At the September meeting of the Culver Plan Commission there was a rezoning request for the parcel at 451 North State Street. The request was for a rezoning from R-1 to R-2. The property was originally two lots. Due to one of the Culver Zoning Ordinance restrictions (a lot must have a primary structure before an accessory structure can be built) the lots were combined so that the house on the north lot could have a garage on the south lot. The current owner wanted to add an apartment over the garage for when they had family there. The comments from the board, as well as comments from the neighbors, indicated the use desired wasn’t the problem, but the spot zoning to R-2 and the implications of what could be allowed in the future was at issue. R-2 would allow much denser development including many forms of multi-family residential. Unfortunately for the owner, this was the recommendation from the Building Commissioner and they weren’t given much encouragement to seek a variance as there wasn’t a hardship. Subdividing back to the original two lots would be an option, but there was a concern about the two existing buildings meeting setback requirements. The spot zoning was less of an issue since the Plan Commission spot zoned three different homes that contained 2-3 units to R-2 so they met zoning requirements earlier this year. (See previous post here.)

There was considerable discussion about the issue and it was noted that the current Comprehensive Plan added language that Accessory Dwelling Units should be considered. A work session of the Plan Commission was scheduled and held October 8th to address this issue.

At the work session, the Building Commissioner put forth a proposal to create a new zoning district, R-1.5, to add areas that could have have accessory dwelling units. The counter proposal was, that these should be allowed throughout R-1. What follows are some of the discussion points and my thoughts on them:

1. Addressing the Comprehensive Plan directive – The Comp Plan makes recommendations from the consensus of public meetings. It is passed by the Plan Commission and the Town Council. In this case, the latest Comp Plan passed both groups unanimously, so the question is more about how to address the issue rather than whether to address the issue. The Comp Plan isn’t binding, but it does give direction. This is just one of many suggestions in the latest plan that contemplates the Plan Commission reexamining the Zoning Ordinance to reflect the Comp Plan recommendations.
2. New District vs Subdistrict vs allowable with restrictions – Both the New District and Subdistrict options suggest that the Plan Commission would have to go through some kind of rezoning process to either recategorize an area of R-1 District to the new standards or effectively spot zone each request as it came up. This would be burdensome for the Plan Commission and property owners and create a spot zoning situation every time it came up. The allowable restrictions should be definable and something the Building Commissioner could handle.
3. Need for separate water and sewer – This was suggested by the Street Superintendent in case of future lot subdivision. This really should be a moot point though, since this is an accessory use, not a new primary use and most of the lots these would go on would be too small to subdivide. The Comp Plan contemplated this as a way to achieve additional workforce housing on existing infrastructure. This would go against that purpose. (Though I could see requiring a covenant against future subdivision of the lot if an accessory dwelling structure is allowed.)
4. Garage Renovations – There was quite a bit of discussion regarding renovating a garage to be an Accessory Dwelling Unit. There were concerns about garages that were too close to property lines and whether a second floor for a dwelling unit would increase non-conformity. While some garages could be renovated this way, the building code overrides zoning, so many older garages would not meet those requirements and those too close to a property line could not be converted and meet the building code setbacks which override zoning setbacks for some conditions. Aside from those building code violations, most of the other concerns could be address through the allowable restrictions. There is also a separate garage height restriction that would have to be addressed.
5. Some R-1 Lots are too small – There were concerns about shoe-horning these in on smaller lots. This could easily be handled with a lot size restriction and actually makes the case for making them allowable throughout R-1, but with restrictions. Lots like 451 North State Street would meet the size requirements, but the adjacent lot to the south wouldn’t. Also, this would not eliminate the impervious surface requirements. The need for off-street parking would have to be discussed too.

There were a myriad of other things that were not discussed or were just briefly touched on. Most of these could be handled with a matrix or a Chinese Menu approach. Square Footage of the building could have a minimum and then an increase based on lot size, but still controlled by the base impervious surface requirements. Additional parking requirements could be determined by the number of bedrooms, but still controlled by impervious surface requirements. There could be a requirement that it be smaller than the primary structure. There could be a lesser height allowable than the 35 foot currently allowed in R-1 or even required to be a certain percentage shorter than the primary structure. All of these and others could be check-off items determined by the Building Commissioner rather than having each one appear before the Plan Commission.

A few additional things that should be address:

• Can these be three season dwellings that are shut down and winterized at the end of the season or must they be available for year-round occupancy?
• Can a mobile home or a motor home fit the criteria?
• Must it have a kitchen/cooking facilities or just bathroom facilities?
• Must it be detached?
  • The discussion centered around detached units, but that wouldn’t address the R-2 spot zoning discussed previously.
  • It would also preclude uses like mother-in-law suites which are currently a gray area.
  • It would also preclude larger homes subdivided into apartments, i.e. multi-family use of existing single family structures.
• Is an Accessory Dwelling Unit different from other, possibly existing, accessory structures, i.e. if there is a house and a detached garage, does that mean the detached garage has to be eliminated in favor of the Accessory Dwelling Unit? I don’t think that’s in the spirit of the Comp Plan goal, but it should be defined one way or another. It is another item that might be determined by lot size in the matrix.

There was a lot of concern about spot zoning or even using the idea of allowing it within R-1 with restrictions, because of these things happen without neighbor input. This is one of those things where the Plan Commission will have to be open to thinking outside the box a bit. The Comp Plan goal for this was to provide additional workforce housing by making the best use of existing infrastructure. Based on this, they need to work on making this easy and inexpensive rather than hard and costly. Some will no doubt be full blown vacation spaces like contemplated in the State Street rezoning. But others will be studio and one bedroom spaces suitable for wait staff, teachers and other workers just starting out. Those are the ones we need to encourage as those spaces are in demand and those workers are in demand.

I’m glad to see the Plan Commission taking this up. If you want to follow along, the Building Commissioner has committed to posting updates and additional information here. I know this was pushed by a rezoning request, but it is just one of many Comp Plan recommendations they should be considering. As per a previous post, they are way behind where they were after the 2014 Comp Plan was created. Fingers crossed they build momentum from this start.