San Carlos Accessory Dwelling

In the draft Housing Element, the City of San Carlos will promote the develocraftsman-exteriorpment of second dwelling units (SDU) to increase housing opportunities. Some of the incentives for secondary dwelling units include encouraging local agencies, districts and utility providers to reduce hookup or other fees to facilitate the development of second units.  The City also aims to modify some of the second unit development standards, such as eliminating the 400-foot distance standard currently required between secondary dwelling units.  Another progressive goal for the city is identifying possible sources of funding for secondary dwelling units and “research potential funding sources for remodels of existing homes to create an autonomous second unit within the existing structure”.   The city will also continue to promote the amnesty program to legalize existing unpermitted second units.

Here are a few of the current requirements related to second dwelling units in San Carlos, though we recommend you review the zoning ordinance for the most accurate definition, requirements, variances and exceptions:

  • Attached SDU may be 30% of the home’s square-feet in area up to a 1,200 square-foot maximum. Detached SDU is limited to 640 square-feet maximum.
  • A Detached SDU must have a minimum of five feet from all side and rear lot lines. Detached SDU may be located in the rear one half of the lot and have a second floor element only if located over a detached garage.
  • Maximum height is 15’ unless located over a garage, bringing the height limit to 28’.
  • A tandem parking space may also be used to meet the parking requirement for the second dwelling unit, providing such space will not encumber access to a required parking space for the primary single-unit dwelling

Second units are not allowed if there is another second dwelling unit within 400 feet measured from nearest edge of the lot line of each respective or proposed second dwelling unit. However, the homeowner can obtain a waiver for this restriction.  Two other waivers related to the SDU are for the 5’ setback requirement (only for SDUs created prior to January 1, 2003) and window and door openings.

Verify with the Planning Division to confirm your requirements in your zoning district. Learn more about transforming your home by learning about our process, or contact us today if you are interested in building your own second dwelling unit, carriage house or other home project.

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Have any questions? We are available to discuss your goals & ideas. There’s no fee or commitment. To request a time for a call, just click here and tell us when to call you.

Carriage Houses and Second Dwelling Units of San Ramon

The City of San Ramon is seeking to amend their development standards to encourage more second dwelling units.  According to their housing element, the city will revise the zoning ordinance to facilitate second unit development.  Specifically, 50 second dwelling units within the 2014-2022 housing element planning period.

What qualifies as a second dwelling unit per the city’s standards? Although the terms are used somewhat interchangeably in the city’s planning code, a carriage house is a type of second unit located on an upper floor above

Carriage House
Carriage House

the detached garage of a single family dwelling.   A second dwelling unit is the comprehensive term.  According to the city’s definition, a second dwelling unit is:

“A second permanent dwelling that is accessory to a primary dwelling on the same site.  A second unit or carriage house provides complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, sanitation, and parking, and if attached to the primary dwelling, is provided exterior access separate from the primary dwelling.”

Here are a few of the requirements related to second dwelling units in San Ramon, though we recommend you review the zoning ordinance for the most accurate definition, requirements, variances and exceptions:

  • Whether it’s attached or detached, second dwelling can range from 350 – 1,200 sq ft, but no larger than 35% of main house (whichever is less)
  • If attached, setback min is 15’-0”, but if detached, this reduced to 7’-0”
  • Maximum height is 35’-0”
  • New address assignment is required
    • Separate water meter is required for a new address
  • Must pay sewer connection fee and school district fees
  • 1 additional parking is required
  • No design review if the dwelling is a single-story structure, but must pay a $300 fee for a 2-story unit

Verify with the Planning Division to confirm your requirements in your zoning district. Learn more about transforming your home by learning about our process, read our client stories or contact us today if you are interested in building your own second dwelling unit, carriage house or other home project.

You can sign up and use the New Avenue system for free here: Get Started

Have any questions? We are available to discuss your goals & ideas. There’s no fee or commitment. To request a time for a call, just click here and tell us when to call you.

