2019-05-07 (City Council Staff Report)
TITLE: Initiation of a General Plan Amendment to Modify the San Tomas
Area Neighborhood Plan (STANP) to Incorporate by Reference
Standards for Accessory Dwelling Units (ADUs) to be Adopted by
Separate Ordinance in Order to Establish City-Wide Uniformity.
RECOMMENDED ACTION
That the City Council initiate a General Plan Amendment to modify the San Tomas Area
Neighborhood Plan (STANP) to incorporate by reference standards for accessory
dwelling units (ADUs).
ENVIRONMENTAL DETERMINATION
This action is not subject to the California Environmental Quality Act (CEQA) in that
Resources Code (PRC) § 21065. This notwithstanding, PRC § 21080.17 exempts the
adoption of an ordinance by a city or county to implement the provisions of Section
65852.1 or Section 65852.2 of the Government Code relating to the creation of
accessory dwelling units.
DISCUSSION
As directed by the City Council, the Planning Division has undertaken a comprehensive
update to the City's accessory dwelling unit (ADU) ordinance to conform to recent State
legislation and to generally ease regulatory burdens. The Planning Commission held
study sessions totaling 7 hours of public comment and discussion at its meetings of
March 12th and March 26th to discuss new ADU standards and requirements. A
summary of the Commission's consensus is included as Attachment 1.
In order to establish City-wide uniformity of ADU standards, it is necessary to amend the
San Tomas Plan Area Neighborhood Plan (STANP) to incorporate a simple lateral
reference to the revised ADU ordinance. However, since the STANP was adopted as an
appendix to the General Plan, making this minor change requires a General Plan
Amendment. As the Campbell Municipal Code (Sect. 21.60.020.A) specifies that only
the City Council can "initiate" an amendment to the General Plan, the Council must
Item: 16
Category: NEW BUSINESS
Meeting Date: May 7, 2019
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General Plan Authorization - STANP Page 2 of 2
formally authorize its preparation.1
ALTERNATIVES
If the Council does not wish to establish uniform City-wide ADU standards, the Council
may decline to initiate a General Plan amendment. This would result in ADUs in the San
Tomas Area continuing to be subject to the setbacks applicable the main home.
FISCAL IMPACT
This action has no fiscal impact.
Prepared by:
Daniel Fama, Senior Planner
Reviewed by:
Paul Kermoyan, Community
Development Director
Approved by:
Brian Loventhal, City Manager
Attachment:
1. ADU Summary
1 In comparison, the Campbell Village Plan was adopted by resolution and therefore does not require
Council action to initiate an amendment.
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ADU PLANNING COMMISSION STUDY SESSION SUMMARY (MARCH 26, 2019)
Minimum Lot Size: No minimum lot size.
Maximum ADU Size: Up to the State maximum of 1,200 SF, as restricted by the FAR/Lot
Coverage maximums (and not to exceed 50% of the living area of the primary dwelling unit for
an attached/interior ADU, per State law).
Primary Unit Type: Allowed only in association with detached single-family homes.
Placement: No restriction; may be in front, to the side, or the rear of the main house, subject to
design standards, as noted below.
Setbacks/Building Separation:
Property
Line
Setbacks
Front The same standard as for
the primary dwelling unit
Interior Side (each) 5 feet
Street Side 12 feet
Rear 5 feet
Separation
from
Primary
Dwelling
Unit
If located behind the
primary dwelling unit 10 feet
If located to the side of the
primary dwelling unit 5 feet
Garage Size Limit: No limit (other than restricted by the FAR/Lot Coverage maximums).
Maximum Height: Not exceed the height/# of stories of the main home.
Second-Story: (1) Allow an ADU to be created from existing second-story space; (2) allow an
ADU as a second-story addition, but not above an attached garage; and (3) allow an ADU above
a detached garage on a property with an existing/proposed 2-story home (not to exceed the
height of the house). Exterior stairway to the ADU will be required.
Design Requirement: Require design consistency with the main house only if the ADU is located
in front of or to the side of the main house. Also include privacy requirement for 2-story ADUs.
Parking: One parking space per ADU, the maximum allowed by State law (main home does not
need to be parking compliant).
Junior ADUs: Allow both a JADU and ADU on the same property.
Owner Occupancy: Maintain an owner occupancy requirement.
BMR Incentive: No clear resolution.
ADU Development Policy: Require subdivisions with 5+ homes to include 20% of the units as
“ADU-ready”.
16.a
Packet Pg. 224 Attachment: ADU Summary (General Plan Authorization - STANP)