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CITY OF GLENDALE, CALIFORNIA
REPORT TO THE SPECIAL CITY COUNCIL
AGENDA ITEM
Report: Review of Potential Pre-Approved Accessory Dwelling Units
1. Motion to provide feedback regarding proposed pre-approved accessory dwelling unit plans.
COUNCIL ACTION
Item Type: Action Item
Approved for March 5, 2024 calendar
EXECUTIVE SUMMARY
As part of Community Development’s efforts to create a simpler and faster review process, as well as the enactment of a new state law, Assembly Bill (AB) 1332, staff is presenting a series of pre-approved accessory dwelling unit (ADU) plans. AB 1332 requires a local agency, by January 1, 2025, to develop a program for the pre-approval of accessory dwelling unit plans, whereby the local agency accepts accessory dwelling unit plan submissions for preapproval and approves or denies the preapproval applications. AB 1332 authorizes a local agency to charge a fee to an applicant for the preapproval of an accessory dwelling unit plan, and requires the local agency to post preapproved accessory dwelling unit plans and the contact information of the applicant on their website. The new law requires a local agency to either approve or deny an application for a detached accessory dwelling unit within 30 days, that utilizes either an accessory dwelling unit plan preapproved by the local agency 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 accessory dwelling unit approved by the local agency within the current triennial California Building Standards Code rulemaking cycle.
The intent behind the pre-approved ADUs is to create options that applicants can “pull off the shelf” that have already been reviewed for design and Building & Safety requirements.
This would significantly reduce review time within Community Development as nearly all requirements would already be pre-approved except for the location on site. Staff solicited a number of plans to be considered, and Council is being requested to review the plans and designs and provide feedback.
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RECOMMENDATION
That Council provide feedback on the designs and plans of the potential pre-approved ADUs in preparation of staff launching the program.
ANALYSIS
In mid-2023 staff began the process of identifying opportunities that would improve the speed and consistency of entitlement and permit reviews within the Planning and Building & Safety Divisions. Staff is currently working on a workplan to advance many of the initiatives forward, but has also identified opportunities for early implementation of some strategies.
Additionally, the passage of AB 1332 directs that all local jurisdictions shall have a program for pre-approved ADUs in place by January 1, 2025. The intent of a pre-approved ADU program is to provide construction ready alternatives that need minimal review, speeding up the process of approval and in turn the production of housing. As part of AB 1332, local jurisdictions must:
•Accept accessory dwelling units plan submissions for preapproval, •Not restrict who can submit a plan for a pre-approved ADU, and •Approve or deny any pre-approved ADU within 30 days.
The pre-approved ADUs will truncate the review time, as all standards related to Building & Safety will have already been evaluated for compliance. Review will be limited to placement on the site, and considerations related to setbacks, Fire, and Glendale Water and Power. Ultimately, various pre-approved ADU plans would be uploaded to the City website for selection, and potential applicants would be informed of selection options based on location.
Staff identified this opportunity as an initiative that could be implemented in the near term.
As such, twenty-five design professionals that have approved ADU standards within the City of Los Angeles were contacted to determine interest in participating in the program.
Staff received responses from approximately ten different designers presenting a variety of alternatives regarding square footage and design. The proposed plans vary from 400 square feet, up to 1,200 square feet. Many of the plans offer alternatives that modify the style from contemporary to traditional. For example, some plans call for different cladding material such as stucco or siding, different locations for porches, and various roof styles.
This is in an effort to ensure that there are design options that can be compatible with any design or architectural style.
Council is being asked to review the design concepts before staff begins the process of review and implementation of the program. The goal would be to identify whether the Council believes that the design alternatives are broad enough to meet the character and 3{{section.number}}1
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aesthetic needs of the City, or if the staff should attempt to identify other alternatives. It should be noted that staff is not seeking to modify the existing proposed designs, but rather, staff is seeking direction regarding whether staff should seek to identify additional alternatives. Furthermore, it should be noted that any pre-approved plans can be removed from the City’s inventory at the request of any designer, and other designers may submit their plans for consideration and inclusion in the pre-approved ADU program.
If the Council supports the current proposed designs, staff will begin the process of implementing the pre-approved ADU program. This would include the review of the plans in consideration and modifications to the website to prepare for uploading and implementation. If directed by Council to move forward, staff anticipates having the program live in the summer of 2024, beating the state deadline by approximately 6 months.
STAKEHOLDERS/OUTREACH
Staff contacted approximately twenty-five different designers and received approximately 10 responses of designers wanting to participate in the program.
FISCAL IMPACT
There is no fiscal impact associated with this report.
ENVIRONMENTAL REVIEW (CEQA/NEPA)
N/A.
CAMPAIGN DISCLOSURE
This item is exempt from campaign disclosure requirements.
ALTERNATIVES TO STAFF RECOMMENDATION
1. Council may provide feedback regarding the alternatives, and direct staff to begin the process of implementing a pre-approved ADU program, resulting in a reduced timeline for permit review.
2. Council may provide feedback regarding the alternatives, but direct staff to not proceed in the process of implementing a pre-approved ADU program. This would result in a delay in implementing the program, and reduce the amount of time that staff has to prepare for implementation, which must occur by January 1, 2025 pursuant to state law.
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ADMINISTRATIVE ACTION
Submitted by:
Bradley Calvert, Director of Community Development
Prepared by:
Bradley Calvert, Director of Community Development
Approved by:
Roubik R. Golanian, P.E., City Manager
EXHIBITS/ATTACHMENTS
1. Example of pre-approved ADUs and various styles.