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)
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)