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Accessory and Junior Accessory Dwelling Units

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An Accessory Dwelling Unit is an attached or detached residential dwelling unit.

[/vc_column_text][/vc_column][/vc_row][vc_row el_id=”wrapgal_serviciotop”][vc_column][vc_images_carousel images=”1294,1295″ img_size=”full” onclick=”link_no” speed=”4000″ autoplay=”yes” hide_pagination_control=”yes” wrap=”yes”][/vc_column][/vc_row][vc_row full_width=”stretch_row_content_no_spaces” equal_height=”yes” el_class=”wrapper_texto_foto”][vc_column css_animation=”fadeIn” width=”1/2″][vc_column_text]Accessory and Junior Accessory Dwelling Units (ADU/JADU)
Accessory Dwelling Unit/Junior Accessory Dwelling Unit
I. Accessory Dwelling Unit (ADU)

What is an ADU?

  1. An Accessory Dwelling Unit is an attached or detached residential dwelling unit that is:
    1,200 square feet in size or less:
  2. Provides complete independent living facilities for one or more persons, including permanent
    provisions for living, sleeping, eating, cooking, and sanitation; and
  3. Is located on a lot with a proposed or existing single dwelling unit or multiple dwelling units.

ADUs Allowable Locations

ADUs are permitted in Zones that permit Residential Uses. The location must be verified by the design consultant to ensure it will be allowed by zoning.
Number of Allowed ADUs
1. Single Dwelling Unit Zones
A Single Dwelling Unit Zone is a zone that allows a maximum of one dwelling unit on a single lot.
a) Permitted within Single Dwelling Unit zones:

ADU Size Regulations

  1. The minimum gross floor area for an attached or detached ADU is 150 square feet.
  2. The maximum gross floor area for an attached or detached ADU is 1,200 square feet.
  3. The gross floor area of an ADU is included in the total gross floor area of a premises.
  4. An ADU may exceed the total gross floor area of a premises, however the ADU shall be limited to a maximum of 800 square feet of gross floor area
  5. Minimum room dimension requirements contained within the California Building Standards Code are applicable.

[/vc_column_text][/vc_column][vc_column width=”1/2″ css=”.vc_custom_1652924561725{background-image: url(https://arc-engineer.com/wp-content/uploads/2022/05/img_adu_1-1.jpg?id=946) !important;background-position: center !important;background-repeat: no-repeat !important;background-size: cover !important;}” el_class=”round_izquierda”][/vc_column][/vc_row][vc_row full_width=”stretch_row_content_no_spaces” equal_height=”yes” el_class=”wrapper_texto_foto fotoizq”][vc_column css_animation=”fadeIn” width=”1/2″ css=”.vc_custom_1652924571262{background-image: url(https://arc-engineer.com/wp-content/uploads/2022/05/img_adu_2-1.jpg?id=947) !important;background-position: center !important;background-repeat: no-repeat !important;background-size: cover !important;}” el_class=”round_derecha”][/vc_column][vc_column width=”1/2″][vc_column_text]ADU Setback Regulations

Conversions or Interior Alterations of Existing Structures
Where an existing structure is converted to an ADU, the ADU may continue to observe the setbacks of the existing structure.

Demolition and Reconstruction of Existing Structures
Where an existing structure is demolished and reconstructed as an ADU, the ADU may continue to observe the setbacks of the original structure. The reconstruction must be at the same location, and to the same dimensions as the original structure.

Addition of Floor Area to Existing Structures
Where an addition to an existing structure is proposed for an ADU, the ADU must observe the Front Yard and Street-Side Yard Setbacks of the Zone. The ADU may encroach into the Side Yard and Rear Yard Setbacks of the Zone, including up to the Property Line, if the structure height is 16 feet or less.
If the side or rear property line abuts another premises that is residentially zoned or developed with exclusively residential uses, an ADU with a structure height that exceeds 16 feet, or is multistory, shall observe a 4-foot Interior-Side Yard and Rear Yard setbacks.

Construction of New Detached Structures
Where a new structure is proposed as an ADU, the ADU must observe the Front and Street-Side Setbacks of the Zone. The ADU may encroach into the Side and Rear Setbacks of the Zone, including up to the Property Line.

