Item10_ADU-Ordinance-Changes — Grover Beach City Council, August 24, 2026

CITY OF GROVER BEACH

CITY COUNCIL STAFF REPORT
Agenda Item No. 10
Placement: Public Hearing
Meeting Date: August 24, 2026
TO: Honorable Mayor and City Council
FROM: Matthew Bronson, City Manager
PREPARED BY: Megan Martin, Community Development Director SUBJECT: First Reading and Introduction of an Ordinance to Amend the Grover Beach Municipal Code Article IX (Development Code, Chapter 4), and Local Coastal Program to revise certain sections of the City's Accessory Dwelling Unit Ordinance (Section 4.10.015).

RECOMMENDATION
1) Introduce the first reading of an Ordinance to amend the Grover Beach Municipal Code Article IX (Development Code), and; 2) Schedule a second reading, by title only, to adopt the Ordinance at the next regularly scheduled City Council meeting and adopt a Resolution to amend the Local Coastal Program to revise certain sections of the City’s Accessory Dwelling Unit Ordinance (Section 4.10.015).

BACKGROUND
On August 25, 2025, the City Council adopted Ordinance No. 25-04, updating the City’s Accessory Dwelling Unit (ADU) Ordinance to align with State ADU requirements. The amendments were later certified by the California Coastal Commission on December 11, 2025.

State ADU law requires the City to submit an ADU Ordinance to the Department of Housing and Community Development (HCD) within 60 days after adoption by the City Council (Government Code Section 66326, subd. (a)). City staff submitted the ordinance within the required timeframe and received a comment letter from HCD staff on January 2, 2026. The letter requested technical refinements to the adopted and certified ADU Ordinance.

City staff conducted a detailed review of each comment and submitted a comprehensive response to HCD on January 26, 2026. Staff provided additional details regarding the City’s ordinance and clarified provisions that staff believed were already consistent with State ADU law. As a result, the proposed amendments are technical in nature and intended to provide greater transparency and clarity within the City’s ADU Ordinance. While City staff consistently administers ADU applications in accordance with the requirements of State law, HCD requested that some changes be expressly incorporated into the ordinance to improve readability, provide greater certainty to applicants and the public, and eliminate any potential ambiguity regarding the City’s implementation of State ADU law.

On July 7, 2026, the Planning Commission considered the administrative record and legislative draft amendments (Attachment 2) and recommended the City Council adopt the ordinance (Attachment 1) and Local Coastal Program amendments to the City’s ADU Ordinance, without Staff Report: 2026 ADU Ordinance Amendments First Reading and Introduction Page 2 August 24, 2026
changes. A Resolution to amend the LCP consistent with these revisions will be brought to the Council in addition to the second reading of the Ordinance.

Proposed Amendments
The proposed amendments are limited to the remaining comments from HCD staff and primarily relate to HCD’s interpretation of Government Code Sections 66314 and 66323 governing ministerial ADU approval, including the number of ADUs that may be permitted on a single-family lot, the treatment of conversion ADUs, the applicability of front setback requirements for 66323 ADU units (commonly referred to as “State-exempt” ADUs), and clarification that certain development standards apply only where authorized by State law.

Section 4.10.015.D.1 – Maximum Number of ADUs and JADUs (Single Unit Dwelling Lots) Since adoption of the City’s ADU Ordinance, HCD has released additional guidance that clarifies how the ministerial approval provisions for ADUs and JADUs under Government Code Sections 66314 and 66323 interact on lots developed with a single-unit dwelling. Specifically, HCD clarified that ADUs subject to ministerial approval provisions of Section 66314 are permitted in addition to ADUs subject to Section 66323. The amended language clarifies that a property owner may develop ADUs subject to Section 66314 in addition to the approval requirements under Section 66323.

Section 4.10.015.D.2 – JADU Compliance
Senate Bill 543 (SB 543) was chaptered late 2025 and established new standards for ADUs and JADUs. HCD staff requested City staff update the City’s ADU Ordinance to address all requirements of SB 543. These sections have been amended to include the new JADU code reference section in accordance with SB 543.

Section 4.10.015.D.3.a. Definition. Interior ADU (converted space) HCD also requested that the City include language that explicitly states that a conversion ADU was possible within a proposed single-unit dwelling under the Government Code Section 66323 pathway. Previously, the unit would have had to have been constructed and would have been subject to Section 66314 as a newly constructed attached ADU. The amended language includes a new definition of an interior ADU (converted space) as allowed and defined by Government Code Section 66323.

Section 4.10.015.D.4.c.i – Minimum Front Setback (Attached ADUs) HCD stated that while the City’s ordinance did correctly incorporate the Government Code Section 66321 front setback exception, it did not clearly state that Section 66323 units are exempt from front setback requirements altogether, regardless of whether a front setback would preclude construction. The ordinance has been amended to refer to the exemption under Section 66321 and expressly state that no front setback is required for ADUs authorized under Government Code Section 66323.

Section 4.10.015.F – Development Standards
As written, the City’s ordinance states that certain development standards apply to “all ADUs and JADUs,” unless otherwise exempt under Government Code Section 66323. Under Section 66323, units are only subject to the development standards specifically authorized by that section. HCD requested the City amend the ordinance to make that distinction explicit. The ordinance has been Staff Report: 2026 ADU Ordinance Amendments First Reading and Introduction Page 3 August 24, 2026
revised to clarify the applicability of Subsection F and to distinguish the development standards that apply to ADUs authorized under Section 66323 from those applicable to Section 66314.

