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Accessory Dwelling Unit Manual

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Accessory Dwelling Unit Manual GROWING SANTA CRUZ’S NEIGHBORHOODS FROM THE INSIDE ACCESSORY DWELLING UNIT MANUAL SANTA CRUZ, CALIFORNIA GETTING STARTED Introduction to ADU development and how to start your project DESIGNING YOUR ADU Neighborhood compatibility, planning your ADU and prototypical ADU designs BEING A PROJECT MANAGER Understanding the application process, building your ADU and renting your ADU MORE RESOURCES Glossary of terms, checklist and other useful information DUE TO CHANGES IN THE CITY OF SANTA CRUZ ZONING ODINANCE AND THE CALIFORNIA BUILDING CODE, THIS PUBLICATION AND DRAWINGS HAVE BEEN PROVIDED TO SERVE AS EXAMPLES OF TYPICALY ACCESSORY DWELLING UNITS Prepared by the City of Santa Cruz • 2003 ONLY, AND NOT AS CONSTRUCTION Funded byEXAMPLES the California Pollution ONLY Control Financing Authority Sustainable Communities Grant and Loan Program DOCUMENTS. -1/1/17 NOT A CONSTRUCTION DOCUMENT EXAMPLES ONLY NOT A CONSTRUCTION DOCUMENT Foreword Although challenged by growth pressures associated with increasing enrollment at the University of California at Santa Cruz (UCSC) and the attractiveness of Santa Cruz’s proximity to Silicon Valley, the City of Santa Cruz endeavors to maintain a small town atmosphere, distinguished by a diverse community and encircled by the natur- al beauty of a greenbelt. By necessity, infill-housing opportunities are a critical part of the City’s approach to pro- viding new affordable housing choices. Accessory Dwelling Units (ADUs) are one way for the City to provide more rental housing as well as making home ownership more affordable. With each new ADU, the overall stock of rental housing increases and with the added rental income, a homeowner might more easily afford their home. However, the community has expressed concerns about the effects that this form of infill housing might have on the neighborhoods. So, with funding from the California Pollution Control Financing Authority (CPCFA) Sustainable Communities Program, the City of Santa Cruz has implemented a program to help homeowners devel- op ADUs that are sensitive to the surrounding neighborhood, contributing, rather than detracting, from the Santa Cruz community. This ADU Development Manual is part of that program. Information on other aspects of the pro- gram is also included in this Manual. The purpose of the Manual is to assist homeowners with the process of developing an ADU. The Manual includes relevant zoning, design standards, building codes and showcases ADU Prototype designs. For a more in depth look at the Prototypes, please refer to the Manual’s companion volume, the ADU Development Program Prototype Plan Sets. EXAMPLES ONLY NOT A CONSTRUCTION DOCUMENT EXAMPLES ONLY NOT A CONSTRUCTION DOCUMENT Accessory Dwelling Unit Manual 1 5 37 49 GETTING STARTED DESIGNING YOUR ADU BEING A PROJECT MANAGER MORE RESOURCES SECTION ONE SECTION TWO SECTION THREE APPENDIX 1 Introduction to ADU 5 Neighborhood 37 The Application 49 More Resources Development Compatibility Process City Department Contacts Understanding the basics Being a good neighbor Moving through the Useful Web Sites planning and building Building Codes permit process ADU Definitions 2 How Do I Start? 10 Planning Your New ADU Plans Checklist Planning an ADU pro- ADU ADU Permit Fees ject Understanding your 42 Building Your ADU ADU Zoning Regulations needs Development basics Sample Lease Agreement 16 Prototypical 44 Renting Your ADU 72 Acknowledgements Designs and Designs for Landlord basics ADUs DesignEXAMPLES options ONLY NOT A CONSTRUCTION DOCUMENT Section One: Getting Started Mapping out your process to design and develop an Accessory Dwelling Unit (ADU) requires you to do your homework. Section One helps you get started. What is an ADU? Who can build them? What governs their development? What technical and financial assistance pro- grams are offered by the City to help you build an ADU on your property? Introduction to ADU What is an ADU? The garage itself may be converted AB 1866 was signed by the An Accessory Dwelling Unit (ADU) to an ADU or the ADU may occupy Governor in 2003. The new Development law is intended to promote When you look around your neigh- is an additional, self-contained a basement. An ADU can even be a development of second units in existing and future single borhood, you may see that some of housing unit that is secondary to the section of the main house that has been separated from the main living family lots. It makes review of your neighbors have built an ADU main residence. ADUs are some- Accessory Dwelling Units on their property. Perhaps to supple- times referred