units as a permitted accessory use within the Moderate Density Single Family (R-2) and Low Density Single Family Residential (R-1) Zones. g. My preference for permitting accessory dwelling units is with an overlay zone, allowing them in certain locations within the city which may not directly correlate with zoning district boundaries. 2. The following elements are commonly considered by other cities in the northwest for regulating accessory dwelling units. Please rate the level of importance for regulation of accessory dwelling units in Moscow: Not Important Somewhat Important Neutral Very Important Extremely Important Don’t Know a. Maximum Size – specifying maximum square feet and/or number of bedrooms allowed within an ADU b. Maximum Occupancy – limiting the number of occupants residing within the ADU c. Off-Street Parking – requiring additional off-street parking for an ADU d. Owner Occupancy – requiring property owner to reside upon the property e. Entrances – specify that only one entrance may be visible from the public street to maintain the single-family character of the property f. Design– require design and materials of ADU to match primary residence 3. Please locate your place of residence on the Zoning map and tell us what Zone you reside in: See Reverse Side Please use this side of the survey to provide any additional input regarding accessory dwelling units in Moscow. Thank you for taking the time to complete this survey. After learning more about what ADUs are, the possible benefits of ADUs, how they may be permitted in Moscow, and what other communities in the region have done to address them, we would like to receive your opinion about the potential allowance of ADUs in Moscow. Please take a minute to fill out the Accessory Dwelling Unit Survey below. The survey questions are similar in nature to the questions that were asked within the 2012 Citizen Survey. After completing the survey, please drop it in the survey box. All surveys will remain anonymous. Your input is greatly appreciated - Thank you! ---PAGE BREAK--- Accessory Dwelling Unit Project Next Steps 7 Thank You For Attending! Future Opportunities for Input Hearing Process The next steps for this accessory dwelling unit project involve the Planning & Zoning Commission reviewing all public input from tonight’s open house, and evaluating how the community wishes to proceed. Assuming that there is support for permitting ADUs in Moscow, the Commission will develop some standards for ADUs and recommendations for how ADUs could be permitted in Moscow. There will be additional opportunity for the public to provide input on accessory dwelling units in the coming months. If the Commission feels that the community supports ADUs, a second public open house will be held once the Commission has developed draft standards and recommendations for ADUs to give the public an opportunity to review and provide input. This input will be reviewed and final recommendations will be developed by the Commission. If the Commission decides that there is enough public support to forward a recommendation on to City Council, the next step will be to create draft standards and conduct a second open house meeting to gather additional public input. Like all zoning code amendments, there will be a public hearing with the Planning & Zoning Commission followed by a public hearing before the City Council. Each hearing will provide the public with the opportunity to voice support, opposition, or general comments or concerns regarding the proposed code amendment for ADUs.