welcome to syveast
Informational Brochure about "granny flats"
- Megan Bosko, job description
- Allison Caughill, job description
- Chip Fenenga, Teacher
- Recently a state of California Law was passed that allows building a "granny unit" on property. These 2nd Residential units have some restrictions based on location and zoning. EAST students Allison Caughill and Megan Bosko have worked with the City of Solvang, designing information that allows prospective property owners one-stop information about this possibility. As the population increases and increasingly ages, people are looking for solutions and this option is a valuable one for some people. The goal is to provide information to make this option easier to understand...
- The students have...
- Adobe Photoshop: Editing pictures
City Ordinance:
11-12-4: SECOND RESIDENTIAL UNITS:
A.Purpose And Intent: The purpose of this section is to establish procedures and standards for second residential units. The intent is to encourage a more efficient use of single-family districts where because of the decrease in household size as a result of changing social patterns, existing housing resources are being under utilized. Second residential units provide housing opportunities for seniors, for disabled, or for healthcare or domestic service persons providing substantial service to the property owner who resides on the real property without adversely impacting such areas. The intent is also to ensure a safe and attractive residential environment by promoting high standards of site development to preserve the integrity of single-family areas.
B.Submittal Requirements: In addition to such other information as the city may require administratively, the following information shall be submitted:
1. A floor plan drawn to scale of the principal structure and the second residential unit.
2. Evidence that one of the structures, either the principal residence or the second unit is or will be owner occupied.
3. Evidence that water and sewage services are available for the second residential unit by can-and-will serve letters where appropriate.
C.Density/Lot Size:
1. The minimum lot size on which second residential units may be placed shall be ten thousand (10,000) square feet.
2. No more than one second residential unit shall be permitted on any one lot.
D.Development Standards: The following standards shall apply:
1. The second residential unit shall be consistent with the provisions of the applicable zoning district and the goals and policies of any applicable comprehensive plan. Pursuant to Government Code section 65852.2(a)(4), the city finds that second residential units are consistent with the allowable density and the general plan and zoning designation provided the units are located on properties with R-1 or E-1 zoning designations, and shall not be permitted as a matter of right in any other zoning designation.
2. The lot contains an existing single-family detached unit at the time an application for a second residential unit is submitted.
3. The owner of the lot shall reside on said lot, in either the principal structure or in the second residential unit.
4. The floor area of the second residential unit shall not exceed six hundred (600) square feet, or the smallest area allowed by state law, whichever is greater.
5. The principal structure as well as the second residential unit shall be in compliance with the minimum standards of California Administrative Code title 24, the uniform building code, uniform plumbing code, uniform housing code, uniform mechanical code and the national electrical code, as adopted and modified by the city, applicable to the building, when built 1 .
6. A second residential unit shall not be permitted on a lot in addition to a guesthouse or similar structure, including, but not limited to, artist studios or cottages. If a second residential unit has been approved on a lot, a guesthouse or similar structure may not subsequently be approved unless the second residential unit is removed.
7. The second residential unit shall contain separate kitchen and bathroom facilities.
8. Both residential units shall be equipped with approved smoke detectors conforming to the uniform building code standards, adopted in section 10-2A-1 of this code, mounted on the ceiling or wall at a point centrally located in an area giving access to rooms used for sleeping purposes.
9. In addition to the required parking for the principal structure, a minimum of one off street parking space located in a private garage shall be provided for the second residential unit. The requirement for the garage can be waived if the city council, on appeal, finds that the parking space can be provided outside of the front yard and screened from view from the public street. The additional parking shall be provided as specified in the base district and in chapter 11 of this title.
10. The second residential unit must be served by city water and sewer.
11. Prior to approval of a permit for construction of a second unit, staff shall review the design, materials and color of the exterior of the second residential unit and shall find them to be compatible with the principal structure, and to conform to the existing scale and character of the neighborhood if any change or addition is proposed.
12. Upon approval of a second residential unit on a lot, the lot shall not be further divided unless there is adequate land area to divide the lot consistent with the applicable general plan and zoning designation.
13. The owner-occupant shall sign a recorded agreement with the city requiring that the owner reside on the property. If the owner moves from the subject property, the use of the second residential unit shall be discontinued and converted into a portion of the principal structure. Upon resale of the property, the new owner shall reside on the property or the use of the second residential unit shall be discontinued and converted into a portion of the principal structure.
14. The planning director may add other conditions as necessary to preserve the health, safety, welfare and character of the single-family neighborhood.
15. Where there are conflicts between the standards set forth in this section and those set forth in the specific district regulations, the provisions of this section shall prevail.
16. Second residential units must conform to all of the setback regulations set forth in the applicable district for dwellings.
E.Findings Of Approval: In addition to the findings under section 11-16-2 of this title, prior to the approval of any second residential unit, the planning commission shall make all of the following findings:
1. All provisions of this section and the specific district regulations have been met and the second residential unit will not be detrimental to the health, safety and general welfare of the community.
2. The second residential unit is compatible with the design of adjacent residences and the surrounding neighborhood and will not cause excessive noise, traffic, parking or other disturbances to the existing neighborhood or adversely affect public services and resources, including water supply, fire protection and sewage disposal.
3. Provisions for on site parking are adequate for existing and proposed uses.
4. The second residential unit does not detract from the privacy of the surrounding residents.
5. The proposed second residential unit is consistent with the goals and policies of any applicable general plan, except as otherwise provided in this section.
F.Appeals: The decisions of the planning director in approving, conditionally approving or denying applications for attached or detached second residential units are final, subject to appeal to the city council in accordance with procedures set forth in title 1, chapter 6 of this code.
G.Revocation: As provided in subsection 11-16-2J of this title. (Ord. 03-227, 5-27-2003)