ADUs must comply with all requirements in the California Building Standards Code, including requirements for fire separation distance, opening protection, allowable height, and allowable area.[/vc_column_text][/vc_column][/vc_row][vc_row full_width=”stretch_row_content_no_spaces” el_class=”rowtexto”][vc_column width=”1/2″][vc_column_text]ADU Parking Regulations

  1. No parking spaces are required for ADUs.
  2. The conversion or demolition of a garage, carport, or covered parking structure does not require the replacement of parking spaces. If the construction of an ADU or JADU involves the conversion or demolition of a covered parking structure and the existing driveway curb is no longer compliant with City standards, the associated driveway shall be closed to the satisfaction of the City Engineer.
  3. Where off-street parking spaces are provided, parking spaces may be within setback areas, and in any configuration including tandem configurations and mechanical lifts.

ADU Other Regulations

  1. The property owner is not required to live on-site.
  2. An ADU may not be leased for a term of less than 31 consecutive days. An ADU may not be usedfor Transient Lodging.

ADU Fire Sprinkler Systems
DETACHED ADUS

Detached ADUs only require sprinkler protection when the primary dwelling unit is sprinkler protected. For duplexes and multiple dwelling unit (MDU) building sites adding an ADU, the primary dwelling unit is considered the entire duplex or the MDU building.[/vc_column_text][/vc_column][vc_column width=”1/2″][vc_column_text]III. ATTACHED ADUS

  1. Attached ADUs always require sprinkler protection when the primary dwelling unit is sprinkler protected.
  2. The following attached ADU designs do not require sprinkler protection when the primary dwelling unit is not sprinkler protected:
  3. ADU attached to a single family home.
  4. ADU attached to a duplex (two-family dwelling) created by converting existing, permitted space. Although this project is a change of occupancy from a Group R-3 to a Group R-2, California Existing Building Code (CEBC), Section 506.1 allows for a change of occupancy without compliance with all of the requirements of the code for the new occupancy when the new use is less hazardous.
  5. ADU attached to an MDU created by converting the existing permitted space. As there is no change in occupancy and no increase in fire area, sprinklers are not required.

ADU Solar Photovoltaic Systems

  1. Newly constructed ADUs are subject to the California Energy Code requirement to provide solar panels if the unit(s) is a newly constructed, non-manufactured, detached ADU. Per the California Energy Commission (CEC), the panels can be installed on the ADU or on the primary dwelling unit.
  2. ADUs that are constructed within existing space, or as an addition to existing homes, including detached additions where an existing detached building is converted from non-residential to residential space, are not subject to the California Energy Code requirement to provide solar panels.

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Junior Accessory Dwelling Unit (JADU)

What is a JADU?

A Junior Accessory Dwelling Unit (JADU) is a dwelling unit that is not less than 150 square feet and not more than 500 square feet within an existing or proposed single dwelling unit, attached or detached garage, or attached or detached ADU, on a residential single dwelling unit lot. A JADU may include separate sanitation facilities or may share sanitation facilities with the single dwelling unit.

JADUs Allowable Locations

JADUs are generally permitted in Single Dwelling Unit Zones[/vc_column_text][/vc_column][/vc_row][vc_row full_width=”stretch_row_content_no_spaces” equal_height=”yes” el_class=”wrapper_texto_foto fotoizq”][vc_column width=”1/2″ css=”.vc_custom_1652924582731{background-image: url(https://arc-engineer.com/wp-content/uploads/2022/05/img_adu_3-1.jpg?id=948) !important;background-position: center !important;background-repeat: no-repeat !important;background-size: cover !important;}” el_class=”round_derecha”][/vc_column][vc_column width=”1/2″][vc_column_text]ADU Number Allowed

1. Single Dwelling Unit Zones

A Single-Family Zone is a zone that allows a maximum of one dwelling unit on a single lot.

a. Permitted within Single Dwelling Unit Zones:

b. 1 JADU may be constructed within an existing or proposed:

JADU Size

1. The minimum gross floor area for a JADU is 150 square feet.
2. The maximum gross floor area for a JADU is 500 square feet.
3. The gross floor area of an JADU is included in the total gross floor area of the premises.
4. Minimum room dimension requirements contained within the California Building Standards Co are applicable.[/vc_column_text][/vc_column][/vc_row][vc_row full_width=”stretch_row_content_no_spaces” equal_height=”yes”][vc_column width=”1/2″][vc_column_text]JADU Size

