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HomeMy Public PortalAbout12) 8B Adoption of Urgency Ordinance No 20-1040U Establishing Regulations for ADUs and JADUs in Compliance with Gov. Coder-----~------ AGENDA ITEM 8.8. COMMUNITY DEVELOPMENT DEPARTMENT MEMORANDUM DATE: February 18 , 2020 TO: The Honorable City Cou nc il FROM: Bryan Cook , City Manager Via : Scott Reimers , Interim Community Development Director By : Hesty Liu , AICP , Associate Planner SUBJECT: ADOPTION OF URGENCY ORDINANCE NO. 20-1 040U TO ESTABLISH REGULATIONS FOR ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS IN COMPLIANCE WITH STATE GOVERNMENT CODE SECTIONS 65852.2 AND 65852 .2 2 RECOMMENDATION: The City Council is req uested to introduce , read by title, waive further reading , and adopt Urgency Ordi nan ce No . 20-1040U (Attachment "A ") to establish regulations for accessory dwelling units (AD Us) and junior accessory dwell ing units (JA DUs) in resident ia l and mixed use zones . BACKGROUND : 1. On January 1, 2017, Assembly Bill (AB ) 2299 and Senate Bill (S B) 1069 took effect. The bills amended Section 65852 .2 of the California Government Code requiring that local jurisdictions adopt an ordinance to provide development standards for ADUs in sing le-fami ly zones . Since that time the planning staff has approved 125 AD Us , an average of 41 units per year. 2 . On April18 , 2 017 , the City Council adopted Ordinance No . 17-1022 to comp ly with Government Code 65852.2 . Ord i nance No . 17-1022 took effect on August 5 , 2017. 3 . In 2019 , the State passed AB 68 , AB 881 , SB 13 , AB 670 , and AB 671 amending Government Code Section 65852.2 and Section 65852 .22 regarding the construct ion of ADUs and JAOUs. The State requires that a local ju risdiction amend its Zoning Code to comp ly with the new provisions contained in the legislation . The leg islation would become effective on January 1, 2020 and would take pre ce dence City Council February 18 , 2020 Page 2 of 3 over any provisions in a local ordinance which are not in conformity with the State legislation . ANALYSIS: To tackle the statewide hous ing cns1s , the state legislature has been aggressive in passing laws to remove barriers to the production of housing. The passage of AB 68 , AB 881 , SB 13 , AB 670 , and AB 671 is a new round of efforts that further affects the authority of local jurisdictions over land use . The proposed urgency ordinance duplicates the state law and includes the objective design criteria from the existing ADU code . The proposed urgency ordinance provides fo r the following regulations , as mandated by the new State legislation : 1. A local jurisdiction must allow JADUs in its single-family zone , or on properties with an existing or proposed single-family residence ; 2 . With limiting conditions , an ADU and JADU must both be allowed for a single - family residence ; 3. Cities must allow ADUs in the multi-family and mixed-use zones up to 25 percent of the existing units ; 4 . Covenants , conditions , and restrictions or a single-family home owner association must not be used to prohibit ADUs ; 5 . The standards for open space , floor area ratio , and lot coverage cannot be used to prevent the creation or construction of an ADU , wh ich must be allowed at a floor area of at least 800 square feet ; 6 . No parking is required for the primary residence if its garage is removed or converted for the construction of an ADU ; 7. No parking is required for an ADU if it is within half-a-mile of a bus stop . 8 . No parking is required for a detached , studio-style ADU ; 9 . If a City requires park ing for an ADU , tandem parking in the driveway must be counted to meet that requirement; and 10.A City must allow an ADU to be up to 1,000 square feet if it contains more than one bed room . Staff is considering methods of protecting single-family neighborhoods , as called for in the General Plan, to the extent feasible under the law . To do this , staff has been studying : • State legislation , • Ordinances adopted by other cities , and • Comment letters from the State to other jurisdictions regarding their new ly adopted ADU ordinances . Following the adoption of the proposed urgency ordinance , staff will prepare a fo ll ow-up ordinance aimed at minimizing impacts to the C ity's infrastructure , addressing l ife and safety issues , and protecting single-family neighborhoods . City Council February 18, 2020 Page 3 of 3 If the City Council adopts the urgency ordinance , the City is required to send the Ordinance to the St ate Department of Housing and Community Development (HCD) for review. HCD will issue written findings as to whether the local ordinance comp li es with state law. Local agencies must