HomeMy WebLinkAbout2013 10 15 Other, Packet presented by Attorney Allison Yurko Date: October 15, 2013
This package of documents was discussed
during the October 15, 2013 Planning and
Zoning Board/LPA Regular Meeting on October
15, 2013 .
Accessory Dwelling Unit
(ADU )
• Subordinate to the principal
dwelling
• Separate egress/ingress
independent from principal
dwelling
o Exists and opens to interior
hallway, exterior patio area
• May be attached or detached from
principal dwelling
• On same parcel
• Complete independent living facilities
for one or more persons, including:
o Provisions for Living
• Large multi-purpose/ playroom
• Hallway flows to open kitchen area,
bedrooms
o Sleeping
• Master bedroom
• "Craft" room with closet, easily converted
to second bedroom
o Eating
• Open space and "multi-purpose" room
around "wet bar" creates opportunity for
open eat-in kitchen
o Cooking
• Electrical outlets
• Cabinetry in "wet bar"
• Sink in "wet bar"
o Sanitation
• Full bathroom facilities
• Washer/dryer
" Provisions for Cooking"
• No requirement fora "kitchen"
• No requirement for 220 volt stove
• Many people rely on a
microwave !
• No requirement for a firewall
• What prevents them from fully
equipping this later?
• Will they be able to get property
insurance ?
Site Analysis.
• Only have 7 feet from edge of
roof overhang and fence line
o Drainage issue?
• Significant increase in intensity of
use
o 40% Impervious Requirement met?
•Visual impact
o Will have at least 2 more cars,
possibly motorcycle
• Noise
• No area to park
• • Have 2 families living in a single
family home
Neighborhood/City Impact
• Precedent for neighborhood, city
• Creates "duplex" situation, not
single family residential
• Reduction in surrounding
property values
• Chilling Effect" on sales
• Could condition a subsequent
CUP approval on no leasing-but
enforcement will be difficult
• What happens when this family
sells?
Table of Contents
1 . Section 6-85 of Code
2 . Section 20-5 of Code/and
Section 20-33 of Code
3 . Lot Layout
4 . Photos
Sec. 6-85. -Accessory dwelling units.
An accessory dwelling unit (ADU) is an ancillary or secondary dwelling unit that is clearly
subordinate to the principal dwelling,which has a separate egress/ingress independent from the
principal dwelling, and which provides complete independent living facilities for one (1) or more
persons and which includes provisions for living, sleeping, eating, cooking, and sanitation. It is
located on the same parcel or lot as the principal dwelling and shall be subject to the required
setbacks of the principal structure and may be either attached to or detached from the principal
dwelling. Accessory dwelling units (ADUs)must conform to the following standards:
Accessory dwelling units(ADUs)must conform to the following standards:
(a) Zoning district. A property owner may request a conditional use approval to allow one(1)
accessory dwelling unit in any of the following zoning districts:
R-1AAA Single-Family Dwelling District
R-Cl Single-Family Dwelling District
R-1M and R-1A One-Family Dwelling District
R-1 One-Family Dwelling District
Planned Unit Development District
(b) Existing development on lot. A single-family dwelling shall exist on the lot or will be
constructed in conjunction with the ADU.
(c) Location.The ADU may be attached to or detached from the principal dwelling.
(d) Owner occupancy required; declaration of restrictions. The property owner shall occupy
either the principal structure or the ADU. Prior to the issuance of a building permit for
construction of an ADU, an applicant shall record in the public records of Seminole
County a declaration of restrictions containing a reference to the legal description of the
property and the deed under which the property was conveyed to the present owner
stating that:
(1) The ADU shall not be sold or conveyed separate from the principal residence;
(2) The ADU is restricted to the approved size;
(3) The use permit for the ADU shall be in effect only so long as either the principal
residence or the ADU is occupied by the owner of record as their principal
residence;
(4) The declarations shall run with the land, shall be binding upon any successor in
ownership of the property and that noncompliance shall be cause for code
enforcement and/or revocation of the conditional use permit;
(5) The deed restrictions shall only be removed with the express, written approval of
the city, but shall lapse upon removal of the accessory unit;and
(6) The ADU shall not be used for commercial purposes other than being leased for
residential purposes.
(e) Number of ADUs per lot or parcel. Only one (1) ADU shall be allowed for each lot or
parcel.
(f) Setbacks. The ADU shall meet the front, side and rear yard regulations for the zoning
district in which it is located.
