This chapter provides standards by which the city shall evaluate and ministerially approve an application for the siting and construction of an accessory dwelling unit (ADU) or junior accessory dwelling unit (JADU) on a lot with an existing or proposed dwelling located in areas zoned to allow single-family or multifamily residential use in compliance with California Government Code Sections 65852.2 and 65852.22, as may be amended.
(Ord. 92-73; Ord. 97-151; Ord. 16-355 § 1; Ord. 16-365 § 1; Ord. 18-384 § 1; Ord. 19-405 § 1; Ord. 20-416 § 1; Ord. 23-449, 11/13/2023)
A. 
ADUs are permitted in all zone districts allowing single-family or multifamily residential uses on lots developed with existing or proposed dwellings.
B. 
An ADU may be established in the following methods:
1. 
Attached to, or located within, an existing or proposed primary dwelling.
2. 
A new detached structure, or located within or attached to an accessory structure, including detached garages or similar structures.
3. 
Conversion of existing attached or detached accessory structures, including garages, storage areas, or similar structures.
4. 
Reconstruction of an existing structure or living area that is proposed to be converted to an ADU, or a portion thereof, in the same location and to the same dimensions and setbacks as the existing structure.
C. 
One JADU may be established within the space of an existing or proposed single-family residence, on a lot that is zoned to allow single-family residential uses.
D. 
A JADU may be established within the space of the primary dwelling in combination with the construction of one detached, new construction ADU not exceeding 1,200 square feet with four-foot side and rear yard setbacks.
E. 
ADUs shall be permitted on lots developed with existing multifamily dwellings subject to the following provisions:
1. 
A minimum of one ADU may be constructed, or up to 25% of the existing unit count, within nonlivable space, including, but not limited to, storage rooms, passageways, attics, basements, or closets.
2. 
The construction of two detached ADUs, subject to four-foot side and rear setbacks. In this case, only two detached ADUs are permitted on lots developed with existing multifamily dwellings.
(Ord. 92-73; Ord. 97-151; Ord. 16-355 § 1; Ord. 16-365 § 1; Ord. 18-384 § 1; Ord. 19-405 § 1; Ord. 20-416 § 1; Ord. 23-449, 11/13/2023)
A. 
Development Standards. Accessory dwelling units shall comply with the following standards:
1. 
ADU Type, Location and Size.
a. 
Attached Unit. An ADU attached to an existing primary dwelling shall not exceed 50% of the total existing or proposed living area of the primary dwelling, except that an attached ADU up to a maximum size of 850 square feet for a one-bedroom unit or up to 1,000 square feet for two- or more bedroom unit may be permitted.
b. 
Detached Unit. An ADU structurally independent and detached from the existing or proposed primary dwelling shall not exceed 1,200 square feet.
c. 
ADUs shall have independent exterior access from the primary dwelling. No passageway to the primary dwelling shall be required.
d. 
ADUs shall not be required to provide fire sprinklers if they are not required for the primary residence.
e. 
Except as otherwise provided in Government Code Section 65852.26, no ADU may be sold or otherwise conveyed separately from the property and the primary residence.
2. 
JADU Location, Size, and Standards.
a. 
A JADU shall be constructed entirely within an existing or proposed primary dwelling (and enclosed uses within the dwelling, such as an attached garage are part of the proposed or existing dwelling) and shall not exceed 500 square feet.
b. 
JADUs shall have an independent exterior entrance from the primary dwelling but may also include shared access between two units. In instances where the JADU shares a bathroom with the primary dwelling, the JADU shall have an interior entry to the primary dwelling's main living area, independent of the exterior entrances of the JADU and the primary dwelling.
c. 
A JADU, at a minimum, shall include an efficiency kitchen as defined in Section 17.04.080.
d. 
The property owner shall reside in either the principal dwelling unit or the junior accessory dwelling unit.
e. 
JADUs are prohibited from being sold or conveyed separately from the primary dwelling unit. Prior to issuance of a building permit for the JADU, the property owner shall file with the city a deed restriction for recordation with the County Recorder, which shall run with the land and include the provisions listed in Government Code Section 65852.22.
3. 
Setbacks.
a. 
Have minimum interior side and rear setbacks of four feet and street side setback of 10 feet. Such ADU shall not have a greater front yard setback requirement than that of the primary residence.
b. 
No setback shall be required for an existing living area or accessory structure in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or to a portion of an accessory dwelling unit, and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure.
c. 
Setback from Structures. Be set back from other structures on the parcel consistent with the city-adopted building code.
