This is an example report. Each report is completed for the property's specific requirements and requests of the homeowner and/or their agent. Please notify us of any specific requests or questions during checkout.

Example Recent Report from Glendale


ADU Property Report For [Example Property]


Contact Information:

___ ______

Phone: (___)___-____

Email: ________@_____.___



Report Summary


The property located at [REDACTED] in Glendale is approximately 5,049 square feet and has an existing single family home of approximately 1,563 square feet. The home has 2 bedrooms and 2.0 bathrooms existing and is located in the Low Density residential zone.

The City of Glendale has established an ADU Urgency Ordinance regarding ADU development in response to 2020 State Law regarding ADU development. That Ordinance # 5939 can be found here:
http://qcode.us/codes/glendale/revisions/5939.pdf

As far as constructing an ADU above the existing garage, the planner pointed to Ordinance 5939, section 7, letter O, which is pasted in full below. Unless the new construction could somehow be classified as "Existing", the garage would have to adhere to the setbacks of 4 feet. The ordinance points to a two floor conversion as using the existing walls as a requirement.

O. Additions of an accessory dwelling unit above of an existing detached accessory garage is permitted provided the height does not exceed 25 feet (plus 3 feet for any roofed area having a minimum pitch of 3 feet in 12), that new construction has at least a 4-foot interior setback and has a maximum square footage of 500 square feet. Any accessory dwelling unit located above a detached garage shall be supported solely by the primary walls of the existing garage building.

Property Information


Property Records

Address: [REDACTED] [REDACTED]
City: Glendale
Property Zone: R1
Lot Size: 5,049
Home Size: 1,563
Bedrooms: 2
Bathrooms: 2


Property Restrictions

NA


Zoning & Permitting Requirements


City Planning Office Communication

2/25/2020 - 4:25 PM - Spoke with Dennis, city planner, about property. Property is confirmed R1, in a horse overlay, with no overlays that may impact an ADU project. However, the existing garage conversion may not be feasible under the new city ordinances. This is addressed in the property report. The planner pointed to Ordinance 5939, section 7, letter O, which is pasted in full in the report summary. Unless the new construction could somehow be classified as "Existing" (To which the planner and I do not structurally know how this would be


ADU Types Viable on the Property

Attached, detached, JADU, conversion of existing space within primary home or accessory structure.


Additional Zoning Requirements

Horse Overlay-should not affect ADU standards.


Permitting Process Overview

A. Application. An application for an accessory dwelling unit permit and junior accessory dwelling permit shall be required and the property owner shall sign the application. The following items are necessary to allow review of an accessory dwelling unit and junior accessory dwelling unit:
1. Site Plan — The scale of the site plan shall be large enough to show clearly all details thereof, and shall show:
A. Site address, zone, lot size, location of the existing residential dwelling, garage, accessory buildings and structures and the location of the proposed accessory dwelling unit(s) and junior accessory dwelling unit.
B. Square footage of all existing and proposed buildings and structures.
C. Dimensions of existing and proposed setbacks, lot coverage, landscaping, walls, driveways, and building and wall heights.
D. Location, size and number of parking spaces.
E. Property owner name and signed affidavit that the property owner resides at the site address.
2. Architectural drawing showing existing and proposed buildings and modifications, location of entrances, required parking, driveways, windows, setbacks, landscaping.
3. Site photos showing the residential dwelling, garage, accessory buildings and structures, existing parking, and the area where the accessory dwelling unit(s) is proposed.
4. If onsite parking reductions that are not allowed by right, are requested, the applicant shall provide evidence that the project meets required criteria.

B. The applicant may apply for plan check for the accessory dwelling unit(s) and junior accessory dwelling unit concurrently.
C. A case planner will review the application for compliance with this Ordinance and applicable Zoning Code standards. In the event of a conflict between this Ordinance and a development standard in the Zoning Code, this Ordinance shall control.
D. When the accessory dwelling unit(s), junior accessory dwelling unit and the residential dwelling comply with all the criteria established for the accessory dwelling unit(s), junior accessory dwelling unit, and other zoning code requirements, the
planner will stamp the plans approved for the accessory dwelling unit(s) and junior accessory dwelling unit.
E. When an accessory dwelling unit and/or junior accessory dwelling unit permit is ready to approve, the property owner shall record the covenant and agreement. The applicable covenant and agreement for the accessory dwelling unit(s) and/or junior
accessory dwelling unit permit shall be recorded prior to issuance of a building permit.
F. Provided that an application for an accessory dwelling unit and/or junior accessory dwelling unit complies with State law, including Government Code section 65852.2, applicable sections of the Zoning Code, the Glendale Building & Safety Code, and
this Ordinance, the City shall approve said application within 60 days of the City deeming the application to be complete if there is an existing single-family or multi family dwelling unit on the lot. If the permit application to build an accessory dwelling unit and/or junior accessory dwelling unit is submitted with an application to
build a new single family dwelling on a lot, the City may withhold acting on the application(s) for the accessory dwelling unit and/or junior accessory dwelling unit until it acts on the permit for the single family dwelling including the design review process, provided that it reviews the accessory dwelling unit.

