AgdaPkt 2000-06-12 - Laserfiche WebLink

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Potential Number of Accessory Dwelling Units (Existing Ordinance) '7 A... oS Council requested that staff investigate the "ripple effect" of each of the proposed changes. Those impacts are discussed under each option in the next section. However, an important question is: . What is the potential number of second units that could be built in Redwood City? A random survey was conducted in 1991 to answer this question. It examined the potential number of second units for each neighborhood1. Please see survey details in the appendix. The survey indicated that a total of 1,700-second units could be legally built, with most of them occurring in the Roosevelt, Canyon, Eagle Hill, and Woodside Plaza Neighborhoods (see attached map). Yet, the total build-out is expected to be much lower since not everyone will apply for second units and many of the potential sites have been built out over the years with new homes and additions. Staff estimates approximately 400 total second units can actually be built. Experience with the ordinance indicates that this estimate is fairly realistic. In reviewing these impacts, it's important to realize that demand to construct new, legal second units is not high in Redwood City. The City only receives 10 -15 second unit applications a year, and the impacts are minimal. Issues A. PARKING REQUIREMENTS One of the major constraints to legally constructing accessory units is meeting the parking requirements. In fact, many of the existing illegal second units are deemed "illegal" because they can't meet the required parking. Most of these illegal units are in the Friendly Acres, Centennial, Central, Ampex, and Roosevelt Neighborhoods. Cars normally park on the street and/or in the driveway since these illegal units don't have sufficient parking. Currently, three off-street parking spaces are required for properties with accessory units (two for the main unit and one for the second unit). For those homes originally built with just a one-car garage, staff has only required two parking spaces (one for the main unit and one for the second unit). The parking requirement throughout the City (since the mid 1950's) is two covered spaces per residential lot. Depending on the number of spaces currently on the property, the parking space for the accessory unit may have to be covered (either with a garage or carport). The Zoning Ordinance requires that two-thirds of all required parking spaces must be covered. For example, if there is already a two car garage (Le., two covered spaces), then the third parking space for the second unit can be uncovered. However, if one or more parking spaces on the property is not within a garage or carport (Le. uncovered parking space), then the third space for the second unit will have to be covered. The City does not count any parking space within the front yard garage setback (the first 20 ft. of the driveway), and within the side yard setback, (usually 6 ft.) as meeting the parking requirement. The intent of this law is to make the street frontage more attractive 1 Staff selected a random sample of 323 parcels which had the following characteristics: zoned residential, had a single-family home, were owner occupied, and had at least 6000 sq. ft. (minimum R-1 lot area). The lots were then examined using aerials and site visits to determine if they could accommodate a third parking space not within the required 20-ft. garage setback. 2 > "~>--,-> > >~ T »