ORDINANCE O2022-XX
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MANTECA, STATE OF CALIFORNIA, REPEALING MANTECA MUNICIPAL CODE TITLE 17 ZONING, CHAPTER 17.82 SECOND DWELLING UNITS, AND ADDING CHAPTER 17.82 ACCESSORY DWELLING UNITS WHEREAS, the City Council of the City of Manteca is empowered to amend Zoning Code Chapter 17.82 (Second Dwelling Units) to align with State policy and increase affordable housing production; and WHEREAS, the City of Manteca adopted Chapter 17.82 Second Dwelling Units in 2011 through Ordinance 1501; and WHEREAS, effective January 1, 2020, Senate Bill 13 (“SB 13”), Assembly Bill 68 (“AB 68”), Assembly Bill 587 (“AB 587”), Assembly Bill 670 (“AB 670”), Assembly Bill 671 (“AB 671”) and Assembly Bill (“AB 881”) amended state regulations to encourage the development and limit standards cities may impose on accessory dwelling units (“ADUs”) and junior accessory dwelling units (“JADUs”), and WHEREAS, effective January 1, 2021, Senate Bill 1030 (“SB 1030”), Assembly Bill 3182 (“AB 3182”) and Assembly Bill 345 (“AB 345”) amended state regulations to further encourage the development and limit standards cities may impose on accessory dwelling units and junior accessory dwelling units, and WHEREAS, those bills, codified primarily in California Government Code sections 65852.2 and 65852.22, requires local ADU ordinances to include specified requirements; and WHEREAS, modifications to Manteca Municipal Code Chapter 17.82 are necessary to comply with state law as amended by recent legislation; and WHEREAS, Housing Element Policy, H-P-25, directs that, “The City will consider new housing construction methods and dwelling unit types that encourage affordability through innovative design such as small lot subdivisions and second units”, and WHEREAS, Housing Element Policy, H-P-26, directs that, “The City shall ensure that its current development impact fee structure does not unnecessarily constrain production of infill development, second units, and multi-family housing”, and WHEREAS, Land Use Element Policy LU-P-14, directs that, “The City shall promote a variety of housing types and prices to meet the needs of all households, including very-low, low, and moderate income households,” and WHEREAS, allowing Accessory Dwelling Units (“ADU’s”) on residential properties (namely, single-family and multifamily properties), increases the availability of a variety of housing types for all income groups, supports affordable housing and multi-generational living, and encourages housing construction or alteration to meet the needs of residents with special needs including residents with disabilities; and WHEREAS, State Law allows for flexibility in the design and location of accessory dwelling units, and establishing adequate architectural, setback and height requirements; and WHERAS, on April 21, 2022, the Planning Commission of the City of Manteca conducted a duly noticed public hearing and all interested persons were given the opportunity to be heard. The Planning Commission also received and considered the staff report, and all the information, evidence and testimony presented in connection with this Ordinance; and WHEREAS, Section 15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines provides that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA; and WHEREAS, the City Council has considered all information related to this matter, as presented at the public meeting of the City Council identified herein, including any supporting reports by City Staff, and any information provided during public meetings.
THE CITY COUNCIL OF THE CITY OF MANTECA DOES ORDAIN AS FOLLOWS:
SECTION 1: Repeal. Manteca Municipal Code Title 17, Chapter 17.82, Second Dwelling Units, is hereby repealed in its entirety.
SECTION 2: Addition. Manteca Municipal Code Title 17, Chapter 17.82, Accessory Dwelling Units, is hereby added to read as follows.
Chapter 17.82 ACCESSORY DWELLING UNITS
17.82.010 Purpose
The purpose of this section is to:
Allow accessory dwelling units on residential properties while respecting the character of the residential neighborhood.
Increase the variety of housing types that are accessible for all income groups.
Support affordable housing and multi-generational living.
Encourage housing construction or alteration to assist residents with special needs including residents with disabilities.
Create flexibility in the design and location of accessory dwelling units.
Maintain adequate setback requirements and height limitations.
Achieve conformity with state law to reduce barriers in the approval process and create more housing units and implement the requirements of Government Code Sections 65852.2 and 65852.22 to allow Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) in a manner that encourages their development but simultaneously minimizes impacts on traffic, parking, density, and other areas where the City is still permitted to exercise local control.
17.82.020 Definitions
“Accessory Dwelling Unit” (“ADU”). “Accessory Dwelling Unit” has the meaning set forth in Government Code Section 65852.2 and means an attached or detached residential dwelling unit that provides complete independent living, sleeping, eating, cooking, and sanitation facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An accessory dwelling unit is not an accessory building or structure. “Attached ADU”. An ADU that shares at least one common wall with the primary dwelling. “Detached ADU”. An ADU that is constructed as a separate structure from an existing or proposed single-family or multifamily dwelling. An accessory dwelling unit attached to the primary dwelling or structure via a roof, breezeway, trellis, or covered walkway shall be considered a detached ADU.
