Prior History: Ord. No. 1000 § 4, 2022; Ord. No. 1015 § 3, 2023; Ord. No. 1026, 5/15/2024.
Accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) are a valuable form of housing in the city. These units meet the city's general plan housing policies related to the development of a variety of housing options, including ones that serve the unique needs of elderly and disabled households; rehabilitation of deteriorating housing units, providing housing stock accessible to lower- and moderate-income households; and meeting the city's share of regional housing needs.
The purpose of this chapter is to establish development standards for the construction and operation of ADUs and JADUs on lots zoned to allow single-family or multi-family residential use, including mixed-use zones, in a manner that is consistent with the requirements of state Law.
(Ord. No. 1049, 12/3/2025)
The provisions of this chapter apply to all lots that are zoned to allow single-family or multi-family residential use. ADUs shall be deemed to be an accessory single-family residential use consistent with the general plan and zoning designations for the lot.
ADUs are defined as an attached or detached residential dwelling unit that provides complete, independent living facilities for one or more persons, and is located on a lot with an existing or proposed primary dwelling. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multi-family dwelling is, or will be, situated.
JADUs are defined as a unit that is no more than 500 square feet in size and contained entirely within a single-family residence. A JADU may include separate sanitation facilities or may share sanitation facilities with the existing structure.
(Ord. No. 1049, 12/3/2025)
A. 
A building permit is required for the construction of ADUs and JADUs, which must satisfy the requirements of the California Building Standards Code, Government Code Title 7 Division 1 Chapter 13, and the chapter herein.
B. 
The application shall be approved or denied within 60 days after the city receives the completed application, or in accordance with the deadline required by Government Code Section 63317, as that section may be amended from time to time.
C. 
Notwithstanding any other provision of this chapter to the contrary, no minor exception from any requirement of this chapter shall be approved, nor shall any application for such a minor exception be accepted for processing.
D. 
Where a building permit application for an ADU or JADU is submitted with an application for a single-family dwelling or multi-family dwelling that is subject to discretionary review under this chapter, the ADU or JADU application will be considered separately without discretionary review or public hearing, following the approval of the main dwelling unit(s).
E. 
Pre-approved ADU plans are available on the city's website under the building and safety department page. An application for a preapproved detached ADU plan must be approved or denied within 30 days within the current triennial California Building Standards Code rulemaking cycle or a plan that is identical to a plan used in an application for a detached ADU approved within the current triennial California Building Standards Code rulemaking cycle.
(Ord. No. 1049, 12/3/2025)
There are four categories of ADUs and JADUs in Government Code Section 66323 that are subject to the standards set forth in Title 7 Division 1 Chapter 13 Article 2 of the Government Code. Their applicability depends on whether the ADU or JADU will be located on a lot with a single-family or multi-family dwelling and meets the specific requirements as follows:
A. 
Category 1: One ADU and one JADU per lot with an existing/proposed single-family dwelling if all of the following conditions apply:
1. 
The ADU or JADU is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure and shall be limited to ingress and egress only.
2. 
The space has exterior access from the existing/proposed single-family dwelling.
3. 
The side and rear setbacks are sufficient for fire and safety.
4. 
The JADU complies with the requirements of Government Code Section 66333 and with the requirements set forth in Section 17.100.070.
B. 
Category 2: One detached, new construction ADU for a lot with an existing/proposed single-family dwelling that does not exceed four-foot side and rear yard setbacks if all of the following conditions apply. The ADU may be combined with a JADU as described in subsection (A)(1).
1. 
The ADU shall be no more than 800 square feet in size.
2. 
The ADU shall not exceed a height limit of 16 feet unless it is located within a half mile of a major transit stop or a high-quality transit corridor. In which case, the ADU shall not exceed a height limit of 18 feet.
3. 
An additional two feet are allowed only if necessary to match the roof pitch of the primary dwelling.
4. 
The ADU shall be subject to four-foot side and rear yard setbacks.
C. 
Category 3: Multiple ADUs, up to 25 percent of existing multi-family dwelling units, or at least one ADU, with an existing/proposed multi-family dwelling provided that the units are within the portions of existing multi-family dwelling structures that are not used as livable spaces, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages, if each unit complies with state building standards for dwellings.
D. 
