Planning Commission opens wide debate on ADU framework; staff proposes 1,000 sq ft cap, parking and STR issues remain unresolved

City planning staff presented a draft framework for accessory dwelling units (ADUs) and commissioners engaged in extended policy discussion without taking action.

Jack Trainer (planning staff) described the draft framework as a starting point informed by public outreach and national best practices. Key draft recommendations included allowing ADUs as by-right accessory uses in R1A and R1B, limiting gross floor area to the lesser of 50% of the primary dwelling or 1,000 square feet, permitting attached and detached forms, allowing 5-foot side and rear setbacks, and capping height at the lesser of 20 feet or one-and-a-half stories. Staff also recommended no immediate ADU-specific change to short-term rental policy and proposed addressing STRs in a citywide policy forum.

Public commenters earlier in the meeting urged caution and clarity on enforcement and STRs; Jean Grescoe told the commission the draft omitted a definitive short-term rental policy and urged the process be held until STR controls and enforcement are addressed. Several commissioners echoed the need for more data: they asked staff for mapping of lot sizes and existing impervious coverage, precedents from neighboring jurisdictions, likely price points for ADUs, and projected impacts on stormwater and tree canopy.

Commissioners debated differences between interior (within the principal dwelling), attached additions and detached accessory structures and suggested different caps or rules for each. Parking drew substantial interest; multiple commissioners favored no new off-street parking requirement to keep costs lower and avoid paving yards, suggesting the city instead use neighborhood permit parking where needed. Ownership/occupancy and short-term rental rules were described as linked policy choices: some commissioners favored owner-occupancy requirements to discourage absentee investors and STR conversion, while others warned owner-occupancy is hard to enforce and could penalize residents with temporary relocations (for example, State Department assignments).

Commissioners directed staff to gather additional technical analysis and case studies, run scenario mapping (GIS), and return with more data to support drafting code language for later public hearings. No vote or code change was taken at the work session.