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Commission tables external ADU changes; staff to clarify fire, utility requirements before next step
Summary
The planning commission paused action on rules for external (detached) accessory dwelling units after staff outlined International Fire Code and utility implications; commissioners agreed to pursue internal (attached) ADU code changes and to remove a lot‑size restriction that conflicts with state law.
The Sunset City Planning Commission on Sept. 11 tabled consideration of external (detached) accessory dwelling units (ADUs) pending further code clarification from the city building official and fire district. Commissioners and staff said internal (attached) ADUs will remain the primary focus and that the planning team will remove a minimum‑lot‑size requirement from the internal ADU code to comply with state law.
Staff reported that the deputy fire marshal asked the commission to review the International Fire Code, specifically appendices C and D. Staff summarized the key points: hydrant spacing and dead‑end fire apparatus access requirements apply to detached external ADUs; external detached ADUs typically require a driveway of at least 20 feet for fire apparatus access, and driveways longer than 150 feet trigger additional turnaround requirements. The fire official also stressed hydrant spacing (historic Sunset hydrants are spaced roughly 500 feet in parts of the city), and staff noted the city could require new hydrants — a capital cost that may be in the tens of thousands of dollars for developers, with one number of roughly $25,000 cited as an approximate installed cost.
Public works and the city engineer advised that, for utility reliability and to limit disputes between neighbors, the city should require separate sewer laterals and separate water meters for external ADUs; staff said that requirement is common in other jurisdictions and that fees and connection costs make external ADUs considerably more expensive. Commissioner discussion emphasized that the combination of hydrant, driveway, and utility connection costs would likely make detached external ADUs infeasible on typical Sunset lots (many lots are ~6,000 sq ft and do not meet setback/depth for a separate detached unit).
Commissioners generally agreed to: (1) continue with internal ADU code work, removing the minimum‑lot‑size language that conflicts with state law; (2) note in the General Plan that detached external ADUs are not feasible at this time given local fire, utility, lot‑size and cost constraints; and (3) table external ADU code amendments until staff obtains specific building code and fire‑district clarifications (staff will check with the building official, Tyler, and the fire marshals). The commission voted to table item number 5 until staff returns with the requested clarifications.
