CITY COUNCIL STAFF REPORT
Meeting Date: October 21, 2024
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
SUBJECT: ADOPT RESOLUTION NO. __ -24 ACCEPTING PRE-APPROVED
ACCESSORY DWELLING UNIT ARCHITECTURAL PLANS FOR A
PERMIT READY ACCESSORY DWELLING UNIT PROGRAM
SYNOPSIS
The City Council is requested to review and accept Pre-Approved Accessory Dwelling Unit Architectural Plans for a “Permit Ready Accessory Dwelling Unit Program” (“PRADU”) program consisting of three individual, pre-approved ADU floor plans, each with three unique elevation styles for homeowners to choose from. This effort to streamline ADU production within the City is a requirement of State law and must be implemented by January 1, 2025.
DISCUSSION
Background
The City is required to comply with the provisions of Assembly Bill 1332 (AB 1332), which requires local agencies to develop a program for the pre-approval of ADU plans to assist with the streamlined production of housing. The residents of the City are expected to be the primary beneficiaries of this action, as it will make plans available for their use without the cost of preparation by a licensed professional. AB 1332 does not specify a minimum number of ADU plan types that must be made available; however, in the interest of providing variety and options, City staff is recommending three floor plan options be made available, all measuring 800 square feet or less in size. The program must be adopted by January 1, 2025.
On April 1, 2024, Staff issued an RFP seeking qualified firms for the creation of a PRADU program. Staff selected RRM Design Group as the most qualified firm.
On March 20, 2024, the City Council authorized the City Manager to execute a Professional Services Agreement with RRM Design Group to preform planning and building services associated with the creation of a Permit Ready Accessory Dwelling Unit Program. Over the past seven months, Staff has worked with RRM Design Group to create floor plans, elevations, and renderings for the PRADU program.
PRADU Program
Architectural Design Plans
As part of the project initiation, RRM Design Group conducted a context study of the City’s typical residential parcel sizes and shapes, and residential building forms and roof styles to determine what ADU plans would be most utilized by homeowners. Elements from the context study have been incorporated into the final proposed floor plans within the program.
The proposed PRADU Program will contain three individual, pre-approved ADU floor plans as follows (see Exhibit 1):
• Plan 1: 350-square-foot, studio ADU
• Plan 2: 636-square-foot, one-bedroom/one-bathroom ADU • Plan 3: 798-square-foot, two-bedroom/one-bathroom ADU Each floor plan measures less than 800 square feet in floor area and therefore qualifies for a streamlined, “building permit only” review per State Law and the City’s ADU Ordinance. The range of floor areas and bedroom options is intended to provide flexibility for homeowners. Staff and RRM Design Group worked to ensure the maximum use of space within each unit to accommodate a full kitchen, living area, and laundry facility.
The initial context study of existing residential styles within the City found a mix of stucco, horizontal lap siding, and board and batten siding with various roof forms including street facing gable or Dutch gable roof elements or shed roofs. Additional design features typically include shutters, front porches with railings, wainscoting and window grids. These elements have all been incorporated into at least one of the three design styles within the program. While Pleasant Hill does not currently have many modern-style residential structures, Staff has seen an increase in modern design for ADU’s, and therefore opted to include a third, more modern option for flexibility. Each design style also features a variety of high-quality, durable materials, trim detailing, and other architectural features, as recommended by the City’s Residential Design Guidelines.
The three unique elevation styles feature in the program are:
• Bungalow: horizontal fiber cement siding, Dutch gable roof element, wood port columns (optional), and asphalt shingle roof
• California Ranch: fiber cement board and batten siding, decorative gable pediment details, stone veneer wainscot, optional front porch with horizontal wood railing, and asphalt shingle roof
• Modern: stucco façade, porch and window awning elements, horizontal wood siding entry element, asphalt shingle roof, optional front porch
Homeowners can choose an option based on personal preference. Each ADU plan also includes an optional front porch element. Front porches are optional because they are reviewed under separate accessory structure provisions and, therefore, may not be feasible on certain lots with setback or lot coverage constraints.
Building Permit Technical Plans
As part of this program, the next steps will include staff working with RRM Design Group to complete building permit technical plans, including plumbing, electrical, structural and other necessary technical details.
Program Implementation
Once adopted, these architectural plans, including necessary construction-level technical plans for each floorplan and elevation style, will be made available online for download use by anyone wanting to construct a building permit ADU. In addition to the plans, applicants must provide their own site plan for their specific lot, submit a building permit application, and pay required permit fees.
CEQA
Pursuant to Section 15061(b)(3) of the Guidelines for the Implementation of the California Environmental Quality Act (CEQA) of 1970, as amended, the lead agency has determined that the proposed activity is exempt from CEQA. The City, as the lead agency, has determined with certainty that the proposed activity will not have a significant effect on the environment as the proposed pre-approved accessory dwelling unit architectural plans do not directly approve any physical development and are intended to comply with applicable State provisions.
FISCAL IMPACT
The creation of the PRADU program is funded through the American Rescue Plan Act (ARPA).
Individual homeowners will be responsible for all permit fees and construction costs.
RECOMMENDED CITY COUNCIL ACTION
Adopt the attached resolution accepting the Pre-Approved Accessory Dwelling Unit Architectural Plans for the Permit Ready Accessory Dwelling Unit Program.
ALTERNATIVES TO RECOMMENDED ACTION
1. Continue the item to a later date with direction provided to Staff.
2. Do not adopt the resolution.
ATTACHMENTS
Proposed Resolution
Exhibit 1 – Pre-Approved Accessory Dwelling Unit Architectural Plans for the Permit Ready Accessory Dwelling Unit Program (Floorplans, Elevations, and Renderings only) Prepared by: Haley Croffoot, Senior Planner
Reviewed by: Troy Fujimoto, City Planner
Approved by: Ethan Bindernagel, City Manager