Section 4.10.015.F.2 – Size of Units
As mentioned, SB 543 established new standards for ADUs and JADUs. HCD staff requested the City update the City’s ADU Ordinance to address all requirements of SB 543. This section has been amended to include SB 543 standardized measurement requirement which stipulates the size limit of an ADU and JADU be based on interior livable space, excluding exterior wall thickness.

Section 4.10.015.G. (previously Section 4.10.015.F.9) – Objective Design Standards (ODS) HCD requested that the City’s ODS explicitly state that ODS do not apply to ADUs authorized pursuant to Government Code Section 66323, and to ensure that the ODS are fully objective.

HCD identified that the massing subsection was inconsistent with authority granted to local agencies under Gov Code Section 66315. The ordinance has been revised to clarify that ODS apply to all other ADUs and JADUs under Section 66314, but not to ADUs subject to Section 66323, consistent with State law. To strengthen objectivity, the materials subsection now includes formal definitions of “primary material” and “accent material,”. Similarly, roof standards have been updated to replace subjective terminology with measurable, objective criteria in accordance with HCD guidance. The “Massing” section has been removed from the ordinance.

Section 4.10.015.H.3.a – JADU Owner-Occupancy
Assembly Bill 1154 (AB 1154) was chaptered late 2025 and established clarification for when JADUs are subject to owner-occupancy requirements. HCD staff requested the City update the City’s ADU Ordinance to address all requirements of AB 1154. This section has been amended to require owner-occupancy only when the JADU shares sanitation facilities with the existing primary structure, in accordance with AB 1154.

Section 4.10.015.H.4-6 (previously subsection G.4-6) – General ADU and JADU requirements HCD staff noted that Sections 4.10.015.H.4 and H.5 references were outdated. Additionally, in accordance with SB 543, HCD staff requested the city update Section 4.10.015.H.4 and H.6 to address requirements of SB 543. The ordinance has been revised to reflect updated Government Code and the City’s Municipal Code references, and to be consistent with SB 543.

Section 4.10.015.I – Alternative Compliance
The existing ordinance establishes an order in which development standards may be modified to accommodate an ADU up to 800 square feet. Staff intended to encourage compliance with ODS to the extent feasible and avoid unnecessary deviations from those standards, particularly on constrained lots, in an attempt to maintain some level of local control over the siting and design of ministerial approval ADUs. However, HCD determined that State ADU law does not authorize a hierarchy for modifying development standards. This section has been revised to provide that any development standard, in accordance with State law, may be waived or modified, as necessary, while retaining the limitation that such waivers shall be only to the extent necessary to allow construction of the ADU.

Coastal Commission and Local Coastal Program Amendment
Development Code Section 1.20.060 identifies all chapters and sections that constitute ordinances for the implementation of the City’s certified Local Coastal Program (LCP) in Staff Report: 2026 ADU Ordinance Amendments First Reading and Introduction Page 4 August 24, 2026
compliance with the Coastal Act. As such, the proposed ADU Ordinance amendments require an LCP Amendment, which must be certified by the Coastal Commission before the changes become effective in the Coastal Zone.

Staff has reviewed the proposed LCP Amendment with the policies in Chapter 3 of the Coastal Act and has determined the proposed amendments would have no effect on public access, recreation, environmentally sensitive habitat areas, or other coastal resources. The proposed technical changes are minor in nature, intended only to clarify the distinction between ADUs and JADUs subject to the provisions of Government Code Sections 66314 and 66323 and would not alter the type, location, intensity, or density of development allowed within the Coastal Zone. As mentioned earlier in the report, a Resolution to amend the LCP consistent with these revisions will be brought to the Council in addition to the second reading of the Ordinance.

Next Steps
Following the public hearing of the Ordinance on August 24, 2026, the City Council will conduct a second reading, by title only, to consider adoption of the Ordinance for these amendments on September 14, 2026. Pending Council adoption, staff will forward the LCP Amendment (Attachment 2) to the Coastal Commission. The Coastal Commission’s review process will involve an evaluation of the ordinance to ensure it aligns with both State laws and the Coastal Act. The amended ordinance would become effective the day after Coastal Commission action. Any recommended changes by the Coastal Commission to the LCP amendments would require review and acknowledgment by the Council before the ordinance would be considered effective.

ENVIRONMENTAL REVIEW
This action is not a project within the meaning of the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., “CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000, et seq.) Section 15378(b)(5) and is therefore exempt from CEQA because it will not result in any direct or indirect physical changes in the environment.

FISCAL IMPACT
There is no fiscal impact associated with this action.

ALTERNATIVES
The Council has the following alternatives to consider:

1. Conduct the first reading and introduce an Ordinance to amend the Grover Beach Municipal Code Article IX (Development Code), and schedule a second reading, by title only, to adopt the Ordinance at the next regularly scheduled City Council meeting and adopt a Resolution to amend the Local Coastal Program to revise certain sections of the City’s Accessory Dwelling Unit Ordinance (Section 4.10.015); or

2. Do not conduct first reading and introduction of an Ordinance; or

3. Provide alternative direction to staff.

Staff Report: 2026 ADU Ordinance Amendments First Reading and Introduction Page 5 August 24, 2026

PUBLIC NOTIFICATION
The agenda was posted in accordance with the Brown Act. A legal ad was published in the New Times on July 30, 2026.

