12.40.100 Accessory Dwelling Units.

A.  Characteristics. Accessory dwelling units (ADUs) are defined in Section 12.01.500, and provide the following housing opportunities:

1.   Accommodating additional density in existing neighborhoods with minimum cost and disruption to surrounding neighborhoods;

2.   Allowing more efficient use of existing housing stock and infrastructure;

3.   Providing a mix of housing in response to changing family needs and smaller households;

4.   Allowing seniors, single parents, families with grown children and other residents to remain in their homes and neighborhoods; and

5.   Providing a broader range of housing types and costs.

B.  Approval Process.

1.   Where permitted, ADUs are subject to review and approval pursuant to Section 12.80.170.

2.   Applicants may request Variances and Adjustments pursuant to Section 12.80.150.

C.  Creation of an ADU. An ADU may be created as follows:

1.   Converting existing floor area in an existing dwelling or accessory structure such as a garage;

2.   Adding new floor area to an existing dwelling or accessory structure; or

3.   Constructing a separate unit on a lot with a new or existing primary dwelling.

D.  Standards. Construction and occupancy of an ADU shall conform to the following standards:

1.   Occupancy Restriction. An ADU is subject to the maximum occupancy of a dwelling unit as defined in Section 12.01.500.

2.   Eligibility and Number. A maximum of one ADU is allowed per legal, single detached dwelling or townhouse.

3.   Location. An ADU shall be located on the same lot as the primary single detached dwelling or townhouse.

4.   Parking. No off-street parking is required for ADUs. Any parking required for the primary dwelling shall be retained or replaced.

5.   Minimum and Maximum Floor Area. See Section 12.01.500 for information about how to measure floor area. Below are additional standards relative to floor area for ADUs.

a.   Except as provided in subparagraph c. below, an ADU shall be at least 250 square feet, but not more than 750 square feet in area.

b.   The minimum and maximum floor areas identified in subparagraph a. above can exclude exterior walls, interior staircases, common/shared space between the primary dwelling and the ADU, interior parking, and unfinished storage space that is not internally accessible from the ADU.

c.   An ADU created by the conversion of a level or floor (e.g., basement, attic, or second story) of the primary dwelling may occupy the entire level or floor, even if the floor area of the ADU would be more than 750 square feet. The maximum size shall not exceed 50% of the total square footage of the primary dwelling.

6.   Height. Except as provided in subparagraph 7.c.ii, below, an ADU must conform to the standards of the applicable zone or plan district regarding building height.

7.   Placement.

a.   Except as provided in subparagraphs 7.b. and c. below, an ADU must be placed and conform to the standards of the applicable zone or plan district regarding lot coverage and setbacks. If the applicable zone or plan district has standards for the placement of ADUs, such standards supersede this section.

b.   An ADU shall be placed in relation to the primary dwelling as follows:

i.    On all lots, an ADU shall be located behind the front building plane of the primary dwelling, except ADUs created by converting existing floor area. For corner lots, through lots, and multiple frontage lots, the ADU shall be placed behind the front building plane of the façade with the front door.

c.   Side and rear setbacks may be reduced to three feet for a detached ADU meeting the following specifications. An ADU connected to the primary residence by an architectural or structural connection between the dwellings (such as a breezeway) is considered attached.

i.    The total building area is 450 square feet or smaller;

ii.   The building does not exceed one story in height (maximum 10 feet measured mid-point between the roof peak and the roof eave);

iii.  The outer edges of the eaves are located at least two feet from the side and rear property lines; and

iv.  Separation from any other structure on the site by at least six feet.

d.   An ADU cannot be located in any public or private utility or access easement.

8.   Entrances for ADUs.

a.   The entrance to the ADU can be provided on any façade and shall include all of the following:

i.    A recessed building entry or porch at least two feet deep, as measured horizontally from the face of the main building façade, and at least five feet wide;

ii.   Entrance lighting is required on all ADUs. Exterior lighting shall not exceed two lumens, and shall not glare or shine onto adjacent property; and

iii.  One or more sidelights, glass doors, or windows.

9.   Architectural Standards. ADUs shall:

a.   Include two or more of the articulation elements or detailed design elements found in Section 12.50.710.C.4 and C.5 on all façades of the ADU; and

b.   Shall not include glazing on any building elevation that is facing and within 20 feet of an abutting residential property unless:

i.    The glazing is limited to windows located on the upper one-third of all stories, with an option for the first story to have no glazing limitations of a minimum six-foot screen by fencing or evergreen landscaping is installed between the ADU and the abutting residential property. The screen or fencing shall extend the entire distance of the ADU building elevation, plus an additional three lineal feet. Newly planted shrubs shall be no less than five feet in height at time of planting.

c.   Meet the architectural standards for ADUs in any applicable zone or plan district, as such standards supersede the standards of this section.

10. Code Compliance. ADUs shall comply with applicable building, fire, health, and safety codes. (Ord. 6451 § 1, 2023; Ord. 6401 § 1, 2022; Ord. 6323 § 1, 2019)