  1. Conversions or Interior Alterations of Existing Structures
    Where an existing structure is converted to a JADU, the JADU may continue to observe the setbacks of the existing structure.
  2. Demolition and Reconstruction of Existing Structures
    Where an existing structure is demolished and reconstructed as a JADU, the JADU may continue to observe the setbacks of the original structure. The reconstruction must be at the same location and to the same dimensions as the original structure.
  3. Addition of Floor Area to Existing Structures
    Where an addition to an existing structure is proposed for a JADU, the JADU must observe the Front and Street-Side Setbacks of the Zone. The JADU may encroach into the Side and Rear Setbacks of the Zone, including up to the Property Line.
  4. Construction of New Detached Structures
    Where a new structure is proposed as an JADU, the JADU must observe the Front and Street-Side Setbacks of the Zone. The JADU may encroach into the Side and Rear Setbacks of the Zone, including up to the Property Line.
    If the side or rear property line abuts another premise that is residentially zoned or developed with exclusively residential uses, a JADU with a structure height that exceeds 16 feet, or multistory ADU or JADU, shall observe a 4-foot Interior-Side Yard setback and a 4-foot Rear Yard setback.
  5. JADUs must comply with all requirements in the California Building Standards Code, including requirements for fire separation distance, opening protection, allowable height, and allowable area

JADU Parking Regulation

  1. No parking spaces are required for JADUs.
  2. The conversion or demolition of a garage, carport or covered parking structure does not require the replacement of parking spaces.
  3. Where off-street parking spaces are provided, parking spaces may be within setback areas and in any configuration, including tandem configurations and mechanical lifts.

[/vc_column_text][/vc_column][vc_column width=”1/2″ css=”.vc_custom_1652924594294{background-image: url(https://arc-engineer.com/wp-content/uploads/2022/05/img_adu_4-1.jpg?id=949) !important;background-position: center !important;background-repeat: no-repeat !important;background-size: cover !important;}” el_class=”round_izquierda”][/vc_column][/vc_row][vc_row full_width=”stretch_row_content_no_spaces” equal_height=”yes” el_class=”fotoizq”][vc_column width=”1/2″ css=”.vc_custom_1652924606073{background-image: url(https://arc-engineer.com/wp-content/uploads/2022/05/img_adu_5-1.jpg?id=950) !important;background-position: center !important;background-repeat: no-repeat !important;background-size: cover !important;}” el_class=”round_derecha”][/vc_column][vc_column width=”1/2″][vc_column_text]JADU Regulation

  1. A JADU shall have a separate exterior entry from an attached Single Primary welling Unit or attached ADU.
  2. A JADU shall provide a separate independent kitchen or efficiency kitchen from a Single Primary Dwelling Unit or ADU.
  3. A JADU may include separate independent sanitation facilities or may share sanitation facilities with an attached Single Primary Dwelling Unit or attached ADU.
  4. Where a JADU is detached from a Single Primary Dwelling Unit or ADU, the JADU shall provide independent sanitation facilities within the JADU.
  5. Where a JADU exists on a premises, the property owner is required to live on-site.
  6. The property owner may live in any of the on-site dwelling units.
  7. A JADU may not be leased for a term of less than 31 consecutive days. A JADU may not be used for Transient LodgingJADU Fire Protection Systems
  8. Where a primary dwelling unit is provided with a fire sprinkler system, the JADU will be required to install a fire sprinkler system. The JADU may be required to fire rate the walls that are shared with the primary unit or ensure that the sprinkler system in the primary dwelling unit communicates with the sprinkler system in the JADU. Where a primary dwelling unit is not required to provide a fire sprinkler system, a proposed JADU will not be required to install a fire sprinkler system. However, the JADU may be required to construct a fire rated wall when sharing a wall with an existing or proposed single-family dwelling.

JADU Solar Photovoltaic Systems

JADUs are not required to provide a solar photovoltaic system.

JADU Agreement Required

Prior to issuance of a Building Permit, a Junior Unit Agreement is required that neither the primary dwelling unit nor the junior unit may be sold or conveyed separately and that the record owner shall reside in either the primary dwelling unit, ADU or JADU.[/vc_column_text][/vc_column][/vc_row][vc_row][vc_column][vc_column_text]

Minimum submittal requirements for each ADU or JADU includes the following:

  1. Plans / Calculations:

a. Site Plan and Vicinity Map
b. Floor Plans and Roof Plans.
c. Elevations and Sections (as applicable).
d. Structural plans and details.
e. Structural calculations and/or truss calculations (as applicable).
f. Title 24 Energy calculations.

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