ATTACHMENTS

1. Draft Ordinance

2. ADU Ordinance Amendments (Legislative Draft)
Multi-Year Goals
☐ Public Safety and Community Services ☒ Economic Development and Housing ☐ Community Infrastructure ☐ Financial and Organization Sustainability Council Priorities
☐ Water & Wastewater Infrastructure ☐ Community Engagement ☐ Street Improvements and Maintenance
ORDINANCE NO. 26-__

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GROVER BEACH,

CALIFORNIA ADOPTING AMENDMENTS TO ARTICLE IX (DEVELOPMENT

CODE) OF THE GROVER BEACH MUNICIPAL CODE TO AMEND CERTAIN SECTIONS OF CHAPTER 4, SECTION 4.10.015 (ACCESSORY DWELLING

UNIT ORDINANCE), THE PROJECT ALSO INCLUDES A LOCAL COASTAL PROGRAM AMENDMENT.

WHEREAS, the City of Grover Beach (“City”) is a general law city and a political subdivision of the State of California; and
WHEREAS, the City Council adopted an update to the City’s Accessory Dwelling Unit Ordinance (Ordinance No. 25-04) and Local Coastal Program amendment on August 25, 2025; and
WHEREAS, following local approval, staff forwarded the Local Coastal Program amendment to the California Coastal Commission (Coastal Commission) for consideration and certification; and
WHEREAS, on December 11, 2025, the Coastal Commission adopted and certified the Local Coastal Program amendment; and
WHEREAS, State ADU law requires a City to submit an ADU Ordinance to the Department of Housing and Community Development (HCD) within 60 days after adoption; and WHEREAS, on January 2, 2026, HCD submitted a comment letter with additional requests for clarification and changes to the recently adopted ADU Ordinance based on interpretations of State ADU law and recent State law changes; and
WHEREAS, staff responded to HCD on January 26, 2026 with proposed amendments to address their comments and requests for clarification; and WHEREAS, the Planning Commission of the City of Grover Beach conducted a public hearing in the Council Chamber of City Hall on July 7, 2026, for the purpose of review and recommendation of the various amendments to the City’s ADU Ordinance and Local Coastal Program for consideration by the City Council; and
WHEREAS, the City Council conducted a public hearing in the Council Chamber of City Hall on August 24, 2026, for the purpose of introducing the various amendments to the City’s ADU Ordinance and Local Coastal Program amendment; and
WHEREAS, the City Council conducted a regular meeting in the Council Chamber of City Hall on September 28, 2026, for the purpose of adopting the various amendments to the City’s ADU Ordinance and Local Coastal Program amendment; and
WHEREAS, the City Council finds the proposed amendments are consistent with the City’s General Plan, Local Coastal Program, and other applicable City goals and policies as amended; and
Attachment 1
Ordinance No. Page 2 of 10
WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and
WHEREAS, the City Council has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing.

WHEREAS, this amendment is not a project within the meaning of the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., “CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000, et seq.) Section 15378 and is therefore exempt from CEQA because it will not result in any direct or indirect physical changes in the environment.

WHEREAS, this amendment requires a Local Coastal Program Amendment; and

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF GROVER BEACH DOES ORDAIN AS FOLLOWS:

Part 1. Recitals. The above recitals are true and correct and are incorporated as though fully set forth herein.

Part 2. Article IX Development Code, any reference is made to any specific section, figure, or table, such reference shall hereby be amended to include the most recent updates made pursuant to this ordinance, ensuring consistency throughout the Development Code.

Part 3. Article IX Development Code, Chapter 4 Section 4.10.015 entitled “Accessory Dwelling Units (ADUs)” is hereby amended to read as follows:

4.10.015 Accessory Dwelling Units (ADUs)
A. Purpose. The purpose of this Section is to allow and regulate Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs), both as defined in Section 9.10: Definitions) consistent with Government Code Sections 66310 - 66342. Implementation of this Section is meant to expand housing opportunities by increasing the number of smaller units available within the city.

For purposes of this Section, all terms shall have the same meaning as provided in Government Code Section 66313 unless otherwise defined by State law. Where any provision of this section conflicts with State ADU law, State law shall control.

B. Permit requirements. Any ADU or JADU that complies with all of the applicable development standards of this Section requires only a ministerial building permit. In the Coastal Zone, an Administrative Coastal Development Permit is required unless exempt consistent with Section 6.20.040.B.2, prior to issuance of building permits.

Ordinance No. Page 3 of 10
C. Prohibited Locations. ADUs and JADUs shall be prohibited under the following circumstances.

4.25.060). ADUs and JADUs are allowed on Urban Lot Split parcels that have not yet reached this two‑unit cap.

