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Planning commission debates ADU text amendment for RPC zone; focuses on lot size and parking restrictions
Summary
Commissioners discussed a proposed text amendment to accessory dwelling unit (ADU) rules in the RPC zone that would change the lot-size threshold from 5,600 to 6,000 square feet and add tighter on‑site parking requirements for ADUs; staff was directed to draft language and to check state law implications.
The Syracuse Planning Commission spent substantial time discussing a proposed text amendment affecting accessory dwelling units (ADUs) in the RPC (residential planned community) zone. City council had asked the commission to review an amendment that would change the RPC lot‑size threshold for ADUs from 5,600 to 6,000 square feet; commissioners debated that change and focused most of their attention on parking requirements tied to ADUs.
Planning staff said the change from 5,600 to 6,000 square feet would reduce the number of lots in the RPC where ADUs could be allowed, because the RPC contains multiple density categories ("rungs") and the 5,600 square‑foot measurement aligns with the lowest rung. Staff also summarized state activity on ADU law and noted the state has been changing rules that can limit what the city may regulate, particularly for internal ADUs.
Commissioners discussed three ADU types (internal, attached and detached) and asked whether a basement conversion would be considered an ADU; staff confirmed internal ADUs (for example, a basement apartment) are an allowed category. Commissioners raised practical concerns about parking in areas with small lots and denser development. On parking the commission favored removing credits for on‑street parking and restricting tandem parking for ADUs; members proposed requiring additional off‑street, nontandem spaces for ADUs (an example proposal discussed was two additional off‑street nontandem parking places for ADUs with two or more bedrooms).
Staff (Noah) was given direction to draft proposed ordinance language that implements the commission's parking preferences and to research applicable state law limits; staff noted the state law may restrict the city's ability to require more than one parking space for some internal ADUs. Commissioners indicated they were comfortable keeping the 5,600‑square‑foot baseline if the parking changes preserved the city's intent to limit ADU impacts on small lots. The commission did not take a formal vote on the amendment; members requested the item be returned with draft language and, if supported, scheduled for a public hearing at a future meeting.
Commissioners also discussed operational matters such as winter on‑street parking prohibitions and existing front‑yard coverage rules (the city currently limits conversion of more than 50% of a front yard to parking), and staff said those existing rules would remain relevant when drafting the amendment. The item will return to the commission with proposed wording and staff analysis of state law constraints before any formal action is taken.
