TITLE: Title
Request for direction relating to occupancy and/or size and scale of residential dwellings
PURPOSE: The purpose of this agenda item is to provide the Board of Aldermen with an opportunity to consider a request from staff for direction related to occupancy and /or size and scale of residential dwellings and neighborhood compatibility.
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DEPARTMENT: Planning
CONTACT INFORMATION: Patricia McGuire - 919-918-7327, pmcguire@townofcarrboro.org <mailto:pmcguire@townofcarrboro.org>;
INFORMATION: Approximately one-third of the Town’s residential areas were developed prior to extensive land use controls and permitting. These areas are primarily located closer to the downtown, to arterial streets and sidewalk/bike lane networks, and to transit service. Over the past two decades, these areas have become increasingly attractive as rental property, apparent both through infill/exempt subdivisions and new home construction, and the rental of existing homes. The growing interest in off-campus housing by students of UNC-Chapel Hill is a significant factor, and the potential rental income from renting to groups of students has also affected market pricing of these properties. The Town’s definition of family is liberal and not limiting in terms of the number of unrelated individuals living together (attached), though Minimum Housing Code provisions for square footage per occupant can become an issue if the Town receives a complaint from a resident. Strategies to moderate this used elsewhere, including the Town of Chapel Hill (four individuals) includes limiting the number of unrelated individuals who can live together as a single housekeeping unit. The definition in the Building Code related to single-family dwellings is also attached. Careful attention to the reasonable accommodations necessary under the Americans with Disabilities Act is required, especially in relation to group living situations. As the Board realizes from the ongoing review and management of inquiries, monitoring and enforcement can be challenging.
The pressure to maximize potential occupancy of these residences sometimes lead to renovation and/or replacement of existing homes. The minimum lot size and dimensional standards in these areas allows significant increase in size of resulting dwellings that are built to a very different scale than the older building stock and neighborhoods. Residents in the Lloyd-Broad neighborhood, in particular, have expressed concerns about changes in occupancy that result from the combination of the definition of family and increases in the size of a residence. In discussion with some residents, modifications to the dimensional requirements and/or customizing some of the residential zoning districts in these areas have been discussed as ways the potential building massing with the existing stock.
Town staff are seeking confirmation from the Board of Aldermen that these matters are a priority for follow-up at this time. If so, staff will work to identify strategies and mechanisms to respond and provide for the Board’s consideration.
FISCAL & STAFF IMPACT: To be determined in relation to direction provided.
RECOMMENDATION:r Staff recommends that the Board of Aldermen consider the information that has been provided and direct staff as to its preferences regarding a response.