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Piedmont ADUs

Everything about building Accessory Dwelling Units in Piedmont, CA

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Piedmont ADU Guidelines Last Updated 04/05/20

PLANNING OFFICE The city planning office is not open to the public at this time, but is accepting ADU permit questions and applications.

The city government of Piedmont has updated its local zoning codes to comply with the State ADU mandate.
The California Building Code (CBC) 2019 is adopted.
Relevant state bill updates for SB13, AB68, AB881, AB670 are shown in green below.


hintsights

City Hint: The city has not yet responded to requests for ADU permit volumes for the past year, but they will be provided here once response has been received.


Number of ADUs allowed:

According to state law, all single-family homes are allowed at least one Accessory Dwelling Unit. Additionally, single-family lots which are owner-occupied may create one Accessory Dwelling Unit and one Junior ADU. Also, multi-family lots may now add one ADU per every four existing residential units, so long as they were legally established.

As of January 1st, 2020

Types of ADUs allowed:

Detached ADU, Attached ADU, Junior ADU are permitted. Accessory Dwelling Units may be new construction or converted from existing space. Junior ADUs must be converted from existing space.

Lot size:

Single family and multi-family residential lots will not be subject to the minimum lot size of the underlying zoning district or by ordinance for Accessory Dwelling Unit (ADU) projects. ~ According To AB68

As of January 1st, 2020

ADU size:

Residential parcels will be permitted to create up to 850 sqft for a one bed ADU or up to 1,000 sqft for a two bed ADU, regardless of the underlying zoning standards of the property. A Junior Accessort Dwelling Unit (JADU) is permitted up to 500 sqft. According to Califronia Residential Code, the minimum size of any living unit is 150 sqft (including Accessory Dwelling Units and Junior Accessort Dwelling Unit (JADU)s). ~ According To AB68

As of January 1st, 2020

Setbacks:

Setbacks for a detached new construction ADU shall be no more than 4 ft from the rear and side lot lines. No setbacks shall be required for ADUs and Junior Accessort Dwelling Unit (JADU)s converted from legally eastablished existing space. Attached new construction ADUs and conversions from existing space to be expanded must comply with the setbacks of the underlying zone. ~ AB-68

As of January 1st, 2020

Parking:

Replacement parking shall not apply to properties which convert an existing garage to an Accessory Dwelling Unit or Junior Accessort Dwelling Unit (JADU). ~ AB-68

As of January 1st, 2020

Fire Safety:

Fire sprinklers. Fire sprinklers shall only be required in accessory dwelling units if
Fire sprinklers are also required for the primary dwelling. (. Code §65852. 2 (e).)

Shape, materials and style:

Style, massing, materials, and colors must resemble the characteristics of the primary dwelling.

Height:

Height of the ADU will be determined by the maximum height of the underlying zone.

Design review:

Ministerial review process per state minimum standards.

Number of Bedrooms:

Not specified by State Standards.

Ownership:

Owner-occupancy will not be required for new ADUs (conversion and new construction) built between 2020 and 2025. ~ Updated: State Law SB-13

As of January 1st, 2020

Utility connections:

Local health officer approval where a private sewage disposal system is being used, if required. (State requirements)

Permit Fees

SB13 Update: As of January 1st, 2020, local impact fees for ADUs will be reduced substantially statewide.

Definition:

Accessory dwelling unit means an attached or a detached residential dwelling unit that
provides complete independent living facilities for one or more persons. It includes
permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as a primary unit.

Exceptions:

Exception to floor area ratio for new primary residence and accessory dwelling unit. If a
property owner proposes a new primary residence and an accessory dwelling unit, the Planning Commission may approve a floor area ratio exemption without rent restriction as follows: the square footage of the accessory dwelling unit will not count toward the total floor area ratio for the property up to 800 square feet or 10% of the lot size, which ever is less.

Exception: unit size. The Planning Commission may approve an exception to the unit size requirement for the accessory dwelling unit. The decision will be based on the requirements and findings of this section. If an exception is granted, the accessory dwelling unit will be subject to all the terms of section 17.38.070C.2 below, including rent-restrictions.

Exception to unit size. The Planning Commission may approve an accessory dwelling
unit permit with an exception to the maximum unit size of 800 square feet (under section
17.38.060 B.1) up to a maximum unit size of 1,200 square feet, as follows:
IF THE LOT SIZE: THE ACCESSORY DWELLING
UNIT MAY BE:
UNIT UP TO 1000
SQ. FT.
UNIT UP TO 1,200
SQ. FT.
is less than the
minimum for the
zoning district:
only located within an
existing building, without
rent restriction for low income housing applies rent restriction for very low income housing applies

expansion of the existing
building envelope.
equals or exceeds
the minimum for
the zoning district:
within existing building, an
expansion, or a detached
building
rent restriction
for low income
housing applies
rent restriction for
very low income
housing applies

Rent restriction.
i. Declaration of rent restrictions. The accessory dwelling unit permit with an
exception shall have a condition describing the type of rent restriction applicable to
the property. The rent-restriction shall be recorded in the county recorder's office,
as a declaration of rent restrictions (in a form provided by the city), and will remain
in effect for ten years. The ten-year period of rent restriction begins either: (a) on
the date of recordation or date of final building inspection, whichever is later; or (b)
according to the terms of the conditions of approval or a recorded declaration.
If, after ten years, the termination of the recorded declaration is not automatic (by
its terms), the city will record a document terminating the declaration of rent
restrictions, upon the written request of the property owner.
ii. Affordable rent certification. An owner who has executed a declaration must
submit to the city an accessory dwelling unit affordable rent certification: (i) on an
annual basis, by each December 31 and as part of the annual city business license
application and renewal; and (ii) upon any change in occupancy of the accessory
dwelling unit. The accessory dwelling unit affordable rent certification must be on
a form provided by the city and must specify whether or not the accessory dwelling
unit is being occupied; the rent charged; the utilities that are included in the cost of
rent; the household size of the accessory dwelling unit; the names and ages of the
accessory dwelling unit occupants; the gross household income of the accessory
dwelling unit household; and other information as determined appropriate by the
city.

Entry:

Access. The accessory dwelling unit must have independent, exterior access.

Passageway. No passageway will be required.

Allowed Zones:

*** Beginning in 2020, according to state law, all residential zoning districts, including single-family and multi-family, are allowed to build Accessory Dwelling Units. ***

As of January 1st, 2020

Existing:

Exempt accessory dwelling unit. If an accessory dwelling unit was established before
1930, and the City has confirmed the exempt status in writing, the accessory dwelling unit is a legally existing accessory dwelling unit.

SB13 Update: Amnesty program to permit unpermitted units will be administered statewide, allowing non-health and safety code violations to be deferred.

Residential Building Code:

The California Building Code (CBC) 2019 is adopted.

Piedmont City Planning Offices
Permitting

Piedmont Planning & Zoning

120 Vista Ave., Piedmont, CA Piedmont, CA 94611

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APPRECIATION ESTIMATE

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CONSTRUCTION COST ESTIMATE

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RENTAL ESTIMATE

* estimated by location

MORTGAGE ESTIMATE

* 30 years / 5% interest rate / 20% down payment

SELECT ADU SIZE & TYPE

Size: 500 sqft

BASED ON LOCAL AVERAGE PROPERTY DATA & VALUE

Appreciation Estimate = (Base Value: $) / (Home's Living Space: sqft) * (ADU's Living Space: sqft)

Rental Estimate = (Rent Per Sqft: $8.16) * (ADU's Living Space: sqft)




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