D. Specific Standards for ADUs and JADUs on a Lot with a Single-Unit Dwelling. ADU and JADU standards for lots with a proposed or existing single-unit dwelling shall comply with the following:

1. Maximum Number. The following number of ADUs and JADUs may be established on a qualifying legal lot:
a. One JADU;
b. One interior, attached, or detached ADU authorized by Government Code Section 66314; and
c. One interior ADU authorized by Government Code Section 66323; d. One detached ADU authorized by Government Code Section 66323; and

2. JADUs. JADUs shall comply with the requirements of Government Code Section 66333-66339.5.

3. Interior ADU on a Lot with a Single-Unit Dwelling.
a. Definition. An interior ADU (converted space) is either:
i. Within the space of an existing single-unit dwelling, ii. Within the existing space of an accessory structure; or iii. A conversion ADU as defined by Government Code Section 66323.

An Interior ADU may provide for up to 150 additional square foot addition if the expansion is limited to accommodating ingress and egress.
b. Access. An interior ADU shall have exterior access that is independent of that for the single-unit dwelling; and
c. Setbacks. An interior ADU shall have side and rear setbacks sufficient for fire and safety, as dictated by applicable building and fire codes.

4. Attached ADU on a Lot with a Single-Unit Dwelling.
a. Definition. An attached ADU consists of new construction that is attached to an existing or proposed structure and is not considered an interior ADU as defined in subsection D.3.a.

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b. Maximum Height. An attached ADU shall not exceed 25 feet in height.

Notwithstanding the foregoing, ADUs shall not exceed two stories. c. Minimum Setbacks.
i. Front setback: 15 feet except where a lesser setback is permitted pursuant to Section 4.10.015.I (Alternative Compliance). ii. Interior and street side setback: 4 feet
iii. Rear setback: 4 feet
d. Size. The total floor area of an attached ADU on a lot with a Single-Unit Dwelling shall not exceed 50 percent of the existing primary dwelling and shall comply with Section 4.10.015.F.2 (Size), except where such limitation must be waived or modified pursuant to Section 4.10.015.I (Alternative Compliance) to allow construction of an ADU of at least 800 square feet.

5. Detached ADU on a Lot with a Single-Unit Dwelling.
a. Definition. A detached ADU consists of new construction that is detached from any existing structures and is not considered an interior or attached ADU as defined in subsections D.3.a and D.4.a b. Maximum Height. A detached ADU shall not exceed 16 feet in height, unless otherwise specified under Government Code Section 66321. c. Minimum Setbacks.
i. Front setback: 15 feet except where a lesser setback is permitted pursuant to Section 4.10.015.I (Alternative Compliance), or where front setbacks do not apply pursuant to Government Code Section 66323.
ii. Interior and street side setback: 4 feet
iii. Rear setback: 4 feet
E. Specific Standards for ADUs on a Lot with Multi-Unit Dwellings. ADU standards for lots in a residential or mixed-use zone with existing or proposed multi-unit dwellings shall comply with the following:

1. Maximum Number.
a. Up to 25 percent of the number of existing units in a multi-unit development (rounded to the nearest whole number, plus one) shall be allowed as interior ADUs created within the space of the existing multifamily structure; and b. No more than eight detached ADUs per lot with an existing multi-unit development. However, the number of ADUs shall not exceed the number of existing units on the lot; or
c. No more than two detached ADUs per lot with a proposed multi-unit development.

Ordinance No. Page 5 of 10

2. Interior ADU on a Lot with Multi-Unit Dwellings.
a. Definition. An interior ADU (conversion of existing space) is created from space located within portions of existing multi-unit dwelling structures that are not used as livable space, including but not limited to storage rooms, boiler rooms, passageways, attics, basements, or garages (and shall not be created from space associated with commercial portions of mixed-use structures); and
b. Standards. An interior ADU shall comply with California Building Standards Code for dwellings.

3. Detached ADU on a Lot with Multi-Unit Dwellings.
a. Definition. A detached ADU consists of new construction that is detached from any proposed or existing primary structures and is not considered an interior ADU as defined in subsection E.2.a. b. Maximum Height. A detached ADU shall not exceed 18 feet in height, unless otherwise specified under Government Code Section 66321. c. Minimum Setbacks.
i. Front setback: 10 feet except where a lesser setback is permitted pursuant to Section 4.10.015.I (Alternative Compliance), or where front setbacks do not apply pursuant to Government Code Section 66323.
ii. Interior and street side setback: 4 feet
iii. Rear setback: 4 feet
F. Development Standards. The standards in this Subsection shall apply to all ADUs and JADUs. ADUs and JADUs subject to Government Code Section 66323 are only subject to the standards specifically authorized by that section.

1. Density. ADUs and JADUs shall not count towards the allowable density of units per acre prescribed per zone under Development Code Chapter 2 (Zones and Allowable Land Uses).

2. Size. Size limits of ADUs and JADUs are defined based on interior livable space, excluding exterior wall thickness.
a. Size Minimum. An ADU or JADU shall have a minimum floor area of 150 square feet.
b. ADU Size Maximum. An ADU shall not exceed 850 square feet for a studio or one-bedroom unit and 1,200 square feet for a unit with two or more bedrooms. However, no application of any setback or Objective Design Standard may require an ADU to be less than 800 square feet, as described in subsection I of this section.

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c. JADU Size Maximum. A JADU shall have a maximum floor area of 500 square feet.

3. Floor Area Ratio. ADUs shall be excluded from the calculation of Floor Area Ratio limitations (Section 2.30.040; Commercial Zones Development Standards).

