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10 -1-620.3: DESIGN AN D DEVELO P MEN T STAN DARDS FO R N EW CON STRUCTION :
F. SQ UARE FO O TAGE
1.) All n e w ADUs a cce sso ry d we llin g u n its and addi ti ons to exi sti ng and permi tted a cce sso ry d we llin g u n its ADUs are exempt from compl i ance wi th the F l oor A rea Ra t io ( F A R ) , l ot coverage, open space, or mi ni mum l ot si ze requi rements noted i n thi s C ode unl ess otherwi se speci fi ed herei n.
2.) All n e w attached and detached ADUs a cce sso ry d we llin g u n its shal l not exceed 850 square feet, except for an ADUs a cce sso ry d we llin g wi th more than one bedroom shal l not exceed 1,000 square feet. A D U square footage shal l be measured from exteri or wal l to e xte rio r wa ll, u n le ss th e ADU sh a re s a wa ll with th e p rim a ry d we llin g, in wh ich ca se , it shal l be measured from th e m id p o in t with in th e sh a re d wa ll to th e e xte rio r wa ll.
3. A ny porti on of a structure, i ncl udi ng the area above a stai rcase, over 12 feet i n i nteri or hei ght, shal l count towards the total al l owabl e square footage as i f a second story were wi thi n the spac e. T hi s means that any space wi th an i nteri or hei ght exceedi ng 12 feet shal l be consi dered as consti tuti ng two stori es for the purpose of cal cul ati ng square footage and thus the ground fl oor area i s counted twi ce.
3) W hen an accessory dwel l i ng uni t i s a ttached to the exi sti ng pri mary dwel l i ng uni t, the maxi mum al l owed si ze of that accessory dwel l i ng uni t shal l be no more than 850 or 1,000 square feet based on number of bedrooms as noted i n precedi ng secti on F ( 2) .
4.) Guest dwel l i ng uni ts previ ousl y approved by the C i ty and constructed wi th C i ty bui l di ng permi ts may be converted up to the prev i ousl y C i ty -approved square footage or 850 or 1,000 square feet based on number of bedrooms as noted i n precedi ng sub se ctio n F(2), wh ich e ve r is le ss.
5.) W hen an attached bal cony, porch or pati o i s provi ded i n conj uncti on wi th an A DU , i f sai d structure i s covered, i t shal l count towards the total A DU square footage al l owance.
6.) If a roof or other cover such as a porch or si mi l ar ty pe structure i s provi ded over the mai n entrance of the A D U, and i s supported by posts, 25 square feet of the sai d cover wi l l not count towards the maxi mum al l owabl e square footage of the A DU.
7. A n exi sti ng accessory structure may be converted to an A DU wi th a maxi mum overal l square footage of the greater of: ( 1) up to 850 square feet for A DUs wi th one bedroom or l ess, or 1,000 square feet for an A DU wi th more than one bedroom; or ( 2) the square footage of the exi sti ng accessory structure.
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8.) A DUs may i ncl ude an expansi on of not more than 150 square feet beyond the same physi cal di mensi ons as the exi sti ng accessory structure. A n expansi on beyond the physi cal di mensi ons of the exi sti ng acc essory structure shal l be l i mi ted to accommodati ng ingress and egress.
9. Notwi thstandi ng the maxi mum A DU square footage liste d in th is Su b se ctio n F o r otherwi se establ i shed by state l aw, for each addi ti onal onsi te parki ng stal l provi ded beyond the mi ni mum onsi te parki ng requi red by thi s Di vi si on, up to an addi ti onal 1 20 square feet wi l l be added to the maxi mum si ze of one A DU on the l ot. However, i n no event shal l a si ngl e A D U exceed the maxi mum square footage l i sted i n thi s S ubsecti on F or state l aw by more than 1 20 square feet. I f addi ti onal parki ng i s furni shed as provi ded i n thi s S ubsecti on F(10) and an A DU that other wi se exceeds the maxi mum square footage i s approved, a covenant or si mi l ar deed restri cti on must be recorded on the property and wi l l run wi th the l and prohi bi ti ng the removal of the onsi te parki ng spaces for as l ong as the A D U( s) remai n on the l ot and exc eed the otherwi se appl i cabl e maxi mum square footage. T he deed restri cti on must i ncl ude a statement that i t may be enforced agai nst future purchasers.
I. OWNER OCCUPIED AND RESTRICTIVE COVENANT
“ S peci al Note: Pursuant to C al i forni a Government C ode S ecti on 65852.2( a) ( 8) , the C i ty shal l not i mpose any owner -occupancy and restri cti ve covenant requi rements noted i n thi s secti on, in clu sive o f th e fo llo win g ite m s 1) th ro u gh 3) until J anuary 1, 2025, or a l ater date i f sai d prohi bi ti on i s subsequentl y extended by state l aw . I f state l aw i s amended at a future date to a llo w o wn e r-occupancy restrictions before J anuary, 1, 2025, then thi s Owner Occupi ed and R estri cti ve C ovenant S ecti on shal l spri ng back i nt o effect wi thout further acti on of the C i ty Co u n cil.”
1.) Eith e r th e p rim a ry d we llin g u n it o r th e a cce sso ry d we llin g u n it o n a lo t sh a ll b e occupi ed by the owner of the l ot. T he property owner shal l enter i nto a restri cti ve covenant with the City that a ppl i es to the owner and al l successors i n i nterest, i n a form acceptabl e to the C i ty A ttorney that wi l l be recorded on the subj ect property.
