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3.A - Page 8 of 23 <br />the City counts attached and detached ADUs towards the overall lot coverage, but exempts detached <br />ADUs from the rear yard lot coverage requirement. <br />Recommendation: Exempt all ADUs from all lot coverage requirements <br />Adoption Procedure <br />The City's ordinance regulating ADUs no longer meets State law. Therefore, all ADU review and approvals <br />presently revert to State regulations. Below are options to consider in adopting an ADU Ordinance <br />Amendment: <br />A. Adopt an ADU Ordinance Amendment by Urgency Ordinance, which would require one ordinance <br />hearing at a City Council meeting and the City's ordinance would be effective immediately upon <br />adoption. <br />B. Adopt an ADU Ordinance Amendment by standard adoption procedure requiring Planning <br />Commission review and then two City Council meetings — one for ordinance introduction and one <br />for adoption and the ordinance would be effective 30 days after adoption. <br />C. Adopt an Urgency Ordinance, and also follow the standard ordinance adoption procedure <br />(Planning Commission review and then two readings before the Council). <br />Considerations: State law could allow detached two story ADUs of up to 1,000 square feet at 28 feet tall <br />at four feet from the side and rear property lines without adopting a local ADU ordinance. To date, the <br />City has Spending building permit applications on file, all of which are single -story ADU conversions. There <br />are also 2 pending Architectural Permit applications submitted prior to January 1, 2020. Staff has received <br />a number of inquiries from residents interested in pursuing second -story ADUs and are awaiting further <br />clarification from the process of updating the City's ADU ordinance. <br />icabilitv of Future ReL-ulations & Architectural Permits on file prior to January 1. 2020 <br />The State law requires a ministerial review process in which the City would have 60days to review a <br />building permit for construction of, or conversion to an ADU. Unlike certain planning entitlements, <br />building permits only vest once they are approved and issued. Building permits may go through several <br />rounds of review and redesigns prior to approval. Property owners often enter into contract with design <br />professionals and incur expenses including design expenses well before submitting plans to the City. As <br />previously noted, there are currently 8open building permit applications for ADUs, all of which are for <br />conversions. There are also two Architectural Permits on file that were submitted prior to January 1, <br />2020, one of which is a second -story ADU over a detached garage and the other a second -story attached <br />ADU. <br />Recommendation: Propose a project applicability date for the City's ordinance. For example, <br />propose that any application submitted to the City prior to the adoption of the City's ADU <br />ordinance be allowed to proceed under State law regulations. <br />Future Legislative Updates <br />The State Legislature has been increasingly active in updates to laws governing ADUs. Some aspects of <br />recently -passed laws are not clear and placeholder or "spot" bills have been introduced in 2020 to clarify <br />provisions of ADU laws passed in 2019. It is not yet known what topics those bills will address and whether <br />Page 8 of 10 <br />City of Redwood City 1017 Middlefield Road, Redwood City, CA. 94063 Tel: 650-780-7000 www.redwoodcity.ore <br />