4. Lot Coverage. ADUs and JADUs shall be excluded from the calculation of lot coverage (Section 3.10.035; Lot Coverage and Exceptions).

5. Open Space Requirements. ADUs and JADUs shall be excluded from the Open Space Requirements (Section 3.10.045; Open Space for Residential Uses).

6. Upper Story Open Spaces. Upper Story Open Spaces associated with the construction of an ADU or JADU shall comply with all requirements under Section 3.10.080 (Upper Story/Rooftop Decks and Open Spaces).

Projects that include new ADUs that result in more than four dwellings on the property shall comply with Chapter 3, Section 3.10.075 (Trash Enclosures).

8. Parking. ADUs and JADUs are exempt from any additional vehicle parking requirements.

G. Objective Design Standards. The standards in this Subsection shall apply to all ADUs and JADUs subject to Government Code Section 66314. ADUs and JADUs subject to Government Code Section 66323 are only subject to the standards specifically authorized by that section.

1. Building Orientation and Primary Entryway.
a. ADUs and JADUs shall have independent exterior access. b. ADUs and JADUs located within 20 feet from the front or street side property line shall:
i. Have the primary entrance oriented towards the street; and ii. Provide an entryway that consists of either of the following entryway types:
(1) A front porch with a minimum depth of five feet and a minimum length of eight feet; or
(2) A recess or stoop measuring at least four feet by four feet which is defined by a covered entry, distinct change in roof line, or recess.

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(3) See Figure 4.3 in Subsection 4.25.020.D.4 for entryway examples.

2. Façade Articulation
a. New construction of any ADU or JADU (excluding conversion of existing space) shall carry the same theme on all elevations. For the purposes of this standard, a theme includes primary (nonaccent) materials and colors.
b. Blank and/or flat walls shall be prohibited for new ADUs or JADUs (excluding conversion of existing space). Exterior walls along the second story shall provide at least one of the following articulation strategies for every 15 feet along the façade:
i. Windows or other openings;
ii. Change in wall plane (two feet minimum depth for a length of at least five feet);
iii. A horizontal cornice, wainscot, or other type of banding that wraps along the sides the structure (the banding shall wrap around the entire structure or end along an inside corner that avoids exposed edges);
iv. A change in exterior color or material.
v. Exceed entryway minimum requirements (per Subsection

4.10.015.E.7.a.2) by an additional width equal to at least 10 percent of the length of the building façade on which the entryway is located.

3. Fenestration.
a. New detached or attached ADUs shall comply with at least one of the following fenestration strategies (or any combination thereof):
i. Provide window trim on all windows, with a minimum width of 3.5 inches.
ii. Inset all windows by at least two inches from face of glass to face of window trim (or to face of exterior wall if there is no trim). iii. Lintels or awnings applied over all window openings. iv. Windowsills projecting a minimum of two inches beyond the building façade on all windows.

4. Materials.
a. Primary material means the exterior siding or cladding material that covers the largest contiguous surface area of the structure’s exterior walls.
b. Accent material means any exterior siding or cladding material used on the structure that is not the primary material.

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c. New ADUs and JADUs (excluding conversion of existing space) that include two or more exterior materials shall ensure that exterior material transitions along an inside corner of the structure, avoiding exposed edges when viewed from the side.
d. The following exterior siding materials shall be prohibited; vinyl and aluminum siding, T-111 plywood, and exterior insulation finishing system (EIFS).
e. The following roofing materials shall be prohibited: corrugated metal, galvanized metal, or similar sheets and panels for the use of roofing materials are also prohibited.

5. Roofs. New ADUs and JADUs (excluding conversion of existing space) shall comply with at least one of the following:
a. An ADU shall have the same roof style (e.g., gable, hip, etc.) as the predominant roof style of the primary dwelling(s), with the predominant roof style defined as the style covering the largest contiguous area of the primary dwelling’s roof;
b. An ADU shall use a roof slope identical to the predominant roof slope of the primary dwelling(s), with the predominant roof slope being the slope shared by the largest portion of the roof;
c. An ADU shall have the same roof material and color as the primary dwelling(s).

H. General ADU and JADU requirements.

1. Separate Conveyance. No subdivision of property shall be allowed where an ADU (including JADUs) has been established and the resulting subdivision does not maintain the primary residence on the same lot as the ADU(s). Except as provided in Government Code Section 66341, ADUs may not be sold or otherwise conveyed separate from the primary residence. JADUs may not be sold or otherwise conveyed separate from the primary residence.

2. Short-Term Rental Prohibited. ADUs and JADUs shall not be rented for a period of less than thirty days. Short Term Rentals are prohibited within any ADU or JADU.

3. Owner Occupancy.
a. JADUs. Owner-occupancy is required for properties on which a JADU includes shared sanitation facilities with the existing primary structure, unless otherwise exempt under Government Code Section 66333. The owner may reside in the JADU or primary dwelling on the property. b. ADUs. ADUs are not subject to any owner-occupancy requirements unless the property has both an ADU and a JADU, in which case the JADU owner-occupancy requirements apply.

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4. Utility Connections. ADUs and JADUs shall be connected to City water and sewer services. Separate utility connections and meters are not required for interior ADUs, JADUs, and any other ADU that complies with Government Code Section 66311.5 (d).