Benefits of Multigenerational Living

How can seniors remain out of care facilities longer? How can you remain closer to your parents without the expensive cost of finding a home near seniorcarearizonayours? The answer you’re looking for may be a multigenerational dwelling—adding on to your existing home to better accommodate your needs. More people are entering old age than ever before and because of this, multigenerational homes have gained in popularity. As seniors age, they and their families are faced with difficult decisions of how to provide the best care possible. Ideally, seniors would love to remain in their own homes, but there a number of reasons this sometimes isn’t possible. Most commonly money is an issue, waning health, or loved ones living too far away in case of an emergency. The next best option to living alone is living with their children or other immediate family members.

According to “Aging alone in America,” written by NYU professor Eric Klinenberg, one third of older Americans are choosing to remain independent. With medical advancements and healthier lifestyles, living alone is a possibility and living with a family member is not the burden it used to be. As people grow older, living in a familiar place, with those they love, helps alleviate depression or disorientation that can occur in aging facilities. Furthermore, with multigenerational living you can avoid the guilt and long-lasting arguments that frequently occur when parents are forced into homes they do not want to be in. Unlike much of the rest of the world, Americans tend to live separate from their elders. This can often be perceived by older people as pushing them away or not wanting to deal with them. With the recent economy shift, however, young people are commonly staying in their parents’ homes longer and older people are moving back in with their children. How European of us!

Beyond the obvious cost benefits, living at home can help your parents remain healthy, both physically and emotionally, by keeping with a routine. Housekeeping, yard work, and cooking are all forms of physical and mental exercise that patients do not receive in places like assisted living centers. Once people have been retired for quite some time, they often lose the routine that kept them healthy. Doing small things around the house to keep active can help reduce what is called aging atrophy, eventually leading to a greater dependence on those around them. With your parents in a suite attached to your house, they can perform the cleaning duties or homecare activities you might not have time to do yourself. It’s a win-win for everyone.

Lastly, living in a familiar place allows seniors to more easily control their environments. The house can be as clean as they like and they are able to decide which people they want to see, if any. At facilities, residents are required to see nurses, other residents, and sometimes other residents’ families. As always, if your loved one begins to require too much care to healthily live with, you should look into home-health services or other living options. Aging can often be a time of making major decisions, but keeping parents close can hopefully alleviate some of that stress.

Jacob Edward is the manager of both Prime Medical Alert and Senior Planning in Phoenix, Arizona. Prime Medical Alert allows seniors to stay in their homes longer and is one of the leading suppliers of Arizona medical alerts. In his spare time, Jacob enjoys dining out and supporting his alma mater Arizona State’s Sun Devil sports teams. Jacob lives in Tempe, Arizona.

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Have any questions? We are available to discuss your goals & ideas. There’s no fee or commitment. To request a time for a call, just click here and tell us when to call you.

 

New Avenue is treating you to 2 open houses!

Haunted Eco-House, Palo AltoHalloween-21

Friday, Oct. 31 – 4:30p-8:30pmJoin us for a fun time at the Eco House, now the Haunted Eco-House this Halloween! Next to the Lucie Stern Complex by the Girl Scout House, staff will be on-hand to tell the story behind the modular house, and giving away treats to trick-or-treaters and to anyone interested in taking a look at what a small space can offer. Everyone is invited. Please RSVP so we can be ready with the treats! The location is 1120 Hopkins Avenue, Palo Alto, CA 94301 Here is a map. http://goo.gl/r7hjgI

Music Studio Open House, Berkeley
Sunday, Nov. 2nd – 12:00p-2:00pm

Join us for an open house of a beautiful 438 square foot music studio in Berkeley that’s in mid-construction! This is a private residence, so please RSVP below. We will email the address to you a couple of days before the event.

Admission is free for both events!

RSVP here!

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Have any questions? We are available to discuss your goals & ideas. There’s no fee or commitment. To request a time for a call, just click here and tell us when to call you.