One year from the date of approv al of a fi nal bui l di ng permi t for an accessory dwel l i ng uni t, and every year thereafter, the appl i cant or subsequent property owner of the l ot shal l submi t and certi fy, on forms provi ded by the C i ty, that the property owner of record of the property conti nues to l i ve on and occupy the property as thei r pri nci pal pl ace of resi dence. I t sh al l be a vi ol ati on of thi s C ode i f the property owner or subsequent p ro p e rty o wn e r fa ils to co m p ly with th is se ctio n .
T he restri cti ve covenant shal l : ( i ) speci fy that the property owner must resi de i n ei ther the pri mary dwel l i ng uni t or the accessory dwel l in g u n it; (ii) e xp re ssly p ro h ib it th e re n ta l o f both uni ts at the same ti me; ( i i i ) whi chever uni t bei ng rented may be rented onl y for terms l onger than thi rty ( 30) consecuti ve cal endar days; ( i v) the accessory dwel l i ng uni t may not be sol d or conveyed sepa ratel y from the pri mary dwel l i ng uni t; ( v ) the property ATTACHMENT 2 - PAGE 3
owner and al l successors i n i nterest shal l mai ntai n the accessory dwel l i ng uni t and the property i n accordance wi th al l appl i cabl e C ode requi rements and standards; and ( vi ) the property owner of a uni t i n the R -1-H (Sin gle-F ami l y Horse keepi ng) zone shal l provi de wri tten noti fi cati on to a tenant( s) of the al l owance of equestri an acti vi ti es i n the zone, whi ch may i ncl ude the keepi ng of horses, and may resul t i n unpl easant or obj ecti onabl e odors, dust, n oi se, etc.
2.) W hen an A D U i s constructed i n a mul ti pl e fami l y resi denti al zone, the property must sti l l be owner occupi ed and that A DU must compl y wi th the devel opment standards i denti fi ed through thi s ordi nance.
3.) A wai ver from the owner occupanc y requi rement may be granted by the C ommuni ty Devel opment Di rector for a peri od up to two years i f the property owner i s abl e to establ i sh a bona fi de hardshi p to the restri cti on as fol l ows: the property owner i s h o sp ita lize d , o r re q u ire s d a ily livin g a ssistance that prevents the owner from physi cal l y l i vi ng on the property; the property owner i s on acti ve mi l i tary duty and i s depl oyed to a l ocati on that prevents the owner from occupyi ng the property; the property owner i s deceased and the property i s bei ng hel d pendi ng di spensati on of the estate. T he wai ver shal l be submi tted on a form approved by the Di rector. T he property owner shal l provi de evi dence of the hardshi p to the sati sfacti on of the Di rector. T he Di rector’ s deci si on on a wa ive r is fin a l.
J. DESIGN AND DEV ELOPMENT STANDARDS
1.) T he exteri or desi gn of the A DU shal l match that of the mai n dwel l i ng i n terms of bui l di ng forms, materi al s, col ors, exteri or fi ni shes, roof forms and styl e of doors and wi ndows. T he structure( s) shal l retai n the appearance of a si ngl e- fa m ily d we llin g, a n d th e a cce sso ry d we llin g u n it sh a ll b e in te gra te d in to th e d e sign o f th e e xistin g p rim a ry d we llin g uni t on the property or as determi ned by the C ommuni ty Devel opment Di rector or thei r desi gnee.
2.) T he desi gn of an attached A D U shal l be compati bl e wi th the archi tectural desi gn of the pri mary dwel l i ng uni t i n order to ensure l ong term compati bi l i ty regardl ess of whether the use of the A D U i s conti nued or termi nated. I f a separate entrance i s provi ded, i t shal l be l ocated on the si de or rear of the structure and whenever possi bl e l ocated toward i nteri or yard areas. T he addi ti onal entrance i s prohi bi ted from bei ng l ocated on the front of the pri mary dwel l i ng uni t. T he second entrance shal l be wel l l i t and free of con ceal ment from l andscapi ng to assure safe entrance and exi t by the occupants.
3.) All ADU fa ça d e e le va tio n s visib le fro m a n y p u b lic righ t o f wa y m u st p ro vid e e n trie s, wi ndows, or other archi tectural features compati bl e wi th the exi sti ng pri mary dwel l i ng uni t.
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1. 4) W hen a garage i s converted i nto an A DU , the garage door must be removed and repl aced wi th one or more windows and/or, a resi denti al entry door , or other exterior desi gn features that match the exteri or desi gn of the structure and the pri mary d we llin g uni t.”
2. 5) T he desi gn and constructi on of each new detached ADU and A DU conversi on of existing structures sh a ll co n fo rm to a ll a p p lica b le p ro visio n s o f Title 9 C hapter 1 ( B ui l di ng) of thi s C ode , unl ess otherwi se provi ded for i n C al i forni a Government C ode Secti on 65852.2(a )(1)(D)(viii). Th e a cce sso ry d we llin g u n it sh a ll co m p ly with a ll p ro visio n s o f th e C ode pertai ni ng to the adequacy of water, sewer, el ectri cal , drai nage, and fi re and emergency servi ces to the property on whi ch the accessory dwel l i ng uni t wi l l be l ocated a s we ll a s a ll a p p li cabl e codes pertai ni ng to bui l di ng, fi re, heal th, and/or safety.
3. 6) I f a detached A DU i s vi si bl e from the street, then t The mai n entrance of a detached A DU must face the same di recti on as the mai n entrance for the pri mary dwel l i ng uni t or face the si de property l i nes , whi chever i s more compati bl e to the nei ghborhood character as determi ned by the C i ty Pl anner . An ADU T he mai n entrance proposed to for the ADU m ay face an al l ey or rear property l i ne i s subj ect to revi ew and approval by the C i ty Pl anner i f the entrance i s at l east 5 feet away from the property l i ne abutti ng the al l ey , and another entrance i s provi ded faci ng the fr ont or si de property l i nes .