5. Fire Sprinklers and Access.
a. Fire sprinklers are required in an ADU (interior, attached, or detached) and JADU if sprinklers are required in the primary residence. b. The construction of an ADU (interior, attached, or detached) or JADU does not trigger a requirement for fire sprinklers to be installed in the existing primary residence.
c. ADUs or JADUs shall comply with all access requirements in compliance with Municipal Code Title XV, Chapter 150 (Building Regulations).

6. Development Impact Fees. Payment of development impact fees are required as follows:
a. ADUs and JADUs with floor area of 750 square feet of interior livable space or less shall not pay development impact fees.
b. ADUs with floor area greater than 750 square feet of interior livable space shall be charged development impact fees that are proportional in relation to the square footage of the primary structure, as shown on the Master Fee Schedule.

7. JADU Covenant Agreement. Prior to the issuance of building permits for a JADU, a covenant agreement shall be recorded against the title of the property in the County Recorder’s office and a copy filed with the Director which discloses the structure’s approved floor plan and status as a “Junior Accessory Dwelling Unit” and agreeing that the owner of the property will occupy either the primary residence or the JADU, unless otherwise exempt under Government Code Section 66333. The covenant agreement must run with the land and bind all future owners. The form of the covenant agreement will be provided by the City.

I. Alternative Compliance. If application of any development standard in this Chapter would physically preclude the construction of one attached or detached ADU meeting the requirements of Government Code Section 66321(b)(3), the City shall waive or modify the development standard only to the extent necessary to allow construction of the ADU of at least 800 square feet of livable area.

Part 4. Severability. The City Council declares that, should any provision, section, paragraph, sentence or word of this ordinance be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words of this ordinance as hereby adopted shall remain in full force and effect.

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Part 5. Repeal of Conflicting Provisions. The provisions of this ordinance shall govern and supersede any other provisions of the Grover Beach Municipal Code as heretofore adopted by the City of Grover Beach that are in conflict with the provisions of this ordinance.

Part 6. Effective Date. This amendment shall not become effective and in full force and effect until 12:01 a.m. on the thirtieth day after adoption by the City Council, or 12:01 a.m. on the day after final certification by the California Coastal Commission, whichever occurs later.

However, within fifteen (15) days after adoption by the City Council, the Ordinance shall be published once, together with the names of the Council Members voting thereon, in a newspaper of general circulation within the City.

INTRODUCED at a regular meeting of the City Council held on August 24, 2026, and PASSED, APPROVED, and ADOPTED by the City Council on ___________, on the following roll call vote to wit:

AYES: Council Members –
NOES: Council Members –
ABSENT: Council Members –
ABSTAIN: Council Members –
RECUSED: Council Members –

KASSI DEE, MAYOR
Attest:

WENDI B. SIMS, CITY CLERK
Approved as to Form

JENNIFER THOMPSON, CITY ATTORNEY
** D R A F T **
Page | 1

CITY OF GROVER BEACH

ACCESSORY DWELLING UNIT ORDINANCE

AMENDMENTS

LEGISLATIVE DRAFT
Prepared by
Community Development Department
JUNE 2026
Attachment 2
City of Grover Beach Accessory Dwelling Unit Ordinance Amendments – Public Draft Page | 2 Accessory Dwelling Unit Ordinance - Legislative Draft Guide This legislative draft is intended to illustrate the recommended changes to the City of Grover Beach ADU Ordinance, for purposes of addressing HCD comments only. Any sections of the ADU Ordinance not provided below remain unchanged.

Red underline indicates amendments to the City’s Development Code Section 4.10.015 in accordance with California Housing and Community Development (HCD) comments.

City of Grover Beach Accessory Dwelling Unit Ordinance Amendments – Public Draft Page | 3 CHAPTER 4. STANDARDS FOR SPECIFIC

DEVELOPMENT AND LAND USES

4.10 Standards for Specific Development and Land Uses

Implementation of this Section is meant to expand housing opportunities by increasing the number of smaller units available within the city.

C. Prohibited Locations. ADUs and JADUs shall be prohibited under the following circumstances.

1. Urban Lot Split. ADUs and JADUs shall be prohibited on properties associated with an Urban Lot Split (see Section 8.160) only when the number of dwelling units on that lot already equals or exceeds the two‑unit limit established by Government Code Section 65852.21 which also include Urban Dwelling Units (see Section 4.25.060)., ADUs and JADUs are allowed on Urban Lot Split parcels that have not yet reached this two‑unit cap as described by Government Code Section 65852.21(f).

D. Specific Standards for ADUs and JADUs on a Lot with a Single-Unit Dwelling.

ADU and JADU standards for lots with a proposed or existing single-unit dwelling shall comply with the following:

1. Maximum Number. The following number of ADUs and JADUs may be established on a qualifying legal lot:
a. One JADU;
City of Grover Beach Accessory Dwelling Unit Ordinance Amendments – Public Draft Page | 4 b. One interior, attached, or detached ADU authorized by Government Code Section 66314; and
c. One interior ADU authorized by Government Code Section 66323; d. One detached ADU authorized by Government Code Section 66323; and No more than one JADU, one Interior or Attached ADU, and one Detached ADU shall be allowed per legal lot.

