AgdaPkt 2019-08-26 Joint SA PFA - Laserfiche WebLink

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S.A. - Page 2336847 Second Story ADUs: • Reduce maximum heights for second -story ADUs above detached garages from 28 ft. to 20 ft. to limit height and mass, and to keep units secondary to the single-family home. • Limit portions of the ADU above garages to 280 sq. ft. • Prohibit all balconies and second -story decks on detached ADUs. • Restrict exterior stairs facing immediately adjacent neighbors. • Require opaque or clerestory windows when facing immediately adjacent side and rear neighbors. • Prohibit roof decks above accessory structures. One -Story ADU Incentives: • Reduce single -story rear setbacks from 10 ft. to 6 ft. to increase ADU production. • Exempt ADUs from a 50% rear lot coverage requirement to increase buildable footprint in the rear yard. • Allow replacement of detached garages into ADUs to ensure that new structures comply with setbacks, and to prevent two-story structures in the rear yard. • Increase ADA maximum size from 800 sq. ft. to 1,000 sq. ft. in order to incentivize construction. • Exempt one-story ADUs from the Hillside Ordinance to reduce further barriers to ADU construction. ANALYSIS The Planning Commission is recommending amendments that implement two strategies to address neighbor concerns: 1. Limit the size, height, and potential neighborhood impacts of two-story ADUs over garages 2. Incentivize construction of one-story ADUs Second Story Detached ADUs While the state ADU law (Government Code Section 65852.2) could be worded more clearly, staff interprets it as mandating that Redwood City allow construction of second story ADUs with 5 ft. side and rear setbacks above a garage, including existing detached garages with nonconforming setbacks. However, State law does not stipulate maximum height, maximum square footage, or privacy guidelines for second story ADUs, so that cities may tailor these regulations to fit local values, provided that the regulations do not prohibit or unreasonably burden ADU construction. Limiting Maximum Height of ADUs above Detached Garages In Redwood City, detached one-story ADUs are limited to 14 ft. in height while a second story ADU above a garage is allowed with a maximum height of 28 ft. (consistent with single-family homes). Some of the factors that determine the height of a structure include lot slope, drainage slope, floodplain, foundation systems, garage ceiling heights, ceiling joist thickness, building code requirements for habitable space ceiling heights, and roof slope (See Figure 2). Most second story ADUs could be constructed within a maximum allowable height of 20 ft. to 24 ft. with standard 8 ft. plate heights. 3 City of Redwood City 1017 Middlefield Road, Redwood City, CA. 94063 Tel: 650-780-7000 www.redwoodcity.ore 2215