sheridan planning commission regular meeting
TRANSCRIPT
ADUUpdate
City Council Work Session
January 27, 2020
6:00 p.m.
Review: What is an ADU?• An Accessory Dwelling Unit (ADU) is a smaller, independent
residential dwelling unit located on the same lot as a stand-alone single-family home.
Review: What is an ADU?
• An ADU is a residential unit built on the same lot as an existing single-family home.
• An ADU is commonly referred to as a granny flat or in-law quarters.
• ADUs provide complete living facilities, including a kitchen & bathing.
• An ADU may be attached to or detached from the primary home.
Review: What Can an ADU Look Like?
Types of ADUs:• Interior—ADUs are
housed within the main dwelling and typically consist of a converted basement or attic.
• Detached—ADUs are stand-alone structures.
• Attached—ADUs are built as additions to the main structure.
Review: Layout Options
Review: Standards for Consideration
Lot size Setbacks (space
between property line and ADU)
Parking
Architecture/design Front door location Height
Coordination with utilities and fire
districts
Review: Questions for Consideration
• Where should ADUs, if anywhere, be allowed in Sheridan?
• What kind of parking would be required?
• How large could ADUs be?
• What ADU forms would be permitted (e.g. basement, attached, detached)?
• Do we want to allow short-term rentals in ADUs?
Review: Progress with Planning Commission
• Last Council update was June 2019
• Held four educational/exploratory meetings with PC in fall 2019• August – Overview (same presentation as first Council update)
• September – Building Codes and ADUs (John Schumacher, CBO)
• October – Zoning, Lot Size, and Existing Housing Stock
• November – Rental Licensing & Short-Term Rentals
• Public Outreach• Dot-voting activity at National Night Out (August 2019)
• Dot-voting activity at Sheridan Celebrates (September 2019)
• Presentation to Sheridan Rising Together for Equity (November 2019)
What We Found: Public Outreach (2019)
National Night Out Sheridan Celebrates
What We Found: Building Code Regulations
Accessory Dwelling Units do not exist within the adopted codes.
A Dwelling Unit is defined as “a single unit providing complete independent
living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation.”
What We Found: Potential Code Difficulties
•Achieving required Fire Separation Distance while maintaining setbacks
•Separation of existing utilities to provide independent service to each unit
•Potentially insufficient capacity of existing services to serve multiple units
•Maintaining required fire access to all structures
•Addressing issues
What We Found: Initial Referral Responses
Sheridan San. #2
• Currently no specific regulations
• Only in Residential (SF and SFLL)
• Separation of utilities from existing dwelling unit (independent service to each unit)
Tri-County Health
• Capacity and performance of Onsite Wastewater Treatment Systems (OWTS)
• Amendments to help make building ADUs more accessible
Valley Sanitation
• Garages, Detached and Attached ADUs: separate sewer service line installation (currently $1,000 for residential connection)
• Basement ADUs: neutral on need for separate sewer service line
Xcel Energy
• Public Service Company of Colorado’s (PSCo) Right of Way & Permits Referral Desk determined:
• Conflict with one service per residential building
• Existing electric transmission lines and associated land rights (to be reviewed by Siting and Land Rights Department upon final submission)
What We Found: Pre-Approved Designs for ADUs in Other Cities
Source: City of San Diego
What We Found:Sheridan Subdivisions
• 1887 – Sheridan
• 1888 – Sheridan Subdivision
• Unknown – Town of Sheridan
• 1936 – Boulevard Gardens
• 1954 – Sheridan Hills
• 1955 – Sheridan Hills (+2nd
Addition)
• 1960 – Knollwood
• 1962 – Rose Gardens
• 1963 – Valley View Heights
What We Found: Housing Characteristics• Approximately 2,621
housing units in Sheridan 2,487 are Occupied (94%)134 are Vacant (6%)
• Approximately 53% are owner-occupied and 47%are renter-occupied
• Sheridan has a variety of architectural styles and building forms, but the “typical” Sheridan house is a single-story ranch
(Source: ACS 2013-2017 5-Year Estimates)
What We Found: Types of Units
1-unit, detached 1-unit attached 2 units 3-4 units 5-9 units 10-19 units 20 or more Mobile Home
50.6% .6% 1.2% 3.4% 3.4% 9.1% 17.9% 8.5%
1,326 17 32 90 90 239 468 222
“Missing Middle” housing types
Civic Center
• Zoning: RES-SF
• Height restriction: 35 feet
• Accessory building height maximum: 15 feet
• Accessory setbacks:
• 5 feet (rear and side)
• All buildings including accessory structures, shall not cover more than 35% of the total area of any lot
What We Found: Examples
Civic Center – Average Lot
• Lot size: 7,579 sf
• Lot notes:
• Basement: 988 sf
• First floor: 1,436 sf
• Covered Porch: 340 sf
• Out bldg: 720 sf
• Total building coverage: 2,496 sf (32.9% coverage)
• Remaining lot coverage left to develop: 159 sf (2.1% remaining coverage)
• Proposed ADUs:
• Basement (conversion)
• Attached ADU (conversion)
• Detached ADU (conversion)
What We Found: Examples
32.9%
32.9%
What We Found: Licensing and Short-Term Rentals
• Sheridan has 5 properties conducting short-term rentals (Source: Airbnb, VRBO)• Other cities have explored partnerships for ADU implementation
• Possible partnership with Sheridan Housing Authority• West Denver Single-Family Plus (WDSF+)
• Free assistance and consultation for eligible property owners• Habitat for Humanity – Exploring ADU partnerships
Next Steps:
• Metro Mayor’s Caucus ADU workshop on Wednesday
• Upcoming Planning Commission Study Sessions• February 5th, review/discuss draft outline
• March 4th, April 1st, May 6th begin drafting ordinance
• Joint session (PC/CC) sometime in May or June 2020
• Depending on revisions and discussion, possible hearing/approval at City Council by end of summer 2020