2. JADUs. JADUs shall comply with the requirements of Government Code Section 66333-66339.5.

3. Interior ADU on a Lot with a Single-Unit Dwelling.
a. Definition. An interior ADU (converted space) is either:
i. Within the space of an existing single-unit dwelling,; or ii. Within the existing space of an accessory structure,; or iii. A conversion ADU as defined by Government Code Section 66323.

An Interior ADU may provide for up to 150 additional square foot addition if the expansion is limited to accommodating ingress and egress. b. Access. An interior ADU shall have exterior access that is independent of that for the single-unit dwelling; and
c. Setbacks. An interior ADU shall have side and rear setbacks sufficient for fire and safety, as dictated by applicable building and fire codes.

5. Detached ADU on a Lot with a Single-Unit Dwelling.

City of Grover Beach Accessory Dwelling Unit Ordinance Amendments – Public Draft Page | 5 a. Definition. A detached ADU consists of new construction that is detached from any existing structures and is not considered an interior or attached ADU as defined in subsections D.3.a and D.4.a
b. Maximum Height. A detached ADU shall not exceed 16 feet in height, unless otherwise specified under Government Code Section 66321. c. Minimum Setbacks.
i. Front setback: 15 feet except where a lesser setback is permitted pursuant to Section 4.10.015.I (Alternative Compliance), or where front setbacks do not apply pursuant to Government Code Section 66323. ii. Interior and street side setback: 4 feet
iii. Rear setback: 4 feet
E. Specific Standards for ADUs on a Lot with Multi-Unit Dwellings. ADU standards for lots in a residential or mixed-use zone with existing or proposed multi-unit dwellings shall comply with the following:

1. Maximum Number.
a. Up to 25 percent of the number of existing units in a multi-unit development (rounded to the nearest whole number, plus one) shall be allowed as interior ADUs created within the space of the existing multi-family structure; and b. No more than eight detached ADUs per lot with an existing multi-unit development. However, the number of ADUs shall not exceed the number of existing units on the lot; or
c. No more than two detached ADUs per lot with a proposed multi-unit development.

2. Interior ADU on a Lot with Multi-Unit Dwellings.
a. Definition. An interior ADU (conversion of existing space) is created from space located within portions of existing multi-unit dwelling structures that are not used as livable space, including but not limited to storage rooms, boiler rooms, passageways, attics, basements, or garages (and shall not be created from space associated with commercial portions of mixed-use structures); and b. Standards. An interior ADU shall comply with California Building Standards Code for dwellings.

City of Grover Beach Accessory Dwelling Unit Ordinance Amendments – Public Draft Page | 6 i. Front setback: 10 feet except where a lesser setback is permitted pursuant to Section 4.10.015.I (Alternative Compliance), or where front setbacks do not apply pursuant to Government Code Section 66323. ii. Interior and street side setback: 4 feet
iii. Rear setback: 4 feet
F. Development Standards. The standards in this Subsection shall apply to all ADUs and JADUs. ADUs and JADUs subject to Government Code Section 66323 are only subject to the standards specifically authorized by that section., unless otherwise exempt under Government Code Section 66323

1. Density. ADUs and JADUs shall not count towards the allowable density of units per acre prescribed per zone under Development Code Chapter 2 (Zones and Allowable Land Uses).

However, no application of any setback or Objective Design Standard may require an ADU to be less than 800 square feet, as described in subsection IH of this section.
c. JADU Size Maximum. A JADU shall have a maximum floor area of 500 square feet.

3. Floor Area Ratio. ADUs shall be excluded from the calculation of Floor Area Ratio limitations (Section 2.30.040; Commercial Zones Development Standards).

4. Lot Coverage. ADUs and JADUs shall be excluded from the calculation of lot coverage (Section 3.10.035; Lot Coverage and Exceptions).

5. Open Space Requirements. ADUs and JADUs shall be excluded from the Open Space Requirements (Section 3.10.045; Open Space for Residential Uses).

6. Upper Story Open Spaces. Upper Story Open Spaces associated with the construction of an ADU or JADU shall comply with all requirements under Section

3.10.080 (Upper Story/Rooftop Decks and Open Spaces).

7. Trash Receptacles. JADUs and ADUs shall have direct access to trash receptacles for the property. Plans submitted for building permits shall identify locations of trash, green waste, and recycling receptacles, in compliance with Municipal Code Title V Chapter 52 Section 52.02Article V Chapter 4 Section 5401. Projects that include new ADUs that result in more than four dwellings on the property shall comply with Chapter 3, Section 3.10.075 (Trash Enclosures).

8. Parking. ADUs and JADUs are exempt from any additional vehicle parking requirements.

City of Grover Beach Accessory Dwelling Unit Ordinance Amendments – Public Draft Page | 7 G. 9. Objective Design Standards. The standards in this Subsection shall apply to all ADUs and JADUs subject to Government Code Section 66314. ADUs and JADUs subject to Government Code Section 66323 are only subject to the standards specifically authorized by that section.

2. Massing. The square footage of any story of an ADU or JADU constructed above the first story (excluding conversion of existing space) shall have a maximum floor area that is no more than 80 percent of the floor area of the first story. a. First floor calculation shall include all interior living areas, including interior and exterior staircases, attached garages, and covered porches connected to the first floor.
b. The floor area of upper stories is inclusive of all interior living area with walls; all staircases; porches, decks, and balconies that are covered by a roof structure; as well as any mezzanines, lofts, or other partial floor areas. The upper story of the structure shall not cantilever a distance of more than three feet beyond the façade of the first story of the structure.