Category 4: Multiple ADUs, not to exceed the numbers specified below, located on a lot with an existing/proposed multi-family dwelling but are detached from the multi-family dwelling and are subject to the setback and height requirements in Section 17.100.060. If the existing multi-family dwelling has a side or rear yard setback of less than four feet, the modification of the existing multi-family dwelling shall not be required as a condition of approving the application to construct an ADU that satisfies the requirements of this subsection.
1. 
On a lot with an existing multi-family dwelling, not more than eight detached ADUs. However, the number of ADUs allowable pursuant to this clause shall not exceed the number of existing units on the lot.
2. 
On a lot with a proposed multi-family dwelling, not more than two detached ADUs.
(Ord. No. 1049, 12/3/2025)
Additional ADUs shall be allowed under the following circumstances.
A. 
Eligibility for an Additional ADU. In all residential zones where ADUs are permitted, an additional ADU may be permitted, if all the following conditions are met:
1. 
The lot contains an existing or proposed primary, single-family dwelling unit.
2. 
The lot is a minimum size of 20,000 square feet.
B. 
Development Standards. The additional ADU shall comply with all applicable development standards for ADUs set forth in Section 17.100.060.
C. 
Unit Type Flexibility. The additional ADU may either be attached, detached, or a conversion, subject to compliance with the California Building Standards Code.
D. 
Ministerial Review. Applications for an additional ADU under this section shall be subject to ministerial review and approval, provided that the proposed ADU complies with all applicable standards of this section and any other relevant sections of this chapter.
(Ord. No. 1049, 12/3/2025)
Except for applications submitted pursuant to Section 17.100.040, all ADUs shall comply with the following development standards:
A. 
Code Compliance. ADUs shall be constructed in accordance with the provisions of the latest edition of the California Building Standards Code and other applicable codes adopted by the city unless specifically exempted in this chapter.
B. 
Existing Lots and Uses. ADUs shall be permitted if the existing or proposed lot and dwelling meet the following requirements:
1. 
The lot on which the ADU is proposed to be established shall contain at least one existing permanent dwelling unit or the application for the ADU shall be made concurrently with an application for at least one dwelling unit on the same lot.
2. 
The zoning regulations for the lot allow for the development of a single-family dwelling or multi-family use.
C. 
Facilities. The ADU shall have a separate entrance and shall contain kitchen and bathroom facilities separate from those of the main dwelling.
D. 
Utility Services. The ADU may be metered separately from the main dwelling for gas, electricity, communications, water and sewer services.
E. 
Fire Sprinklers. ADUs shall not be required to provide fire sprinklers if they are not required for the primary residence. For existing multi-family dwellings, the construction of an ADU shall not trigger a requirement for fire sprinklers to be installed.
F. 
Size and Height. The size and height of the ADU shall comply with the requirements indicated in Table 17.100.050-1 as follows:
Table 17.100.050-1 Development Standards for Accessory Dwelling Units
Accessory Dwelling Unit Type
Minimum Size
Maximum Size(1)
Height(2)
Attached
220 sq. ft.
50% of main dwelling unit or 1,200 sq. ft., whichever is less
25 feet
Detached
350 sq. ft.
1,200 sq. ft.
16 feet or 18 feet(3, 4)
Table Notes:
(1)
The maximum size for ADUs do not include optional accessory structures, such as a garage.
(2)
ADUs constructed above a garage shall not exceed the height limits of the underlying zone.
(3)
ADUs shall not exceed 18 feet in height, or 20 feet to match the roof pitch of the primary structure, when located within a half mile of a major transit stop or high-quality transit corridor.
(4)
ADUs shall not exceed 18 feet in height when located on a lot with an existing or proposed multi-story, multi-family dwelling.
G. 
Lot Coverage. ADUs shall conform to the lot coverage requirements for the zone in which it is located, except where the application of the lot coverage requirement would not permit the construction of an 800-square-foot ADU that is at maximum 16 feet in height and at minimum has four-foot side and rear yard setbacks.
H. 
Setbacks. ADUs shall comply with the following setback requirements:
1. 
ADUs shall maintain at least a four-foot setback from the side and rear property lines.
2. 
ADUs shall maintain the front yard setback standard of the underlying zone, unless the front yard setback standard would not permit construction of an 800-square-foot ADU that is at maximum 16 feet in height and at maximum has four-foot side and rear yard setbacks.
3. 
Notwithstanding the above, no setback shall be required for an ADU that is within an existing structure or within a structure constructed in the same location and dimensions as an existing structure.
I. 
Parking. In addition to the parking required for the main dwelling (listed in Table 17.64.050-1), parking for accessory dwelling units shall be provided as follows:
1. 