ADU Application:
https://www.glendaleca.gov/home/showdocument?id=38582

Building Permit:
https://www.glendaleca.gov/home/showdocument?id=34511



ADU Zoning Summary


ADU Quantity

Single Family Properties:
Notwithstanding the development standards set forth in the Zoning Code and other provisions of this Ordinance, an applicant is entitled to develop an accessory dwelling unit or junior accessory dwelling unit (or as applicable, an accessory dwelling unit and a junior accessory dwelling unit) consistent with this paragraph if it
is on a lot zoned for residential use (including residential mixed use) where only one residential dwelling unit exists or is proposed to be built on the lot, provided the applicant builds under either subparagraph (1) or(2) below, but not both:
1. One accessory dwelling unit or junior accessory dwelling unit shall be allowed when all of the following apply:
a. An accessory dwelling unit or junior accessory dwelling unit shall be located within the proposed or existing space of a single family dwelling or existing space of an accessory building and may include an expansion of an accessory building not to exceed 150 square feet beyond the same physical dimensions as the existing accessory building. An expansion beyond the physical dimensions of the existing accessory building shall be limited to accommodating ingress and egress;
b. The space has exterior access from the proposed or existing single-family dwelling;
c. For fire safety purposes, at least one of the existing interior setbacks has minimum of 3 feet; and
d. The junior accessory dwelling unit complies with all other junior accessory dwelling unit requirements outlined in this Ordinance.

2. One detached, new construction, accessory dwelling unit shall be allowed where all of the following apply. This provision may be combined to allow a junior accessory dwelling unit in the manner described in subparagraph (1) above only where one residential dwelling unit exists, or is proposed to be constructed at the same time as the accessory dwelling unit and junior accessory dwelling unit and subject to:
a. A minimum 4 foot interior setback;
b. A maximum square footage of 800 square feet; and
c. A height limit of 16 feet.

Multi-Family Properties:
Notwithstanding the development standards set forth in the Zoning Code and other provisions of this Ordinance, an applicant is entitled to build accessory dwelling units on lots zoned for residential (including residential mixed use) and developed with
existing multiple residential dwelling units as follows, provided the accessory dwelling units do no exceed 800 square feet in size and the applicant builds under either subparagraph (1) or(2) below, but not both:
1. At least one accessory dwelling unit and up to 25 percent of the existing multifamily dwelling units shall be allowed for multiple accessory dwelling units within portions of existing multifamily dwelling structures (not within existing dwelling units) that are not used as 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; or

2. No more than 2 detached accessory dwelling units with a height limit of 16 feet and minimum 4 foot interior setbacks.


ADU Type

Attached, Detached or junior ADU. Conversion of existing space or new construction each permitted.

Alterations or additions to any existing building which propose an increase in floor area up to the square footage limits described and do not propose an additional story and/or change to a façade, including addition of a door, directly facing a street may be permitted to accommodate an accessory dwelling unit or junior accessory dwelling unit.


Lot Size

MIN LOT SIZE: Properties will not be subject to minimum lot standards by ordinance or of the applicable zoning district.
~ AB-68


ADU Size

*New construction additions above an existing garage:
A maximum square footage of 500 square feet

Accessory dwelling units shall have a maximum square footage as follows:
1. 850 square feet; or
2. 1,000 square feet for an accessory dwelling unit that provides more than one bedroom.

Junior accessory dwelling units shall have a maximum square footage of 500 square feet.


Parking

Required parking for the primary home:
For a single family residence, only 2 enclosed and covered (garage) parking spaces are required. If the property has multiple units, required number of parking spaces will be minimum 2 enclosed and covered(garage) spaces and will depend on the bedroom count.