(g) Building height and stories. The ADU shall meet the building height regulations for the
zoning district in which it is located.
((h) L t coverage. The sum of the principal dwelling and the ADU shall meet the lot coverage
egulations for the zoning district in which they are located.
(i) Parking and access. A minimum of one (1) parking space shall be provided on-site for
the ADU in addition to the required off-street parking spaces required for the principal
residence.The ADU shall be served by the same driveway as the principal dwelling.
(j) Water and wastewater services. An ADU is required to connect to the central water and
sewer system where available. An ADU may be separately metered for utilities subject to
all applicable ordinances and utility policies. Where central water and sewer service is
not available, the septic system and well shall meet the capacity requirements.
(k) Other code requirements. The ADU shall comply with all applicable building codes.
of size, minimum; principal residence minimum.A minimum lot size of six thousand six
i) x
hundred (6,600) square feet is required and the principal residence shall be a minimum
of one thousand three hundred fifty(1,350)square feet of air conditioned area.
(m) nit size. The living area of the ADU shall be a maximum of thirty(30) percent of the air
conditioned area of the principal residence or eight hundred (800) square feet,
whichever is less. However, the ADU shall contain no less than four hundred (400)
square feet of air conditioned area. ADUs that utilize alternative green construction
methods that cause the exterior wall thickness to be greater than normal shall have the
unit square footage size measured similar to the interior square footage of a traditional
frame house.
(n) Design. The ADU shall replicate the design of the principal dwelling by use of similar
exterior wall materials, window types, door and window trims, roofing materials and roof
pitch.The design is subject to the minimum community appearance and aesthetic review
standards to ensure residential compatibility and harmony(see section 9-600 et. seq.).
(o) Privacy. Privacy and screening of adjacent properties is of utmost importance in the
orientation of the ADU. Entrance and windows of the ADU shall face the interior of the lot
and/or public street as much as possible. Windows which do face the adjoining property
shall be designed to protect the privacy of neighbors. Landscaping shall be used to
further provide for the privacy and screening of adjacent properties.
(p) Expiration.As with all conditional use approvals, if a building permit has not been issued
within two (2) years for the ADU, the approval becomes null and void (see section 20-
36).
(q) ,�ipproval process. The conditional use/aesthetic review approval of an ADU is subject to
a Elie--hear+ng. A notice will be sent to all property owners within one hundred fifty
(150) feet of the subject T o_ ronerty. An ADU will not be approved if prohibited by the
declarations, covenants, conditions and restrictions of a homeowners' association. The
city commission may impose reasonable conditions of approval to the extent deemed
necessary and relevant to ensure compliance with applicable criteria and other
applicable provisions of the city code and comprehensive plan (see section 20-27 and
section 20-33).
Sec. 6-86.-Screen enclosures/rooms.
(a) Definition. For purposes of this section, the term "screen enclosure" shall mean an
enclosure consisting entirely of screen mesh, except for minimum essential structural
framework required for its support. The term "screen room" shall mean an enclosure
consisting of walls of insect screening with or without removable vinyl or acrylic wind
break panels, and a roof of insect screening, plastic, aluminum or similar lightweight
material.
(b) Setbacks. The screen enclosure/room shall meet all code requirements for front and
side yard setbacks which are applicable to the subject property. Notwithstanding any
other applicable rear setback requirement, the screen enclosure/room shall not be
located any closer than seven(7)feet from the rear property line of the subject property.
On lakefront property, no screen enclosure/room shall be located any closer than
twenty-five (25) feet from the shoreline, as determined by the existing or established
high-water control level.
Municode Page 7 of 8
Sec. 20-3. - Purpose.
In their interpretation and application, the provisions of this chapter shall be the minimum
requirements to promote the public health, morals, safety and general welfare; to conserve the
taxable value of land and buildings and to protect the character and maintain the stability of
residential, business and industrial areas within the city and to promote the orderly and beneficial
development of such areas. Among other purposes, such provisions are intended to provide
adequate light, air, privacy and convenience of access to property, to avoid undue concentration of
population by regulating and limiting the height and bulk of buildings; the size and open spaces
surrounding buildings; to establish building lines; to divide the city into districts restricting and
regulating therein the construction, reconstruction, alteration and use of buildings, structures and land
for residence, business, industrial and other specified uses; to limit congestion in the public streets by
providing off-street parking of motor vehicles; and to define the powers of the administrative officers
of the planning and zoning board as provided herein.