“Efficiency Unit”. “Efficiency Unit” has the same meaning as set forth in Health and Safety Code Section 17958.1, and may be permitted for occupancy by no more than two persons. The efficiency units hall have a minimum floor area of 220 square feet and shall have a bathroom facility and partial kitchen or kitchenette. “Guesthouse”. Living quarters or conditioned space within an accessory building for the use of persons living on the premises or for temporary use by guests of the occupants of the premises. Such quarters may have bathroom facilities and shall have no kitchen facilities including but not limited to 220v appliance outlets, internal gas terminations, ovens, stoves, or others as determined by the Development Services Director. Such quarters shall not be rented or otherwise be used as a separate dwelling. A pool house, workshop, home office, casita, or studio is also considered a guesthouse and meets the requirements of an accessory structure for the appropriate zoning designation. “Junior Accessory Dwelling Unit” (“JADU”). “Junior Accessory Dwelling Unit” has the meaning set forth in Government Code Section 65852.22 and means a residential dwelling unit that is no more than 500 square feet in size and contained entirely within a single-family residence, which does not include the garage. A JADU shall include an efficiency kitchen and may include separate bathroom facilities or share bathroom facilities with the single-family residence. “Manufactured Home.” “Manufactured Home” has the meaning set forth in Section 18007 of the Health and Safety Code. “Primary Dwelling.” For purposed of this section, means the existing or proposed single-family or multi-family dwelling on the lot where an ADU would be located. “Public Transport.” For purposes of this section, has the meaning set forth in Section 65652.2(j) or the Government Code.
17.82.030 Development Standards
An accessory dwelling unit may be constructed on the same lot as an existing or proposed single-family dwelling, duplex, or multifamily dwelling in residential or mixed-use zoning districts and in precise plan zoning districts that allow residential uses, subject only to applicable building code requirements and the following development standards.
Number, Density and Location.
Single Family Dwelling - Number. No more than one (1) accessory dwelling unit and one (1) junior accessory dwelling unit shall be permitted to be located on the same lot that has an existing or proposed single-family dwelling. An accessory dwelling unit and junior accessory dwelling unit may be located in the same primary dwelling.
Duplex and Multifamily Dwelling - Number. No more than two (2) accessory dwelling units detached from an existing multifamily dwelling unit shall be permitted to be located on the same lot. At least one accessory dwelling unit and up to twenty-five (25) percent of the total number of existing multifamily dwelling units shall be permitted to be converted from existing non-livable space including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages, if each unit complies with state building standards for dwellings.
Density. Accessory dwelling units and junior accessory dwelling units shall not count toward the allowed density for the lot upon which the unit is located. Accessory dwelling units and junior accessory dwelling units approved in compliance with this article shall be considered a residential use that is consistent with the requirements of the General Plan and zoning ordinance.
Location. Accessory dwelling units may be attached to, detached from, or located within an existing dwelling assuming all exterior access requirements are met. Junior accessory dwelling units shall be located within the existing or proposed single-family dwelling.
Lot Coverage. Accessory dwelling units shall be exempt from lot coverage calculations of the underlying zoning district. For the purposes of this article, attached garages, carports, and covered porches associated with an accessory dwelling unit shall count towards lot coverage.
Building Height and Setbacks.
Setbacks.
A four (4) foot side and rear yard setback shall be required. Accessory dwelling units shall be subject to front yard setbacks applicable to the primary dwelling unless such a requirement would preclude the construction of a Statewide Exemption Accessory Dwelling Unit as is described in Section 17.82.040.
No setback shall be required for an accessory dwelling unit located within the existing living area or an existing accessory structure, or an accessory dwelling unit that replaces an existing structure and is located in the same location and to the same dimensions as the structure being replaced. A legal accessory building (including a detached garage) may be converted into an accessory dwelling unit provided the side and rear setbacks are sufficient for fire safety.
Conversion and Expansion of Converted Structures. Any expansion of an accessory dwelling unit converted from a legal accessory building or primary dwelling shall be subject to this section, Section 17.82.030 (Development Standards) requirements for an accessory dwelling unit.
Height.
Attached Accessory Dwelling Unit. Accessory dwelling units attached to an existing or proposed primary dwelling shall be subject to a maximum height of sixteen (16) feet. b. Detached Accessory Dwelling Unit. Accessory dwelling units detached from an existing or proposed primary dwelling shall be subject to a maximum height of sixteen (16) feet. Detached accessory dwelling units shall also be subject to the following:
No more than six hundred (600) square feet of the accessory dwelling unit shall be constructed above the first floor. The remaining allowable square footage shall be constructed on the first floor.
