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