*Property is within .5 miles walking distance of public transit and is therefore exempt from the requirement to provide an additional ADU parking space*

Parking Criteria to Approve an Accessory Dwelling Unit:

A. Off-street parking for an accessory dwelling unit shall comply with the following standards:
1. A maximum of one off-street parking space shall be provided per accessory dwelling unit or per bedroom, whichever is less, except as otherwise provided in this Ordinance.
2. Any uncovered parking space shall have a minimum width of 8 feet and a length of 18 feet.
3. Parking may be located in any configuration on the same lot as the accessory dwelling unit, including covered spaces, uncovered spaces, or tandem spaces, or by the use of mechanical automobile parking lifts.
4. If a mechanical automobile parking lift is used, it shall be enclosed and may not be located within any setback area.
5. An uncovered parking space may be located within setback areas on an existing driveway and shall not encroach on the public right-of-way.
6. A covered or enclosed parking space shall comply with zoning standards.
B. An accessory dwelling unit shall share the driveway with the existing primary residential dwelling. The driveway to the primary residential dwelling may be modified to accommodate onsite parking and shall comply with Section 30.32.130.
A separate driveway for the accessory dwelling unit shall not be provided, except where the lot is adjacent to an alley, in which case a driveway to the alley may be added to serve the accessory dwelling unit.
C. On shared driveways that provide access for multiple lots, such as flag lots, parking shall not be permitted on portions of the driveway that are used to provide access to more than one lot.
D. No onsite parking is required for an accessory dwelling unit when one or more of the following is applicable:
1. The property is located within one-half mile walking distance of a public transit stop.
2. The property is listed on the California Register of Historic Places, Glendale Register of Historic Properties, or any property in an adopted historic district overlay zone with a building identified as a contributing building or structure in an adopted historic resources survey.
3. When the accessory dwelling unit is located within the existing primary residence or accessory living quarters.
4. When on-street parking permits are required but not offered to the occupant of an accessory dwelling unit.
5. When there is a car share vehicle lot, such as ZIP car, located within one block of the accessory dwelling unit.
6. When it is a junior accessory dwelling unit.
7. When an accessory dwelling unit qualifies for approval under Paragraph K and L of Section 7.


Setbacks

R1:
Street Front: 25 feet
Street Side: 6 feet
Interior:
Buildings and structures permitted after May 2, 1991, shall be set back a minimum of 6 feet.
All buildings and structures and additions to such buildings and structures for which a building permit has been issued in the R1R and R1 zone permitted prior to May 2, 1991, shall be set back from the interior property lines a minimum of 4 feet for buildings or structures 20 feet or lower in height; not less than 5 feet for buildings or structures over 20 feet and equal to or less than 30 feet in height; and, not less than 6 feet for buildings or structures over 30 feet in height.

No additional setback shall be required for an existing living area or accessory building or a building constructed in the same location and to the same dimensions as an existing building that is converted to an accessory dwelling unit, and a setback of no more than four feet from an interior lot line shall be required for an accessory dwelling unit that is not converted from an existing building constructed in the same locations and to the same dimensions as an existing building.

For fire safety purposes, at least one of the existing interior setbacks has minimum of 3 feet.

A detached accessory dwelling unit in a newly constructed building shall not be between the primary residential dwelling and the street front or street side setback line.


Fire Safety

Fire sprinklers shall be required for the accessory dwelling unit or junior accessory dwelling unit if fire sprinklers are required for the residential dwelling.


Design

Exterior modifications to an existing primary residence or accessory building that increases floor area shall be architecturally compatible with the existing primary residence including use of matching paint, matching or complementary building materials, consistent rooflines, and other compatibility standards in Chapter 30.47, unless compliance with this Section precludes the development of an accessory dwelling unit or junior accessory dwelling unit that qualifies under Paragraph K and L of Section 7.


Height

Maximum height of the R1 zone:
Shall not exceed 25 feet, pursuant to the definition of height set forth in this title (plus 3 feet for any roofed area having a minimum pitch of 3 feet in 12 feet).

A detached accessory dwelling unit shall not exceed 16 feet in height except that a conversion of a detached accessory garage may add a second story which shall not exceed 25 feet (plus 3 feet for any roofed area having a minimum pitch of 3 feet in 12 feet).