Balconies and second story decks shall be located interior to the site and not facing the immediately adjacent side or rear yards.
Open stairways shall be located interior to the site and not facing the immediately adjacent side or rear yards, if feasible.
Access. An accessory dwelling unit shall have independent exterior access and a separate address.
Square Footage. The maximum allowable square footage for an accessory dwelling unit shall not exceed the area specified below, provided that in no instance may an attached accessory dwelling unit exceed fifty (50) percent of the total square footage of the existing primary dwelling. Notwithstanding the foregoing, accessory dwelling units subject to Section 17.82.040 (Statewide Exemption Accessory Dwelling Units) may exceed fifty (50) percent of the existing primary dwelling square footage to allow up to 850 square feet. For the purposes of this article, square footage for an accessory dwelling unit shall not include garages, carports, and/or covered porches.
Standard Units. Accessory dwelling units shall not exceed eight hundred and fifty (850) square feet, except as specified in subsections (b) and (c) below.
Multiple Bedroom Units. Accessory dwelling units that include more than one bedroom shall not exceed one thousand (1,000) square feet.
Accessible Units. Units meeting the California Building Code requirements for disabled access are permitted to have up to one thousand two hundred (1,200) square feet.
Parking. No additional parking spaces shall be required for accessory dwelling units or junior accessory dwelling units. No replacement parking spaces shall be required if an existing garage, carport, or covered parking structure is converted or if one is demolished to create the area necessary for actual construction of an accessory dwelling unit.
Pervious Area in Front Yard. The front yard shall be subject to the minimum pervious area and stormwater requirements of the underlying zoning district.
Stormwater Treatment. Accessory dwelling units shall be subject to the requirements of Chapter 13.28 (Stormwater Management and Discharges) and 17.48 (Landscaping).
Passageway. A passageway shall not be required in conjunction with the construction of an accessory dwelling unit, unless mandated by other state or federal safety code or standard. A passageway is a pathway that is unobstructed and clear to the sky that extends from the street to the door of the accessory dwelling unit.
Historic Preservation. Compliance with the appropriate Secretary of Interior's Standards for the Treatment of Historic Properties shall be required for properties listed in the California Register of Historical Resources or any local Historical Registration.
Junior Accessory Dwelling Units. If a junior accessory dwelling unit is proposed, it shall comply with the requirements of California Government Code Section 65852.22, as may be amended from time to time, including but not limited to the following:
Shall not exceed five hundred (500) square feet in size.
Shall not be smaller than the size required to allow an efficiency unit pursuant to Health and Safety Code Section 17958.1.
Shall be contained entirely within the walls of a single-family residence.
Shall provide a separate exterior entrance from the single-family home.
Shall contain a kitchen or an efficiency kitchen that includes cooking appliances, a food preparation counter, and storage cabinets that are of reasonable size in relation to the junior accessory dwelling unit.
May share a bathroom with the single-family home.
Shall be owner-occupied. The owner shall reside in either the single-family residence or the newly created junior accessory dwelling unit.
A deed restriction shall be recorded providing for a prohibition on the sale of the junior accessory dwelling unit separate from the single-family residence, including a statement that the deed restriction may be enforced against future purchasers, and a restriction on the size and attributes that conforms with the requirements of Government Code Section 65852.22.
Only one (1) junior accessory dwelling unit shall be allowed per lot.
Building and Fire Code Compliance. Accessory dwelling units shall comply with all applicable building and fire code requirements. Provided, however, that accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. Except however, fire sprinklers may be allowed to address fire code compliance as needed.
Utilities and Impact Fees.
Impact Fees have the same meaning as in Government Code 66000, except that they include fess as in Government Code 66477 but does not include connection or capacity charges.
No junior accessory dwelling unit or accessory dwelling unit shall be permitted if it is determined that there is not adequate water or sewer service to the property.
No impact fees shall be imposed on a junior accessory dwelling unit or accessory dwelling unit that is less than 750 sq. ft. in size. For purposes of this article, "impact fees" shall not include utility connection fees or capacity charges.
For accessory dwelling units that are 750 square feet or more, impact fees shall be charged proportionately in relation to the square footage of the primary dwelling unit. (ADU Sq. Ft./SFD Sq. Ft. x Applicable Impact Fee).