4. 
Height. An attached or detached ADU shall comply with the following requirements:
a. 
A proposed detached ADU that is located within one-half mile of a major transit stop or high quality transit corridor on a lot with a single-family or multifamily dwelling unit may be constructed to a maximum height of 20 feet or match the roof pitch of the primary dwelling unit, whichever is greater.
b. 
Where a lot has an existing or a proposed single-family or multifamily dwelling unit, a proposed detached ADU may be constructed to a maximum height of 18 feet or match the height of the primary dwelling unit, whichever is greater.
c. 
Where a proposed ADU is being attached to a primary dwelling unit, the height of the ADU shall be limited to 35 feet, not to exceed two stories.
d. 
Where a lot has an existing or a proposed single-family or multifamily dwelling unit, a proposed ADU may be constructed above an existing or proposed detached garage and shall be limited to 35 feet in height, not to exceed two stories.
5. 
Location on Parcel. An accessory dwelling unit can either be attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing dwelling.
B. 
Compatibility. The accessory dwelling unit shall be designed and constructed to be compatible with the existing house as to height, style, materials, and colors.
C. 
Off-Street Parking.
1. 
At least one additional off-street parking space shall be provided for the accessory dwelling unit or bedroom, whichever is less, unless otherwise exempt under Section 17.80.030(E).
2. 
The parking spaces required for the accessory dwelling unit can be in tandem to the required parking of the main residential structure, may be uncovered, and can be located within the front setback as long as all other yard requirements are met.
3. 
When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or converted to an accessory dwelling unit, those off-street parking spaces are not required to be replaced.
4. 
The accessory dwelling unit shall utilize the same vehicular access which serves the existing dwelling unit.
D. 
Off-Street Parking Exemption. Off-street parking shall not be imposed in any of the following instances:
1. 
The accessory dwelling unit is located within one-half mile walking distance of public transit;
2. 
The accessory dwelling unit is located within an architecturally and historically significant historic district;
3. 
The accessory dwelling unit is part of the existing primary residence or an existing accessory structure;
4. 
When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit;
5. 
When there is a car share vehicle located within one block of the accessory dwelling unit.
E. 
Mobilehomes or Manufactured Housing. Mobilehomes or manufactured housing on permanent foundations shall be permitted as an accessory dwelling unit, only if they are installed on permanent foundations, and the mobilehome complies with the 1974 National Manufactured Housing Construction and Safety Act.
F. 
Addressing. Detached ADUs shall have a separate address from the primary dwelling. An attached ADU or JADU may request a separate address from the primary dwelling.
(Ord. 92-73; Ord. 97-151; Ord. 16-355 § 1; Ord. 18-384 § 1; Ord. 19-405 § 1; Ord. 20-416 § 1; Ord. 22-431 § 1; Ord. 23-449, 11/13/2023)
A. 
Utility Service and Kitchen Facilities. Accessory dwelling units shall be provided with adequate water, sewer and other utilities.
B. 
Fees. Fees charged for the construction of ADUs shall be consistent with Government Code Section 65852.2(f).
(Ord. 92-73; Ord. 97-151; Ord. 16-355 § 1; Ord. 18-384 § 1; Ord. 19-405 § 1; Ord. 20-416 § 1; Ord. 23-449, 11/13/2023)
A. 
Approval Process. An accessory dwelling unit and junior accessory dwelling unit is considered and approved ministerially, without discretionary review or hearing, if it meets the minimum standards in this chapter.
B. 
Timing. The city must act on an application to create an accessory dwelling unit or junior accessory dwelling unit within 60 days from the date that the city receives a completed application, unless either:
1. 
The applicant requests a delay, in which case the 60 day time period is tolled for the period of the requested delay; or
2. 
In the case of a junior accessory dwelling unit and the application to create a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on a lot, the city may delay acting on the permit application for the junior accessory dwelling unit until the city acts on the permit application to create new single-family dwelling, but the application to create the junior accessory dwelling unit will still be considered ministerially without discretionary review or a hearing.
(Ord. 20-416 § 1)
Notwithstanding the above standards, all accessory dwelling units established under this chapter shall meet all of the requirements of the zoning district for which the accessory dwelling unit is in as to fences, walls and hedges; frontage; width and depth of site; height of structures; distance between structures; signs; applicable building and fire codes and general provisions and exceptions.
(Ord. 92-73; Ord. 97-151; Ord. 16-355 § 1; Ord. 18-384 § 1; Ord. 19-405 § 1; Ord. 20-416 § 1)