0. Additions of an accessory dwelling unit above of an existing detached accessory garage is permitted provided the height does not exceed 25 feet (plus 3 feet for any roofed area having a minimum pitch of 3 feet in 12), that new construction has at
least a 4-foot interior setback and has a maximum square footage of 500 square feet. Any accessory dwelling unit located above a detached garage shall be supported solely by the primary walls of the existing garage building.


Review Process

Provided that an application for an accessory dwelling unit and/or junior accessory dwelling unit complies with State law, including Government Code section 65852.2, applicable sections of the Zoning Code, the Glendale Building & Safety Code, and this Ordinance, the City shall approve said application within 60 days of the City deeming the application to be complete if there is an existing single-family or multi family dwelling unit on the lot. If the permit application to build an accessory dwelling unit and/or junior accessory dwelling unit is submitted with an application to build a new single family dwelling on a lot, the City may withhold acting on the application(s) for the accessory dwelling unit and/or junior accessory dwelling unit until it acts on the permit for the single family dwelling including the design review process, provided that it reviews the accessory dwelling unit.


Allowed Zones

ADUs are allowed in the R1 zone.

Accessory dwelling units shall be permitted in any zone that allows residential uses and is developed with residential uses or, in the case of single family zones only, is proposed to be developed with residential uses. Where two (2) or more contiguous lots in the same ownership are developed as one (1) building site with residential
dwellings and where an accessory dwelling unit is proposed, a lot line adjustment or parcel map shall be required to create one lot by relocating or eliminating existing lot lines.

Junior accessory dwelling units shall be permitted on lots zoned for single family residential and developed with one residential dwelling or proposed to be developed with one residential dwelling. Where two (2) or more contiguous lots in the same
ownership are developed as one (1) building site with residential dwellings and where a junior accessory dwelling unit is proposed, a lot line adjustment or parcel map shall be required to create one lot by relocating or eliminating existing lot lines.


Permit Fees

Permitting fees are based on the overall valuation of the project.

Glendale Schedule of Fees:
https://www.glendaleca.gov/home/showdocument?id=52234

Notwithstanding Chapter 4.10 and any development impact fee resolutions adopted thereunder:
1. Any accessory dwelling unit under 750 square feet shall be exempt from any Development Impact Fee, including the Parks and Libraries Development Impact Fee; and
2. Any accessory dwelling unit of 750 square feet or greater on lots developed where only one residential dwelling unit exists, or is proposed, on a lot shall be charged a Parks and Library Development Impact Fee in an amount proportionally related to the square footage of the primary dwelling unit, not to exceed $4,700.00.
3. On lots developed with existing multiple residential dwelling units an accessory dwelling unit shall pay a Parks and Library Development Impact Fee of $4,700~00.

An accessory dwelling unit or junior accessory unit shall not be considered a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer, unless the accessory dwelling unit or junior
accessory dwelling unit is constructed with a new single-family dwelling.


Entry

*** The ADU must provide a entryway and living facilities unit that are separate from the primary home's entryway and living facilities.

No passageway shall be required between an entrance of the accessory dwelling unit and the street right-of-way as defined in State law.

A junior accessory dwelling unit may include separate sanitation, or may share sanitation facilities with the existing structure.


Coastal Areas

Coastal zone is NA.


Floor Area Ratio

The property has an existing floor area ratio of 0.30.

Maximum lot coverage for this zone is 40%.
Maximum floor area ratio for this zone: NA

Accessory dwelling units and junior accessory dwelling units are subject to zoning standards for setback, floor area ratio, lot coverage, height, parking, and landscaping as the primary residential dwelling, or dwellings, except as otherwise set forth in this Ordinance.

Notwithstanding the development standards for floor area ratio, lot coverage, and open space (when not required for minimum landscaping requirements) set forth in Title 30 of the GMC, an applicant shall be entitled to develop an accessory dwelling
unit that is 800 square feet or less in size provided the accessory dwelling unit provides 4 foot minimum interior setbacks and does not exceed 16 feet in height.


Trees

Tree removal may require additional permits. You can find a list of protected trees and the process here. https://www.glendaleca.gov/government/departments/public-works/indigenous-tree-program

If removing any protected trees (oak, bay, or sycamore), owner will have to contact the City Arborist Technician with the Public Works Engineering/Maintenance Department.