17.82.040 Statewide Exemption Accessory Dwelling Units.
Only a building permit shall be required for an accessory dwelling unit or junior accessory dwelling unit in the following circumstances, provided, however that all of the development standards contained in Sections 17.82.030 (C) (1) and (I) through (K) shall apply and none of the development standards contained in Section 17.82.030 (A), (B), (C) (2) through (5) and (D) through (H) will apply:
Single-family - Conversion. One accessory dwelling unit and one junior accessory dwelling unit per lot shall be permitted within an existing or proposed single-family dwelling if the accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and has exterior access separate from the primary dwelling and sufficient side and rear setbacks for fire safety. An accessory dwelling unit proposed under this section may include an expansion of no more than 150 square feet beyond the same physical dimensions as the existing accessory structure to accommodate ingress and egress.
Single-family - Detached. New construction of one (1) detached accessory dwelling unit that does not exceed eight hundred (800) square feet and sixteen (16) feet in height shall be permitted with minimum four (4) foot side and rear yard setbacks. The detached accessory dwelling unit may be combined with a junior accessory dwelling unit that is permitted by Section 17.82.030 (A) above.
Multifamily - Conversion. At least one (1) accessory dwelling unit and up to twenty five (25) percent of the total number of existing multifamily dwelling units shall be permitted to be converted from existing non-livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages, if each unit complies with state building standards for dwellings.
Multifamily - Detached. No more than two (2) detached accessory dwelling units shall be permitted if the accessory dwelling unit(s) is/are located on a lot that has an existing multifamily dwelling, and the unit(s) is/are no more than sixteen (16) feet in height, and do not exceed four (4) foot rear yard and side setbacks.
17.82.050 Short-Term Rentals And Sales Prohibited.
Except as otherwise permitted by State law, an accessory dwelling unit or junior accessory dwelling unit shall not be offered for sale, nor sold, but may be rented for terms longer than thirty (30) days. The short-term rental of accessory dwelling units shall not be not permitted.
Application Review.
Application. An accessory dwelling unit permit application shall include a building permit application and plans that demonstrates compliance with the requirements of this article. The application shall include plans showing the details of the proposed accessory dwelling unit under submittal guidelines established by the Director. The Director shall determine compliance with this article prior to issuance of the building permit for the accessory dwelling unit. This decision shall be considered final.
Ministerial Review. All applications for accessory dwelling units that comply with the requirements under this article shall be reviewed through a building permit within sixty (60) days after receipt of a complete application if there is an existing single-family dwelling, duplex, or multifamily dwelling on the lot. An application shall be denied if the proposed accessory dwelling unit does not comply with all applicable requirements of this article. If the application involves an accessory dwelling unit where there is also an application for a new single-family dwelling on the lot, then the Director may delay action on the accessory dwelling unit application to coincide with the single-family dwelling application as long as the Director applies the ministerial review required by this Section to the accessory dwelling unit. Applicants may request a delay or waive the 60-day approval period.
SECTION 3: Severability. If any section, sub-section, subdivision, paragraph, clause or phrase in this Ordinance, or any part thereof, is for any reason held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining sections or portions of this Ordinance or any part thereof. The City Council hereby declares that it would have passed each section, sub-section, subdivision, paragraph, sentence, clause or phrase of this Ordinance, irrespective of the fact that any one or more sections, sub-sections, subdivisions, paragraphs, sentences, clauses or phrases may be declared invalid or unconstitutional.
SECTION 4. CEQA. Compliance with CEQA. The proposed Zoning Ordinance Amendments have been reviewed with respect to applicability of the California Environmental Quality Act (CEQA) and the State CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000 et seq.). Adoption of an ordinance regarding accessory dwelling units in a single-family or multifamily residential zone to implement the provisions of Government Code is an action that is exempt from the provisions of CEQA under Public Resources Code Section 21080.17 and CEQA Guidelines Section 15282(h). The remaining amendments have been evaluated and found to not have an impact on the environment under CEQA Guidelines Section 15061(b)(3) as it can be seen with certainty that they will not have an impact on the environment, as described in the staff report.
SECTION 5: Effective Date. This Ordinance shall become effective thirty (30) days following adoption.
City of Manteca, a municipal corporation
MAYOR: __________________________________
BENJAMIN J. CANTU
ATTEST: __________________________________
CASSANDRA CANDINI-TILTON
CITY CLERK
STATE OF CALIFORNIA
COUNTY OF SAN JOAQUIN SS:
CITY OF MANTECA
I, Cassandra Candini-Tilton, City Clerk of the City of Manteca, do hereby certify that the foregoing Ordinance had its first reading and was introduced during the public meeting of the City Council on the ___ day of ____, 20__, and had its second reading and was adopted and passed during the public meeting of the City Council on the ___ day of ____, 20__, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST: __________________________
CASSANDRA CANDINI-TILTON
City Clerk
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