Newly constructed, detached ADUs shall provide a minimum of one parking space, unless otherwise exempt. The parking space(s) may be provided as tandem parking, in an enclosed garage, and/or in setback areas.
2. 
If parking for the ADU is provided in a garage that also provides parking for the main dwelling, the provided space(s) shall be for the exclusive use of the ADU. The space(s) shall be separated from any garage spaces for the main dwelling by a wall or other permanent barrier and shall have a separate or independent garage door.
3. 
ADUs shall utilize the same vehicular access that serves the existing main dwelling, unless the ADU has access from a public alley contiguous to the lot or is located on a corner lot for which secondary access is permitted for parking outside the street side setback. A vehicular driveway that provides access to required parking shall have a minimum width of 10 feet.
4. 
When a required garage, carport, or covered parking structure for the main dwelling is converted or demolished in conjunction with the construction of an ADU, replacement of parking spaces that are eliminated by the construction of the ADU shall not be required as long as the ADU remains in use as a legal ADU.
5. 
Parking shall not be required for an ADU in any of the following instances:
a. 
Where the ADU is located within a one-half mile walking distance of public transit, such as a bus stop or train station.
b. 
Where the ADU is located within an architecturally and historically significant district.
c. 
Where the ADU is part of the existing or proposed primary dwelling or an existing accessory structure.
d. 
When on-street parking permits are required but not offered to the occupant of the ADU.
e. 
When there is a car share station located within one block of the ADU.
f. 
When a permit application for an ADU is submitted with a permit application to create a new single-family or multi-family dwelling on the same lot, provided that the ADU or the parcel satisfies any other criteria listed in this subdivision.
(Ord. No. 1049, 12/3/2025)
Except for applications submitted pursuant to Section 17.100.040, all JADUs shall comply with the following development standards:
A. 
A JADU shall be a minimum of 220 square feet and a maximum of 500 square feet in floor area, not including the floor area of a shared sanitation facility.
B. 
A JADU shall be contained entirely within the walls of the existing or proposed single-family dwelling, including attached garages or other enclosed uses. Enclosed uses within the dwelling, such as attached garages, are considered a part of the existing or proposed single- family dwelling. Therefore, JADUs are not allowed in accessory structures.
C. 
An exterior entry apart from the main entrance to the existing or proposed single-family residence shall be provided for the JADU.
D. 
A JADU may include separate sanitation facilities or may share sanitation facilities with the main dwelling. If shared, the JADU shall have interior entry, separate from the main entrance to the structure, to allow access to the shared sanitation facilities.
E. 
A JADU shall include an efficiency kitchen, which shall include the following:
1. 
A cooking facility with appliances.
2. 
A food preparation counter and storage cabinets that are of reasonable size in relation to the size of the JADU.
F. 
Additional parking shall not be required for a JADU.
(Ord. No. 1049, 12/3/2025)
Except for applications submitted pursuant to Section 17.100.040, ADUs and JADUs located in the front yard, adjacent to the main dwelling, and/or visible from the public right-of-way shall comply with the following design standards:
A. 
Exterior stairs shall not be visible from any public right-of-way, excluding alleys or trails, except those leading from the finished grade to the first floor.
B. 
The color, material, and texture of the roof shall be substantially the same as the main dwelling.
C. 
The color, material, and texture of all building walls shall be substantially the same as the main dwelling.
D. 
Permitted driveways and walkways shall occupy no more than 50 percent of the front yard area, in accordance with Section 17.56.070.
E. 
Additional design considerations may be necessary for historic resources to prevent adverse impacts on any property that is listed in the California Register of Historical Resources. An ADU or JADU proposed for a property under a Mills Act contract must comply with all Mills Act guidelines, including conformance to the Secretary of the Interior Standards for the Treatment of Historic Properties. Pursuant to Section 17.18.100, any alteration made for preservation, rehabilitation, restoration, or relocation of historic resources may be made according to the requirements of the latest adopted state historical building code.
(Ord. No. 1049, 12/3/2025)
A. 
Sales and Separate Conveyance. The sale or separate conveyance of an ADU separate from the main dwelling is prohibited, except when all the following conditions apply:
1. 
The ADU or primary dwelling was built or developed by a qualified nonprofit corporation.
2. 
There is an enforceable restriction on the use of the land pursuant to a recorded contract between the qualified buyer and the qualified nonprofit corporation that satisfies all of the requirements specified in Section 402.1 of the Revenue and Taxation Code.
