1 Melissa Thurman
From:
Sent: Wednesday, February 22, 2023 12:17 PM
To: Melissa Thurman
Subject: FW: ADU Survey Question/Feedback
From:
Sent: Wednesday, February 22, 2023 11:33 AM
To: 'Ronny Krashinsky' ; 'Craig Taylor'
Cc: Laura Russell <[email protected]>; 'Jim White' ; ; 'Judith Murphy' ; Jeff Aalfs <[email protected]>; Cara Silver <[email protected]>; Jeremy Dennis <[email protected]>; 'Mary Page Hufty' ; 'Karen Askey' ; 'Patty Dewes' ; 'Anne' ; 'Trish Heald'
Subject: RE: ADU Survey Question/Feedback
“guest/pool houses don't have a kitchen. “
Unfortunately for definitions, it depends on when they were built.
Originally, many guest/pool houses did not have kitchens.
However, PV started allowing kitchens and/or full baths.
Now, they are reclassifying all guest/pool houses/accessory buildings that currently already have a full kitchen and private bath (and exterior entrance) as ADUs.
The data we have (easily available. i.e., without having to go through archived paper material) does not allow us to determine which accessory building (guest house/pool house, etc.) has a full kitchen and/or bath unless they were built recently.
Thanks,
Rebecca
From: Ronny Krashinsky
Sent: Wednesday, February 22, 2023 11:27 AM
To: Craig Taylor
Cc: Laura Russell <[email protected]>; Jim White ; ; R FLYNN ; Judith Murphy ; Jeff Aalfs <[email protected]>; Cara Silver <[email protected]>; Jeremy Dennis <[email protected]>; Mary Page Hufty ; Karen Askey ; Patty Dewes ; Anne ; Trish Heald
Subject: Re: ADU Survey Question/Feedback
The ADU Team put together relevant info here: https://www.portolavalley.net/departments/planningbuilding-department/adu-jadu-information 2 For term definitions refer to the "QUICK OVERVIEW: ADU/JADU REQUIREMENTS" section and the "ADU FAQ". (Personally I think the info would be easier to parse if it were combined back into a single web page).
On Wed, Feb 22, 2023 at 11:18 AM Craig Taylor wrote:
Just to clarify in my mind, guest/pool houses don't have a kitchen. Are there other terms that need to be defined? On Wed, Feb 22, 2023 at 11:05 AM Laura Russell <[email protected]> wrote:
Hi All,
Related to Question 1- the Town’s list of ADUs currently has 248 permitted units. We believe those are all ADUs (previously called second units), not guest houses. Not all of those have been completed; they may be in construction.
I agree that some people don’t know the terminology and therefore don’t know how to classify their accessory buildings.
We don’t know how many unpermitted ADUs are in Town.
Laura
From: Ronny Krashinsky
Sent: Wednesday, February 22, 2023 10:35 AM
To: Jim White
Cc: ; R FLYNN ; Judith Murphy ; Jeff
Aalfs <[email protected]>; Craig Taylor ; Cara Silver <[email protected]>; Jeremy Dennis <[email protected]>; Mary Page Hufty ; Laura Russell <[email protected]>; Karen Askey ; Patty Dewes ; Anne ; Trish
Heald
Subject: Re: ADU Survey Question/Feedback
(Adding one more ADU Team email address.)
On Wed, Feb 22, 2023, 10:27 AM Ronny Krashinsky wrote:
Hi Jim,
3 Here are some replies to your questions inline below.
Thanks,
Ronny
On Wed, Feb 22, 2023, 8:46 AM Jim White wrote:
1. Question one, it would be nice to know how many ADUs exist in Portola valley (permitted and unpermitted) - is 95 close to all existing units, or is it a small fraction? The Planning Department has list of "second units" which was shared with the ADU Team, however it is unclear to us (the ADU Team) which of these units are ADUs vs. pool and guest houses. Similarly, many respondents seemed to be confused whether or not they have an existing ADU or other structure.
I'm assuming there were zero responses for No or other- is that correct? No, that is not correct.
2. Question two, are bars two and three shown as the sum of all responses for 1-2 and 3-8 year answers? (for all cases of adu, jadu, very interested and somewhat interested), which might explain why the total (605 data points out of 578 survey responses) is more than the response rate? Yes, 1-8 years includes both 1-2 years and 3-8 years (i.e. if a survey respondent checked either or both boxes it was counted as +1 for the bar). Similarly, "very or somewhat interested" includes both "very interested" and "somewhat interested". One reason we rolled it up this way is that many respondents checked multiple (or even all) boxes, so for example it would be misleading to show a bar for 1-2 years and another bar for 3-8 years and then (implicitly or explicitly) add them together for 1-8 years.
I'm assuming there were no responses for Not interested or Other - is that correct? No, that is not correct.
4 3. Question three, "already have someone renting," is that for just permitted or all existing structures, approved or not?
The question did not specify.
As before, is the last bar a summation of all responses for Very and Somewhat interested? Yes.
Again, I'm assuming there were no "Not Interested" or "other" answers as that was not shown - is that correct? No, that is not correct.
4. Question four, I'd like to see how your categorized responses as the rent bands you used don't conform to the HCD 2022 San Mateo County Income LImits found
here: https://www.smcgov.org/media/126576/download?inline= Most of your bands cross multiple rent limits - how did you choose to classify rent responses when they crossed two different levels? If we are using this for HCD justification, this will be important to conform to their income levels, so if a response band was above an HCD rent threshold level, I suspect you would need to classify it at the higher rent classification level.
For ADUs, Rents are controlled around bedroom size and income levels, including family size control eligibility to those units, as shown in the tables above. Since most ADUs are either Studio,1, or 2-bedroom, these are likely the rent max for the classification you put in the table:
Studio 1-Bedroom 2-Bedroom
Extremely Low $978 $1,048 $1,258
Very Low Income $1,631 $1,748 $2,097
Low Income $2,600 $2,797 $3,356
Moderate/Above $3,262 $3,500 $4,194
5 The rent bands were specified by Laura. I think that at the link you provided above, you should refer to the first table and then divide by 12 months/year and multiply by 30%. Note that you need to do this math, the corresponding rent bands aren't in any of the tables.
Here is how the rent bands in the survey map to HCD affordability levels:
rent (1 person) rent (2 person) rent (4 person) Income Category < $1000 < $1100 < $1400 Extremely Low
$1000 - $1600 $1100 - $1900 $1400 - $2300 Very Low
$1600 - $2600 $1900 - $3000 $2300 - $3700 Low
"Market rates" Moderate + Above Moderate
5. Question 7: How do the responses on Amnesty Program relate to the question on Existing ADUs - should one assume 1/3 of the units are not permitted? (32/95)
No, you should not directly compare these results. There is no way to know which respondents from the main ADU Survey also completed the separate Anonymous Amnesty Survey.
6 Results from the PV ADU Survey
#IMPORTANT
#PV
#housing
Rebecca Flynn
The ADU Team is pleased to share a summary of the results collected from our recent ADU Survey.
We will present the results and related discussion in the upcoming 2/22 Town Council meeting (agenda packet). The docume Town’s Housing Element submission.
If you would like to submit public comments for the meeting you can do so here. If you have a private comment or question a at .
As a reminder, more information about Portola Valley ADUs and JADUs can be found at www.portolavalley.net/ADUinfo.
For those who missed out participating earlier, the Town would still welcome your input and information. You can find the surv Many thanks to the community for participating!
7 Volunteer ADU Team Members – Anne Ashmead, Karen Askey, Patty Dewes, Rebecca Flynn, Trish Heald, Ronny Krashinsk