consider HCD 's findings and amend its ordinance to comply with state law or adopt a resolution with specifi ed findings . HCD will notify the Attorney Genera l that th e local agency is in vio lation of state law if the local agency does not amend its ordi nan ce or adopt a reso luti on with spec ified find i ngs . Staff recommends that the City Council adopt this urgency Ordinance to comp ly with the state law . This urgency ordinance is necessary to serve as an interim measure before adopt ing a more comprehensive Zoning Code Text Amendment. STRATEGIC GOALS: Establ ishing sta nda rd s for the development of ADUs and JADUs will further the City Strategic Goals of Good Governance , Public Health and Safety, and Sustainable Infrastructure . FISCAL IMPACT: Adopting the proposed urgency ordinance would not have any impact on the Fis ca l Year 2019-20 City Budget. ATTACHMENT : A Urgency Ordinance No . 20-1 040U B. Summary of the Ordinance ORDINANCE NO . 20-1040 U AN URGENCY ORD IN ANCE OF THE CITY COUNCIL OF THE CITY OF TEMPLE CITY, CALIFORNIA, AMENDING TITLE 9, CHAPTER 1 OF THE TEMPLE CITY MUNICIPAL CODE PERTAI NIN G TO THE REGULATION OF ACCESSORY DWEL LIN G UNITS AND JUNIOR ACCESSORY DWELLING UNITS Attachment A WHEREAS , the City of Temple City regulates accessory dwelling units under Title 9, Chapter 1 of the Temple City Municipa l Code (TCMC); WHEREAS, Government Code Section 65852.2 permits local governme nts to es tabli s h sta nd ards for ministeria l rev iew of accessory dwelling units and directs that accessory dwelling units be approved subj ec t to minimal st ate standards when exist ing local standards or process for accessory dwe ll ings conflict with state standards ; WHEREAS , Government Code Sections 65852.2 and 65852.22 were recent ly amended by AS 88 1 and AB 68 , respectively , to revise the requ i rements for the devel opment of "accessory dwelling units" and "jun ior accessory dwelling units ," effective January 1, 2020; WHEREAS, Government Code Section 65852(a)(4), as amended by AB 881 , will deem null and void any existing ordinance that is inconsistent with the standards set forth in Gove rnment Code Section 65852(a) or that fa ils to provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units ; WHEREAS , there is an urgent need for Temple City to adopt an ordinance to modify or establish stand ards and procedures according to the provisions of AB 881 and AB 68 for accessory dwelling un its and junior accessory dwelling units; WHEREAS , th e City Counci l ha s th e power under Government Code Sections 36934 and 36937 to adopt an ord inan ce that takes effect immediately if it is an ordinance fo r the imm ediate preservation of the public peace , hea lth or safety , co nta ins a declaration of the facts constituting the urgency , and is passed by a four-fifths vote of the City Cou ncil ; and WHEREAS, it is necessary for the City Counci l to adopt this ordinance as an urgency ordinance, effective immediat ely, pursuant to the powers under Government Code section 36934 and 36937, to address changes to state law , to rep lace regulat ions for accessory dwelling units , to address peace , health and safety issues related to the effective regulation of accessory dwelling units , to continue neighborhood compatibility , and to avoid any stat utory co nfli cts . Ordinance No . 20-1 040U Page 2 of 8 NOW, THEREFORE , THE CITY COUNCIL OF THE CITY OF TEMPLE CITY HEREBY ORDAINS AS FOLLOWS : SECTION 1. T h e Ci ty Counci l of the C it y of Temple City incorporates the fi ndings above , a nd makes the fo ll owi ng findings to establish interim sta ndards for minist erial approval of accessory dwe llin g units and j u nior accessory dwelli ng units to comply with the inten t of sta t e ho us in g law : 1. Accessory dwe llin g units and j u n ior accessory dwelling units located on lots developed o r proposed with dwell in g un its in areas zoned for single-family and multifamily reside nt ial (including m ixed-use residentia l) can provide an important sou rce of afforda bl e housing; an d 2 . Estab lis h ing reasonab le int erim regu lations fo r accessory dwelling units and junior accessory dwell in g units is an appropriate mechanism to balance the needs of additional affo rdable housing com pl ying with state law; and 3. Establishing reasonable in t eri m reg ul ations for accessory dwelling un its and jun io r accessory dwellin g units will e nable an orderly and compatible development fo r affordable ho us ing a nd mainta in q ua lity of li fe f or th e community ; and 4 . Per the state law , accessory dwelling units and junior accessory dwelling units can not be conside red additional density for purposes of General Plan density calculation; and 