(Ord. No. 44, §44.02, 1-8-68)
Sec. 20-4. - Scope.
This chapter is not intended to repeal, change, abrogate, annul or in any way impair or
interfere with the provisions of other laws or ordinances existing on the effective date of the ordinance
from which this section was derived, except those specifically repealed or any private restrictions
placed on property by covenant, deed or other private agreement. Where this chapter imposes a
greater restriction upon the use of buildings or land or upon the height of buildings or lot coverage, or
require greater lot areas, larger yards or other open spaces than are imposed or required by such
existing provisions of law or ordinance or by such rules, regulations or permits or by such private
restrictions, the provisions of this chapter shall control.
(Ord. No. 44, §44.03. 1-8-68)
Sec. 20-5. - Interpretation, purpose and conflict.
In interpreting and applying the provisions of this chapter, they shall be held to be the
minimum requirements for the promotion of the public health, safety, morals and general welfare of
the community. It is not intended by this chapter to interfere with, abrogate or annul any lawful
easements, covenants, or other agreements between parties; provided, however, that where this
chapter imposes a greater restriction upon the use of buildings or premises or upon the heights of
buildings, or requires larger open spaces than are imposed or required by other ordinances, rules,
regulations or by lawful easements, covenants or agreements, the provisions of this chapter shall
control.
(Ord. No. 44, §44,88 1-8-68)
Sec. 20-6. - Penalty.
Any person violating or failing to comply with the terms and provisions specified herein upon
conviction and at the discretion of the court may be fined, imprisoned or both as deemed appropriate
by the court. Each day that a violation is permitted to exist shall constitute a separate offense.
(Ord. No. 44, §44.87, 1-8-68; Ord. No. 367. §2, 5-11-87)
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4unicode Page 5 of 7
That approval of the variance will be in harmony with the general intent and purpose of
this chapter, and will not be injurious to the neighborhood or otherwise detrimental to
the public welfare.
(Ord. No. 2004-49, §2, 12-13-04: Ord. No. 2010-09, §2, 4-26-10)
Sec. 20-33. - Conditional uses.
(a) Any real property owner may file a conditional use application requesting a conditional use of
their real property providing the conditional use is listed in the applicable zoning district
category.
(b) The planning and zoning board shall be required to review all conditional use applications and
make a written recommendation to the city commission. Such recommendation shall include
the reasons for the board's recommendation and show the board has considered the
applicable conditional use criteria set forth in this section.
(c) Upon receipt of the planning and zoning board's recommendation, the city commission shall
make a final decision on the application. If the city commission determines that the planning
and zoning board has not made a recommendation on an application within a reasonable
period of time, the city commission may, at its discretion, consider an application without the
planning and zoning board's recommendation.
(d) All conditional use recommendations and final decisions shall be based on the following
criteria to the extent applicable:
1) Whether the applicant has demonstrated the conditional use, including its proposed
scale and intensity, traffic-generating characteristics, and offsite impacts, is compatible
and harmonious with adjacent land uses, and will not adversely impact land use
activities in the immediate vicinity.
(2) Whether the applicant has demonstrated the size and shape of the site, the proposed
access and internal circulation, and the design enhancements to be adequate to
accommodate the proposed scale and intensity of the conditional use requested. The
site shall be of sufficient size to accommodate design amenities such as screening,
buffers, landscaping, open space, off-street parking, and other similar site plan
improvements needed to mitigate against potential adverse impacts of the proposed
use.
--°, (3) Whether the proposed use will have an adverse impact on the local economy, including
governmental fiscal impact, employment, and property values.
(4) Whether the proposed use will have an adverse impact on the natural environment,
including air, water, and noise pollution, vegetation and wildlife, open space, noxious
and desirable vegetation, and flood hazards.
(5) Whether the proposed use will have an adverse impact on historic, scenic, and cultural
resources, including views and vistas, and loss or degradation of cultural and historic
resources.
(6) Whether the proposed use will have an adverse impact on public services, including
water, sewer, surface water management, police, fire, parks and recreation, streets,
public transportation, marina and waterways, and bicycle and pedestrian facilities.
(7) Whether the proposed use will have an adverse impact on housing and social
conditions, including variety of housing unit types and prices, and neighborhood quality.
(Ord. No. 2004-49. §2. 12-13-04: Ord. No. 2.010-09, §2. 4-26-10)
Sec. 20-34. - Waivers.
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