3. 
The property is held pursuant to a recorded tenancy in common agreement that includes all the following conditions:
a. 
The agreement allocates to each qualified buyer an undivided, unequal interest in the property based on the size of the dwelling unit that each qualified buyer occupies.
b. 
A repurchase option that requires the qualified buyer to first offer the qualified nonprofit corporation to buy the ADU or main dwelling if the buyer desires to sell or convey the property.
c. 
A requirement that the qualified buyer occupy the ADU or primary dwelling as the buyer's principal residence.
d. 
Affordability restrictions on the sale and conveyance of the ADU or primary dwelling that ensure the ADU and primary dwelling will be preserved for low-income housing for 45 years for owner-occupied housing units and will be sold or resold to a qualified buyer.
e. 
If the tenancy in common agreement is recorded after December 31, 2021, it shall also include all the following:
i. 
Delineation of all areas of the property that are for the exclusive use of a cotenant. Each cotenant shall agree not to claim a right of occupancy to an area delineated for the exclusive use of another cotenant, provided that the latter cotenant's obligations to each of the other cotenants have been satisfied.
ii. 
Delineation of each cotenant's responsibility for the costs of taxes, insurance, utilities, general maintenance and repair, improvements, and any other costs, obligations, or liabilities associated with the property. This delineation shall only be binding on the other parties to the agreement, and shall not supersede or obviate the liability, whether joint and several or otherwise, of the parties for any cost, obligation, or liability associated with the property where such liability is otherwise established by law or by agreement with a third party.
iii. 
Procedures for dispute resolution among the parties before resorting to legal action.
4. 
A grant deed naming the grantor, grantee, and describing the property interests being transferred shall be recorded in the county in which the property is located. A Preliminary Change of Ownership Report shall be filed concurrently with this grant deed pursuant to Section 480.3 of the Revenue and Taxation Code.
5. 
Notwithstanding Government Code Section 66324, if requested by a utility providing service to the primary dwelling, the ADU has a separate water, sewer, or electrical connection to that utility.
6. 
Nothing in this section limits the ability of an ADU to be sold or otherwise conveyed separate from the primary dwelling as a condominium. However, it does not imply it is allowed outside of meeting all the conditions in this section.
B. 
Rental Terms. Any rental of an ADU or JADU shall be for a period exceeding 30 consecutive days.
C. 
Owner Occupancy for JADUs. The owner must reside in either the remaining portion of the primary dwelling or in the newly created JADU. Owner occupancy shall not be required when the owner is another governmental agency, land trust, or housing organization.
(Ord. No. 1049, 12/3/2025)
A. 
Notwithstanding any other law, and except as provided in subsection B, the city will not deny a permit for an unpermitted ADU or JADU that was constructed before January 1, 2020, based on the following:
1. 
The ADU or JADU is in violation of building standards pursuant to Division 13 Part 1.5 Chapter 5 Article 1 of the Health and Safety Code.
2. 
The ADU or JADU does not comply with Title 7 Division 1 Chapter 13 Article 2 or Article 3 of the Government Code, as applicable, or a local ordinance regulating ADUs or JADUs.
B. 
Notwithstanding subsection A, the city may deny a permit to an unpermitted ADU or JADU described in subsection A if the local agency finds that a correction of the violation is necessary to comply with the standards identified in Section 17920.3 of the Health and Safety Code.
C. 
Homeowners may obtain a confidential third-party code inspection from a licensed contractor to determine the unit's existing condition or potential scope of building improvements prior to submitting a building permit application.
D. 
A homeowner applying for a permit for a previously unpermitted ADU or JADU constructed before January 1, 2020, shall not be required to pay impact fees or connection or capacity charges except when utility infrastructure is required to comply with Section 17920.3 of the Health and Safety Code and when the fee is authorized by subdivision (e) of Section 66324 of the Government Code.
E. 
Subject to compliance with Section 17920.3 of the Health and Safety Code, upon receiving an application to permit a previously unpermitted ADU or JADU constructed before January 1, 2020, an inspector may inspect the unit for compliance with health and safety standards and provide recommendations to comply with code that may be necessary to obtain a permit. Should the inspector find noncompliance with health and safety standards, the city shall not penalize the applicant for having the unpermitted ADU or JADU and will approve necessary permits to correct noncompliance with health and safety standards.
(Ord. No. 1049, 12/3/2025)