5. This Ordinance is necessary to e nab le that the City co nduct review and ensure comp liance of projects with app licab le zoning and safet y standards; and 6 . Accessory dwe ll ing units and junior accessory dwelling units are subject to applicable zoning except as otherwise provided in this Ordinance. SECTION 2: Section 9-1A-12 of the TCMC is hereby amended to add the f ollowin g defin itions , which will be relocated within th e section according to its alphabetica l order: ACCESSORY DWELLING UNIT, ATIACHED . An accessory dwe ll ing unit that shares at least one common wall with the primary dwelling and is not fully contained within the existing space of the primary dwelling o r an accessory st ructure . ACCESSORY DWEL LIN G UNIT, DETAC HED . An accessory dwe ll ing unit that does not share a common wall with the pr imary dwelling and is not fully contained within the existing space of an accessory structure . ACCESSORY DWELLING UNIT, INTERNAL. An accessory dwel li ng uni t that is full y contained within the existing space of the primary dwelling or an accessory structure . Ordinance No . 20-1 040U Page 3 of 8 JUNIOR ACCESSORY DWELLING UNIT. A unit that is no m ore than 500 square feet in size and conta ined entire ly within a single-family res id ence, or a proposed single-family residen ce . A junior accessory dwelling unit may include an effi cie ncy kitchen that is of reasonable size in relation to the size of the junior accessory dwelling unit. Such units may not be sold separately from the primary res idence. The property having a junior accessory dwellin g unit shall requ ire owner-occupancy EFFICIEN CY KITCHEN. A cooking facility with appliances , wi th f ood prepa ra tion counter and storage cabine t s are of reasonable size in re lation to the size of the uni t . EFFICIENCY UNIT. A dwelling unit with a living room of not less than 220 square feet of floor area with a kitchen sink, cooking ap plian ce , and refrigeration facilities , each having a clear workin g space of not less than 30 inches i n front. The unit sha ll be provided with a separate bathroom and a separate closet. An additional 100 square feet of f loor area sha ll be required for each occupant of such unit in excess of two. SECTION 3 : Section 9-1 C-6 , A Zoning Clearance, 1. Applicability, of the TCMC is he reby amended to read as follows : h . Accessory dwelling units and Junior accessory dwelling units ; SECTION 4 : Section 9-1G-11 , Table 9-1G-2, the land use table for R-1 Zone Distr ict of the TCMC is hereby amended to add Jun ior Accessory dwelling units as a permitted use . SECTION 5: Section 9-1 G-12 . F of the TCMC is hereby amended to add the following : 11 . When feasible, accessory uses and deta ched accessory structures , must be l ocated within the rear 50 pe rcent of a property . Th is does not app ly to pergolas , pati os , pools , spas , and required parking . SECTION 6: Section 9-1G-21 , Table 9-1G-7, the land use table for R-2 Zone District of the TCMC is hereby amended to add Juni or Accessory dwelling units as a permitted use . SECTION 7: Section 9-1G -31 , Table 9-1G-11 , the land use table f or R-3 Zone District of the TCMC is hereby amended to add J unior Accessory dwelling units as a perm itted use. SECTION 8: Section 9-1T-13 of the TCMC , pertaining to regulations for accessory dwelling units and junior accessory dwelli ng units , is amended and restated as fo llows : 9-1 T-13 : ACCESSORY DWELLING UNI TS A ND JUNIOR ACCESSORY DWELLING UNITS A Applicability: Accessory dwelling units must be perm itted in any zone that allows resident ial uses and is developed with residential uses. Junior accessory dwelling units must be permitted in R-1 , R-2, and R-3 zones when there is an existing or propos ed single- family dwelling . B. Appl ication : a proposa l of an accessory dwelling unit and/or a junior accessory dwelling must be reviewed ministe ri ally . Application s must be approved or denied within 60 days Ordinance No. 20-1 040U Page 4 of 8 after a complete application is received , if there is an existing si ngle-family or mu ltifamily dwelling on the lot. If the permit application to create an accessory dwelling unit or a junior accessory dwelling un it is submitted with a permit appl ication to cre ate a new single -family dwelli ng on the lot, the city may delay acting on the perm it application for the accessory dwelli ng unit or the junior accessory dwelling unit until the perm it application to create the new single-family dwelling is approved. To be considered complete, the arch itectural drawings for the project must provide necessary details and information to allow a decisio n to be made . If a complete application cannot be provided , the applicant