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Commissioners debate ADU rules, density and condoing after new proposals use ADUs to increase unit counts
Summary
Commissioners spent significant time on July 28 discussing how recent proposals that incorporate accessory dwelling units (ADUs) interact with allowed densities, whether ADU definitions are consistent across zones, and whether the city should cap primary unit size or require unit-type variety.
A lengthy discussion at the July 28 meeting focused on how accessory dwelling units (ADUs) interact with density limits and what policy options the city should consider after seeing its first major proposal that incorporates ADUs at scale.
One commissioner said the proposal appears inconsistent because nearly identical small units in two buildings are treated differently: in one building they are labeled ADUs and in another they are ordinary units. The commissioner argued this could be used to effectively double allowed residential density in some cases and cautioned against using the ADU designation to circumvent density limits. Staff explained the difference arises from zoning designations (residential vs commercial zones) and how dwelling units per acre and bulk standards are applied. Staff said some jurisdictions require unit-size variety or caps on primary unit size and suggested the council might consider a study session to examine policy options.
The commission discussed potential responses including requiring a variety of unit sizes, placing a cap on primary unit size, or limiting where ADU-based density increases can apply. Staff noted state law allowing two ADUs per lot has changed local practice and that the city is still learning how those changes play out in local applications. The exchange signaled that the council and staff may pursue further study to refine local standards.