In-Law Studios: A Creative Housing Solution for San Francisco

In-Law Unit
In-Law Unit

Grappling with their affordable housing crisis, the City of San Francisco is evaluating this pressing issue from many different angles. One unique solution is encouraging the development of accessory dwelling units (also commonly known as secondary dwelling or in-law units).   Recently, the Board of Supervisors passed two pieces of legislation that now supports this type of housing:

First, Supervisor David Chiu’s ordinance grants legal status to existing illegal units built before January 2013. The ordinance also prohibits the costs of legalization from being passed through to the tenant.  Recognizing the existing illegal units can potentially add anywhere between 30,000 to 50,000 units to the City’s housing stock.

The second recently passed ordinance was Supervisor Scott Wiener’s legislation that legalizes the new construction of accessory dwelling units in District 8, primarily the Castro neighborhood. Density and other planning code requirements are waived to support the development of in-law units. To ensure these accessory dwellings meet the City’s goals of offering these units as additional affordable housing options, the Planning Department will monitor the rents and publish a report evaluating the effectiveness of the ordinance.  Other requirements  include:

  •  limiting the maximum square footage to 750 square feet
  • the units must be built within the existing building envelope
  • for buildings that have less than 10 existing dwelling units, only one in-law unit is permitted
  • buildings with 10 or more units are permitted to have up to two in-law units

Now, Wiener is proposing yet another piece of creative legislation to spur the increase of in-law units. His legislation would allow property owners who are mandated to do seismic work on their buildings to add in-law units within their soft-story buildings. This provides an opportunity for the property owners to earn additional rental income that will make the necessary retrofits viable.

As stated in San Francisco’s Housing Element, the housing market continues to be tight and housing costs are beyond the reach of many households. In-law units in existing residential buildings represent a simple and cost-effective method of expanding the City’s housing supply. Click here to learn more about San Francisco’s planning code for accessory dwelling units.

If you are interested in pursing your own accessory dwelling units, reach out to New Avenue at 855-5NewAve or email info@newavenuehomes.com.

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Have any questions? We are available to discuss your goals & ideas. There’s no fee or commitment. To request a time for a call, just click here and tell us when to call you.

Redwood City Considers Updates to Regulations on In-Law Studios

Redwood City
Redwood City

Redwood City is working hard to make it easier for homeowners to build an accessory dwelling unit (ADU), encouraging public participation as they consider potential changes to current regulations.   Based on public comment and input from Planning Commission and City Council from recent study sessions, staff is now considering the following recommendations:

  • Allow the ADU parking space to be in the front, side and rear yard or tandem in the driveway
  • Decrease setbacks from 20 feet to 6 feet for one-story units but remain 20 feet for two-story buildings
  • Allow homeowner residency in either the ADU or main house, as opposed to restricting the homeowner to living in the main house only
  • Increasing the height limit to 20 feet for detached units, and maintaining the 2.5-story height limit intact for attached ADUs
  • Increase allowable number of bedrooms from one to two for properties greater than 10,000 square feet
  • 10 percent lot coverage bonus if the ADU is provided as housing for the elderly or individuals with special needs

There will be at least one additional Planning Commission meeting allowing for public comment and any final recommendations will be discussed during a public City Council session.

As the leading expert for accessory dwellings, New Avenue is excited that these discussions are taking place in Redwood City. To learn more, visit at www.redwoodcity.org/adu

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Have any questions? We are available to discuss your goals & ideas. There’s no fee or commitment. To request a time for a call, just click here and tell us when to call you.

Building Accessory Dwellings in Santa Cruz, California

1024px-Downtown_santa_cruz,_cropped

Once known as “Surf City” Santa Cruz is home to a moderate climate, the natural beauty of its coastline, redwood forests, alternative community lifestyles, and socially liberal leanings makes Santa Cruz an ideal place to pursue the tiny-living movement.

As for regulations for the construction of second units/ accessory dwellings in Santa Cruz, they are classified into two categories of urban or rural. Urban second units are located within the the Urban Services Line while the Rural second units are located outside the Urban Services Line. Furthermore within these two classification of Urban and Rural there is another sub-divider of being attached to a public sewer or without a public sewer. After this level of segregation, the size of you secondary unit/ accessory dwelling depends on your certified parcel square footage/acreage calculation prepared by a licensed Civil Engineer or Land Surveyor.