can request the City to conduct a pre-application review and pay an applicable fee before completing the application . C. Development Standards : 1. One accessory dwelling unit or one junior accessory dwelling unit per lot must be permi tted with a proposed or existing single-fami ly dwelling if all of the follow ing apply : a. The accessory dwelling unit or junior accessory dwell ing un it is within the proposed space of a single-family dwelling or existing space of a single-fa mi ly dwel li ng or accessory structure and may in c lud e an exp an sion of not more than 150 square feet beyond the same physical dimensions as t he ex isting accessory structu re. A n expansion beyond the physical dimensions of the existing acce sso ry structure must be limited to accommodating ing ress and egress . i. The space has exterior access from the proposed or existing sin g le-family dwellin g . ii. The side and rear setbacks are five feet as required for fi re and safety . iii . The j unior accessory dwelling unit co mpli es w ith the re qu ire ments of the Go vernment Code Section 65852 .22. 2. One detached , new construction , ac cessory dwelling un it that does not exceed four- foot side and rear yard setbacks for a lot with a proposed or existing sing le-family dwelling m ust be permitted . The accessory dwelli ng unit ma y be combined w ith a junior accessory dwell ing un it described in subsection 1, subj ect to the followi ng cond itions : a . Such accessory dwe ll i ng unit is limited to a tota l fl oor area of not more than 800 square feet ; and b. Such accessory dwelling unit is limited to a height of no more th an 16 feet. 3. Accessory dwelling units must be allowed on lots zoned fo r multi -family res ident ial use (inclu ding resident ial mixed use) developed with ex isting multiple res identia l dwelling units , co nsistent with the following conditions : a. At least one accessory dwelling unit and up t o 25 perce nt of the ex isting mu ltifamily dwelli ng units must be allowed for an y exist ing mu lt i-family develop me nts . The accessory dwell ing units shou ld be with in the portions of the ex isting m ult i-fa mily dwelling structures that are not used as livable space , including , but not limited to , Ordinance No. 20-1 040U Page 5 of 8 storage room s, boi ler roo ms , passageways , attics , basements , or garages , if each unit complies with state building standards for dwellings . b. No more tha n two detached accessory dwe ll ing un its with a height limit of 16 feet and a min imum of 4 foot i nteri or setbacks must be permitted for an y g iven lot that has an e xistin g multifami ly dwel ling . 4 . The development must comp ly with all applica ble zon in g standards and specific plans standards , except otherwise modified by th is Section . 5. The maximum size of an accessory dwe lli ng unit must be no more than 850 square feet ; or 1 ,000 square feet for an access ory dwelling unit that provides more than one bedroom. An accessory dwelling unit may not exceed 50 percent of an existing primary dwelling . 6 . Notwithstanding the maximum size , no accessory dwelling units may be smaller than an efficiency un it, as defined by Hea lth and Safety Code Section 17958.1. 7 . No accessory dwelling unit may contain more than two bedrooms. 8. The development standards for floor area ratio, lot cove rage , and open space set forth in the Zoning Code may not preclude the construction of an accessory dwelling unit that is at least 800 square feet. 9. Junior accessory dwelling units must comply wi th all of the requirements set forth in Governme nt Code Section 65852.22 , as f ollows: a. The property be owner occ upi ed ; b. Be no more than a maximum size of 500 square feet; c. Be cont ained within the wa ll s of an existing singl e-family or proposed single-family residence ; d. Include a separate entrance from the main entrance to the proposed or existing single-famil y residence. e. Include an efficiency kitch en ; and f. Include the re cording and execution of a deed restrict ion , proh ibi tin g the sale of the junior accessory dwe lling unit separate from the sale of t he single-family residence, with a statement that the deed restriction may be enforced against future purchasers , in a form acceptable to the City . The deed restriction must also requi re t he owner reside in either the remaini ng port ion of the structure or the newly c reated junior accessory dwe llin g unit. 10. The minimum side yard or rear setback for a newly constructed detached a cces sory dwelling unit is four feet. 11 . Exis t in g side and rear yard setback may be maintained for any existing garage or other permitted existing accessory structure . Ordinance No. 20-1 040U Page 6 of 8 12. The maximum height of a detached accessory dwelling unit must not exceed sixteen feet (16'), measured from the natural grade to the highest roof ridge or parapet. The height of the top plate must not exceed nine feet (9'). 