to as “Granny units” space. And of course, an ADU can (ADUs) ministerial. That is, development of an ADU can- ment their mortgage payments, pro- or “Mother-In-Law units” since be a stand-alone unit like a small house or cottage. The City only not be prohibited if it meets vide for elderly parents or allow many ADUs were initially con- development standards. their children to stay in Santa Cruz. structed to provide for family mem- requires that an ADU have a Each had their own reason to build bers. kitchen, bathroom, and place to their ADU and each had to navigate sleep. Alleys provide excellent the development process. You may ADUs can take many forms. In opportunities for ADU development be wondering what an ADU is, who some cases, an ADU can be with an access that is separate from can build them, and how to get attached as an addition to the house the main house. started. Here we go. or as a second story over a garage. page 1 EXAMPLES ONLY NOT A CONSTRUCTION DOCUMENT An ADU is different than a duplex What Do I Need to Know to Start the Determining if Your Property in two ways. (1) Typically the two Planning of an ADU? Qualifies for an ADU units that make up a duplex are rela- In some ways, building an ADU In Santa Cruz, lots have to be at tively equal in size and one unit requires the same thought as any least 5,000 SF in size to be consid- does not usually dominate the other investment. Take a look at your ered eligible for an ADU. Even if on the lot. The City of Santa Cruz needs, your finances, and determine your property is large enough, there strictly limits the size of ADUs. if an ADU makes sense for you at are a variety of other considerations. (2) Both units in a duplex may be this time. You will also need to Do you have heritage trees (see rented. For ADUs, the owner must research the zoning requirements for Appendix for definition) on your reside either in the ADU or in the an ADU to determine if an ADU property? Are you located in an area main house. will be allowed on your lot. If you with unstable soils or steep slopes decide that you want to pursue or near a creek or waterway? Does Who Can Build an ADU in the City of building an ADU, the following sec- the land have archeological value? Santa Cruz? tions in this Manual will take you Is your house or property a cultural Any homeowner within the City of step by step through the process. or historic landmark? These issues Santa Cruz boundaries who has a lot may not prevent you from develop- that is 5,000 square feet or more in How Do I Start? ing an ADU, but would require In communities that are most- area and is zoned for single-family Congratulations! If you are continu- additional studies or mitigation. The ly built-out, ADUs provide a dwellings may consider building an City can help you gain a better way to add needed housing ing to read this, chances are you are utilizing existing infrastruc- ADU. However, the configuration seriously considering building an understanding if these types of ture. of the lot (especially the lot width), ADU. After you’ve looked at your issues affect your property. the amount of area covered by the This older ADU over a garage finances and have decided that demonstrates how they have main house, and other factors affect building an ADU makes good eco- ADUs are allowed only within resi- provided a source of afford- whether or not the ADU can actual- nomic sense, you need to look at the dential zones. If you have any able housing in traditional ly be built on a lot. doubt, whether your property is in a neighborhoods. practicality of creating an ADU on your property. Over half of Santa zoning area that allows ADUs, call No matter what kind of ADU is Cruz land area is zoned for single- or visit the Planning Department for developed, the property owner must family housing. There are now an a final determination. live at the same address as the ADU estimated 1,800 single family lots and only one ADU per single-family that could be eligible for ADUs. So lot is allowed. what does this mean to you? EXAMPLESpage ONLY 2 NOT A CONSTRUCTION DOCUMENT ADU Zoning Standards Getting to Know Your ADU Zoning and Design Standards Zoning Code for ADUs Typical R1-5 Requirements* Exceptions/Comments Santa Cruz has developed zoning Minimum lot size 5,000 SF NO exceptions. standards for ADUs. These stan- 500 SF 7,500-9,999 SF lot can have 640 SF ADU. dards are intended to make ADUs Maximum unit size for lot up to 7,499 SF 10,000 SF+ lot can have 800 SF ADU. work with the community’s small lots and compact neighborhoods. Side yard setback, one story 3 feet 5 feet for 2 story ADU. You and your design professional Side yard setbacks, one 8 feet 8 feet for 2 story ADU.
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