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Editor, News-Register:
As we enter the new year City Council has been working on making some changes to our zoning code. Whether it be reducing parking minimums, allowing "non-conforming" structures to be rebuilt after a fire or demolition, or once again permitting accessory structures to be built, all the changes being considered would reduce restrictions, cut red tape, and allow property owners more freedom over what they do with their land.
The changes I want to talk about here involve allowing accessory structures. First, what is an accessory structure? They are often referred to as granny flats or mother-in-law suites and typically resemble a tiny home in the backyard or an apartment above a garage. Prior to 2001 these structures were allowed in Wheeling and over 20 years later we still have many of them remaining that were grandfathered in. Numerous neighborhoods have them and I believe they mostly go unnoticed by the neighbors.
In 2001 the city underwent a rewrite of our zoning code and for the first time in Wheeling's history these structures were no longer permitted. That was long before I was on City Council or involved with public policy but from what I have been told, a company was hired to assist Wheeling in rewriting our zoning code and they provided a template of what some other cities were doing at the time, that template apparently included no longer allowing accessory structures to be built. I have yet to speak to somebody who can explain to me why this change took place, but it did. Times change and now modern urban planning, something I and others refer to as a "strong towns" approach, advocates for allowing accessory structures and permitting neighborhoods and households the flexibility to adapt over time to the changing needs of the occupants and the neighborhood.
Other than getting government out of the way and giving property owners more freedom over what they are permitted to do, what are the benefits of accessory structures? They could provide extra income for the property owner if they are rented and therefore also provide affordable housing to the renter. They could provide housing for older parents who need some assistance or children who want some freedom but aren't ready to completely move out on their own. Building accessory structures would create jobs, increase property values, and provide extra tax revenue for our municipalities and public school system. They would increase the housing supply without constructing new neighborhoods that come with more streets and infrastructure for the taxpayer to build and maintain. In other words, this is a low profile, inexpensive and free market solution to a housing shortage that requires little from the government or taxpayer other than getting out of the way.
Accessory structures aren't large apartment buildings being built next door by an out-of-town developer. The current plan is to limit them to 1,000 square feet and only allow them to be built if the primary structure is owner occupied when the permit for the accessory structure is filed.
What are the drawbacks of accessory structures? Well, I've been told they could change the character of the neighborhood, although from the start of Wheeling's history up until 2001 accessory structures were permitted. Since most of our neighborhoods were constructed prior to 2001 there's an argument that accessory structures are already actually a part of the character and fabric of our neighborhoods. After all, a street lined with attractive single-family homes with accessory structures in the backyard, still looks, feels, and operates a lot like … a street lined with attractive single-family homes. In my experience nothing destroys the character and integrity of neighborhoods more than homes that aren't maintained. Allowing accessory structures will give some homeowners the added income to keep their property maintained and viable.
I've heard that allowing accessory structures could create more trash and noise. I suppose any increase in population or in the number of people living in a house could potentially create more trash and noise, but increased neighborhood activity helps small business and hearkens back to our time as a lively burgeoning city, which we are striving to become once again. After all, is not one of our goals as a community getting more people living in Wheeling and reversing the population decline that has been taking place for nearly 100 years? I believe it is, I believe housing is part of the solution and I believe just like our Wheeling ancestors handled the challenges of a city that had more than double the population we have now, we can handle and should welcome the challenges of a growing city that is working to turn around our population decline in a financially prudent manner.
Chad Thalman
Vice Mayor
City of Wheeling