13. The accessory dwelling unit may share utility connections and meters with the main dwelling , or may be separately connected and metered. 14. Accessory dwelling units of 750 square feet or more are subject to park construction fees , to be assessed in proportion to the square footage of the primary dwell ing unit. 15. The installation of fire sprinklers may not be required in an accessory dwelling unit if sprinklers are not required for the primary residence 16. Certificate of occupancy for an accessory dwelling unit will not be issued before the certificate of occupancy for the primary residence. D. Parking Requirements: 1. One open parking space must be required for a detached accessory dwelling unit involving new square footage and having at least one bedroom. The space may be provided in tandem on an existing driveway. 2 . New parking spaces for an accessory dwelling unit may be located in the side and rear setbacks provided that a three foot landscaped buffer will be created along the property line(s). 3 . When a garage , carport, or cove red parking structure is demolished in conjunction with the construction of an accessory dwelling unit or converted to an accessory dwelling unit, the replacement parking is not required. 4 . Notwithstanding the parking standard for accessory dwell ing units, parking will not be required for an accessory dwelling unit in any of the followi ng instances: a . The accessory dwelling unit is lo cated within one-half mile of public transit. b. The accessory dwelling unit is located within an architecturally and historically significant historic district. c . The accessory dwelling unit is part of the proposed or existing primary residence or an accessory structure . d . When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. e . When there is a car share vehicle located within one block of the accessory dwelling unit. E. Design Standards: The following design standards will apply to accessory dwelling units Ordinance No . 20-1 040U Page 7 of 8 1. The doors to all acce ssory dwelling units must not be visible from the public right-of- way. If the accesso ry dwelling unit is located on the second floor of the main dwelling , the stairs leading to the unit must be located on the interior of the structure . 2 . When converting a garage into an ADU , the garage door and the opening must be removed and sealed . 3 . Any newly constructed accessory dwelling unit must be provided with a covered front porch or a recess for the front entrance . The area must not be less than three feet deep measured to the post if it is a porch , or to the wall it is a recess . 4. All attached and detached accessory dwelling units must have a view obscuring six- foot high wall or fence in good repair along the side and rear property lines nearest the accessory dwelling units . 5. There should be a minimum of 400 square feet of open space for the accessory dwelling unit with dimensions of no less than 10 feet. The open space should be accessible to the accessory dwelling unit. 6 . All accessory dwelling units must be consistent with the arch itectural style of the main dwelling including but not limi ted to the roof pitch, articulation , window size , proportion of window units to wall size , direction of opening , muntin pattern , exterior building materials , lighting f ixtures , garage door design, and paint colors . 7 . No more than one exterior door, not including a vehicle garage door, may be provided for the accessory dwelling unit. 8 . All laundry hookups must be must be placed within the walls of the accessory dwelling unit. F. Other Requ irements : 1. Short-term rentals , of less than 30 days, are prohibited for accessory dwelling units , junior accessory dwelling units , and the primary res identi al dwellings with such accessory dwelling units or junior accessory dwelling units . SECTION 9: The City Coun ci l hereby declares that , should an y provision , section , subsection , paragraph , sentence, clause , phrase , or word of th is Ordinance or any part thereof, be rendered or declared inval id or uncons tit uti onal by any fin al court action in a court of compete nt jurisd iction or by reason of any preemptive leg islatio n, such decision or action shall not affect the va lidity of the rema ining section or portions of th e Ordina nce or part thereof. The City Counci l hereby declares that it would ha ve independently adopted the remaining provisions, sections , subsections, paragraphs, sentences , clauses , phrases, or words of this Ordinance irresp ecti ve of the fact that an y one or more provisions , sections , subsections, paragraphs , sentences , clauses , phrases, or words may be declared invalid or unconstitutional. Ordinance No . 