Further information can be found here at the county of Santa Cruz or this link.

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Have any questions? We are available to discuss your goals & ideas. There’s no fee or commitment. To request a time for a call, just click here and tell us when to call you.

Little Atherton’s Big Housing Market – How Small Homes Strike a Balance

An unincorporated area of San Mateo County, the tiny town of Atherton has a major market for mansions.  In fact, Atherton is Atherton, CAreportedly the most affluent zip code in the nation and is home to Silicon Valley’s tech darlings like Facbook’s Sheryl Sandberg and Google’s Eric Schmidt.  For this reason,  Planning for the required number of housing units has proved especially difficult for this Peninsula community with their limited space for new construction.  By utilizing the expansive lots and existing infrastructure of their single family homes, these accessory dwellings are a practical solution.  Other benefits of these small homes include the valuable opportunity for multigenerational living, supplemental income for owners and affordable housing for renters. Here are a few of the requirements related to accessory dwelling units in Atherton, though you’ll have to  review the municipal code for the most accurate definition, requirements, variances and exceptions:

  • The second unit shall not exceed 1,200 sq ft (doubled in 2010 from previous maximum of 600 sq ft)
  • May enroach into the side and rear yard setbacks by not more than twenty percent of the required setback
  • Maximum height is thirty feet
  • Parking requirements are 1 space per number of bedrooms in second unit

In addition, the owner must occupy either (or both) the main house or second unit.  Verify with the Planning Division to confirm your requirements in your zoning district. Learn more about accessory dwellings by learning about our process, read our client stories or contact us today if you are interested in building your own backyard cottage.

You can sign up and use the New Avenue system for free here: Get Started

Have any questions? We are available to discuss your goals & ideas. There’s no fee or commitment. To request a time for a call, just click here and tell us when to call you.

Chicken Coop or Cottage?

What’s in YOUR backyard?

Do you have an old garden, incessant blackberry bushes, or perhaps a chicken coop?

Chicken Coop
Chicken Coop

Dennis’ mother was happy with their decision and although she wanted a cozy space and a rustic style, even the chickens didn’t care for the coop that had no chance of being repaired.

Formerly a plant dealer and always a green thumb connoisseur, Lisa used the art of gardening to arrange succulents, agave, trees, shrubs, and potted flowering plants along mazy, pebbly paths.

They decided to nest into the luscious landscaping a 600 sf one bedroom, one bathroom, L-shaped small home with a living/kitchen area and a gable roof and loft.  Take a peek at the transformation in action by visiting the client’s story page.  Also, click on the floor plans and loft below for a close-up look at the details of the design.

Loft
Loft
Floor Plans
Floor Plans
Elevations
Elevations

Now Dennis and Lisa have their beautiful new cottage….

El Cerrito Cottage
El Cerrito Cottage

 

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and a great new alarm system:

 

Beware - cute chihuahua
Beware – Super cute chihuahua

Continue reading “Chicken Coop or Cottage?”

Menlo Park addresses Housing by making it easier to build Accessory Dwelling Units (ADUs)

  Menlo Park took this opportunity to meet their RHNA of 655 dwelling units by concurrently amending their ADU ordinance. Now it’s easier for residents to build a backyard cottage!  Some of the adopted regulations include:

  • Reducing the required interior side setback to five feet
  • A maximum size of 640 square feet but may be built up to 700 square feet to allow access for disabled residents
  • Increasing the maximum height to 17 feet
  • Allowing parking in required front and interior side yards
The ordinance was adopted on May 13, 2014 and became effective on June 13, 2014.  Visit the City of Menlo more information on the revised zoning code, and for a copy of the amendment, click here.  We look forward to seeing more backyard cottages, in-law studios, private home spas, guest houses, music rooms, art studios and more!
erin
Erin’s In-Law Studio photo credit: Scott Kline
New Avenue did a project in Menlo Park not too long ago. Check out Erin’s story.

You can sign up and use the New Avenue system for free here: Get Started

Have any questions? We are available to discuss your goals & ideas. There’s no fee or commitment. To request a time for a call, just click here and tell us when to call you.