Planning Commission debates ADU setback reductions and privacy concerns in property developments

The City of Newcastle's Planning Commission convened on April 25, 2025, to discuss critical zoning regulations concerning accessory dwelling units (ADUs) and duplexes. The meeting focused on the appropriate setback requirements for these structures, with significant debate surrounding the implications of current regulations.

The discussion began with a review of the existing 15-foot setback requirement for both duplexes and ADUs. Several commissioners expressed concerns that this distance might hinder the construction of ADUs, particularly in smaller or uniquely shaped lots. One commissioner proposed reducing the setback for ADUs to 10 feet, arguing that a smaller distance would facilitate more practical development options without compromising aesthetics.

The conversation evolved to consider potential privacy issues that could arise from reduced setbacks. Commissioners discussed the need for design guidelines to ensure that windows and entrances do not infringe on neighboring properties. Suggestions included implementing screening measures for windows facing adjacent homes and possibly establishing different standards based on the setback distance.

A proposal was made to allow for a phased approach: maintaining the 15-foot requirement for duplexes while permitting a 10-foot setback for ADUs, contingent upon adherence to specific privacy guidelines. The commission acknowledged the complexity of individual lots and the necessity for a standardized framework to address unique situations without introducing overly vague regulations.

Further discussions highlighted the importance of privacy considerations, especially for two-story ADUs. Commissioners suggested that staff could present options for design standards that would mitigate privacy concerns while allowing for taller structures closer to property lines.

The meeting also touched on ownership structures for ADUs, with questions raised about how properties would be divided and managed, particularly in cases where multiple ADUs might be built on a single lot. The commission noted that while a minimum of 5 feet between detached structures is proposed for safety, the specifics of ownership and access easements would need further clarification.

In conclusion, the Planning Commission's meeting underscored the need for a balanced approach to zoning regulations that supports the development of ADUs while addressing privacy and safety concerns. The commission plans to revisit these discussions in future meetings, with staff tasked to bring back proposed guidelines for further consideration.