20-1 040U Page 8 of 8 SECTION 10: The City Council finds that th is Ordinance is not subject to environmenta l review under the California Environmental Quality Act ("CEQA") pursuant to CEQA Guidelines: Section 15282(h}, which exempts from environmental review the adoption of an ordinance to implement Government Code Section 65852.2 ; Section 15303, pertaining to new construction or conversion of small structures , such and s in gle family and mu ltifam ily residential structures ; and Section 15061 (b)(3) be c ause it can be seen with certa inty that the Ordinance has no poss ibility of a signifi cant effect on the environment. SECTION 11: The City C lerk sha ll certify to the passage and adoption of this Ordinance and to its approval by the Mayor and shall cause the same to be published accord ing to law. PASSED, APPROVED , AND ADOPTED th is 18 day of February , 2020 . Nanette Fish , Mayor ATTEST: APPROVED AS TO FORM : Peggy Kuo , City Clerk Gregory M . Murphy, City Attorne y City of Temple City 2020 ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS A QUICK REFERENCE Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) Accessory dwelling units are allowed in resident ial zones and mi xed use zones. Junior accessory dwell in g units are allowed within an ex isting or proposed sing le-family residence. The following provides a quick summary f or the ADU/JADU Ordinance. For details, p lease go to the Zoning Code, or Ordinance No. 20-1040U. AD Us • Maximum Size: • 850 square feet; or • 1,000 square feet for an accessory dwelling unit that provides more than one bedroom. • An accessory dwelling unit must not exceed 50 percent of an existing primary dwelling. • Setbacks: • Legally constructed structures to be converted into ADUs-no requirements New detached ADUs-four feet on the side and rear • Additions to an existing structure -four feet on the side and rear • Parking for ADUs: • Detached , newly constructed ADU with one or more bedrooms-one open space and can be i n tandem with other parking spaces • an attached ADU or ADUs that are converted entirely from the existing structure(s) -no requirement • Properties located w ithin ¥2 mile of a bus stop-no requirement. • Parking for the primary dwelling: when the garage of the primary residence is converted for an ADU, no replacement parking is required. • Height Detached ADUs are limited to one story and sixteen feet tall. Attached ADU must comply with the height limitation of the primary residence. • Open Space: 400 square feet of open space must be set aside for the ADU . • Fence Required: A six -foot high wall or fence must be located along the side and rear property lines. • Minimum Building Separation: Ten feet from any other buildings on the same lot. • Design Criteria: ADUs must be designed to be consistent with the architectural style of the main dwelling. City of Temp le City 2020 ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS A QUICK REFERENCE • ADUs in Multiple -family and mixed zones: Allow at least one and up to 25 percent of the existing multifamily dwelling units within the portions of the existing multi-family d we ll ing structu re s that are n ot used as l ivabl e space such as sto rage rooms, boiler rooms, passageways, attics, basements, or garages. • No more t han t wo deta ched accessory dwelling units per lot w it h a height li mit of 16 fe et and a minimum of a 4-foot interior and rear se tbacks • JADUs allowed in R-1 Zone: Less than 500 square fe et • Conta ined enti re ly with in a singl e-family residence , or a proposed singl e-family residence . • Ma y include an efficienc y kitchen in relation to the size of the junior accessory dwe ll ing unit. • Ca n't be sold separa t ely from the primary residence . • Owner occupa ncy is required • Location: ADUs and JADUs must be located in the rear SO % of a lot, w hen feasible . • Two important definitions: • Efficiency Unit: a dwell ing unit with a living room of not le ss than 220 square feet of floor area w ith a kitchen sink, co oking ap p liance, an d refrigeration faci lities, each having a clear working sp ace of not less than 30 inches in front. The unit shall be provided with a separate bathroom and a sep arate closet. An additionallOO square feet of floor area shall be requi red for each occupant of such unit in exce ss of two. • Efficiency Kitchen a cooking facility w ith appliances, with food preparatio n counter and st orage cabinets are of reasonable size in relation to t h e size of the unit.