3. Façade Articulation.
a. New construction of any ADU or JADU (excluding conversion of existing space) shall carry the same theme on all elevations. For the purposes of this standard, a theme includes primary (nonaccent) materials and colors. b. Blank and/or flat walls shall be prohibited for new ADUs or JADUs (excluding conversion of existing space). Exterior walls along the second story shall provide at least one of the following articulation strategies for every 15 feet along the façade:
i. Windows or other openings;
ii. Change in wall plane (two feet minimum depth for a length of at least five feet);
City of Grover Beach Accessory Dwelling Unit Ordinance Amendments – Public Draft Page | 8 iii. A horizontal cornice, wainscot, or other type of banding that wraps along the sides the structure (the banding shall wrap around the entire structure or end along an inside corner that avoids exposed edges); iv. A change in exterior color or material.
v. Exceed entryway minimum requirements (per Subsection 4.10.015.E.7.a.2) by an additional width equal to at least 10 percent of the length of the building façade on which the entryway is located.

4. Fenestration.
a. New detached or attached ADUs shall comply with at least one of the following fenestration strategies (or any combination thereof):
i. Provide window trim on all windows, with a minimum width of 3.5 inches. ii. Inset all windows by at least two inches from face of glass to face of window trim (or to face of exterior wall if there is no trim). iii. Lintels or awnings applied over all window openings. iv. Windowsills projecting a minimum of two inches beyond the building façade on all windows.

5. Materials.
a. Primary material means the exterior siding or cladding material that covers the largest contiguous surface area of the structure’s exterior walls. b. Accent material means any exterior siding or cladding material used on the structure that is not the primary material.
c. New ADUs and JADUs (excluding conversion of existing space) that include two or more exterior materials shall ensure that exterior material transitions along an inside corner of the structure, avoiding exposed edges when viewed from the side.
d. The following exterior siding materials shall be prohibited; vinyl and aluminum siding, T-111 plywood, and exterior insulation finishing system (EIFS). e. The following roofing materials shall be prohibited: corrugated metal, galvanized metal, or similar sheets and panels for the use of roofing materials are also prohibited.

6. Roofs. New ADUs and JADUs (excluding conversion of existing space) shall comply with at least one of the following:
a. An ADU shall have the same roof style (e.g., gable, hip, etc.) as the predominant roof style of the primary dwelling(s), with the predominant roof style defined as the style covering the largest contiguous area of the primary dwelling’s roof;
b. An ADU shall have the same use a roof slope as identical to the predominant roof slope of the primary dwelling(s), with the predominant roof slope being the slope shared by the largest portion of the roof;
City of Grover Beach Accessory Dwelling Unit Ordinance Amendments – Public Draft Page | 9 c. An ADU shall have the same roof material and color as the primary dwelling(s).

H. G. General ADU and JADU requirements.

2. Short-Term Rental Prohibited. ADUs and JADUs shall not be rented for a period of less than thirty days. Short Term Rentals are prohibited within any ADU or JADU.

3. Owner Occupancy.
a. JADUs. Owner-occupancy is required for properties on which a JADU includes shared sanitation facilities with the existing primary structure is proposed, unless otherwise exempt under Government Code Section 66333. The owner may reside in the JADU or primary dwelling on the property. b. ADUs. ADUs are not subject to any owner-occupancy requirements unless the property has both an ADU and a JADU, in which case the JADU owneroccupancy requirements apply.

6. Development Impact Fees. Payment of development impact fees are required as follows:
a. ADUs and JADUs with floor area of 750 square feet of interior livable space or less shall not pay development impact fees.
b. ADUs with floor area greater than 750 square feet of interior livable space shall be charged development impact fees that are proportional in relation to the City of Grover Beach Accessory Dwelling Unit Ordinance Amendments – Public Draft Page | 10 square footage of the primary structure, as shown on the Master Fee Schedule.

I. H. Alternative Compliance. If application of any development standard in this Chapter would physically preclude the construction of one attached or detached ADU meeting the requirements of Government Code Section 66321(b)(3), the City shall waive or modify the development standard only to the extent necessary to allow construction of the ADU of at least 800 square feet of livable area.

1. General. The standards under this Section shall not physically preclude the construction of one ADU (attached or detached) of up to 800 square feet, in accordance with Government Code Section 66321(b)(3).

2. Exemption from Standards. To allow for an ADU of up to 800 square feet, development standards shall be modified in the following order and only as necessary to enable the construction of an ADU of up to 800 square feet:
a. Primary Entryway
b. Rear and side setbacks
c. Front setback

3. Application. In an application where standards are requested to be waived, the applicant shall demonstrate that there are no feasible alternatives to redesign the project to comply with the required standards due to existing physical constraints, and that the requested reduction to the relevant standard is the minimum deviation necessary to allow the construction of an ADU of a minimum size of 800 square feet. For the purpose of these requirements, existing structures are not considered a physical constraint.

Grover Beach City CouncilAugust 24, 2026

Grover Beach City Council
August 24, 2026