Historical Review

NA

For properties listed on the California Register of Historic Places, the Glendale Register of Historic Properties, any property in an adopted or nominated historic district overlay zone, or any property identified as significant or potentially significant on a historic survey meeting the requirements of Public Resources Code Section 5024.1(g), any exterior changes to an existing property to create accessory dwelling units shall not be visible from the public street or sidewalk right-of-way immediately adjacent to the property and shall not alter any defining historical characteristic. This paragraph (T) shall not apply to any accessory dwelling unit or junior accessory dwelling unit that qualifies for and seeks approval under paragraph K or L of Section 7.


Geotechnical Review

Additional geotechnical and soils review potentially may be required.

Earthquake zone data:
{"score"=>"D", "text"=>"Moderate/Heavy Damage", "MMI"=>"8", "shake"=>"Severe", "richter_scale"=>"5.2 - 5.9"}

{"score"=>"C", "text"=>"Between 1 and 5 Miles to Known Earthquake Fault", "distance"=>"4.12 miles", "name"=>"unnamed fault"}


Flood Zone Review

Flood zone data:
{"score"=>"F", "text"=>"Very High risk of damage from stream/river flooding."}

{"text"=>"1.685 MILES from BFE = 578 feet", "meter"=>2712, "distance"=>{"value"=>1.6849023593302115, "units"=>"miles"}, "elevation"=>{"value"=>578.0, "units"=>"feet"}}

Per FEMA Flood Map: Zone X, Area of Minimal Flood Hazard

https://msc.fema.gov/portal/search?AddressQuery=[REDACTED]%20[REDACTED]%20ave%20glendale%20ca


Other Requirements

The property owner may install new or separate utility connections between the accessory dwelling unit(s) or junior accessory dwelling unit and the utility, and pay all applicable connection fees or capacity charges, except if the accessory dwelling unit or junior accessory dwelling unit is located within the existing space of the residential dwelling and has independent access or is located within an existing, permitted accessory building.
(Consistent with Section 66013, the connection may be subject to a connection fee or capacity charge that shall be proportionate to the burden of the proposed accessory dwelling unit or junior accessory dwelling unit, based upon either its square footage
or the number of its drainage fixture units values, as defined in the Uniform Plumbing Code adopted and published by the International Association of Plumbing and Mechanical Officials, upon the water or sewer system. This fee or charge shall not
exceed the reasonable cost of providing service.

The City Council of the City of Glendale establishes the following
interim requirement that a covenant and agreement be recorded for an accessory dwelling unit and/or junior accessory dwelling unit prior to issuance of a building permit:
A covenant and agreement shall be executed by the property owner and shall contain the following:
A. The accessory dwelling unit and junior accessory dwelling unit shall not be sold separately from the primary residential dwelling.
B. All required onsite parking for the lot identified in the accessory dwelling unit permit shall remain available for the primary residential dwelling and accessory dwelling unit and shall not be rented separately to non-residents.
C. For properties with junior accessory dwelling units, at all times, the property owner shall comply with one of the following requirements:
(i) the property owner must be an owner-occupant and reside in either the residential dwelling or in the junior accessory dwelling unit, or;
(H) if the property owner does not reside in either the residential dwelling or the junior accessory dwelling unit, then the property owner shall only rent or lease the property as a single rental property and shall not rent or lease the residential dwelling and junior accessory dwelling unit separately from each other.
D. Short-term rentals less than thirty (30) days are prohibited for the primary residential dwelling, accessory dwelling unit, and junior accessory dwelling unit.
E. The accessory dwelling unit and junior accessory dwelling unit permit shall run with the land and the accessory dwelling unit and junior accessory dwelling permit is binding and enforceable on future property owners.
F. The accessory dwelling unit and junior accessory dwelling unit shall be removed at the expense of the property owner if the accessory dwelling unit permit or junior accessory dwelling unit is terminated or upon violation of this Ordinance or upon
cessation of the primary land use as a single-family residential dwelling or multifamily residential dwellings.


Permitting


Permit Fees Estimate

City Permit Fees Link:
https://www.glendaleca.gov/government/departments/finance/revenue/citywide-fee-schedule


Project Cost Estimates

Based on the general costs of labor and materials in the area and the specific requirements for design in The City of Glendale, we would estimate that the total cost for a 500 square foot new construction detached ADU would range from $135,000 and $185,000. These costs may be significantly lower for the conversion of an existing space to an ADU, though the potential for appreciation of the home would also be much lower for a conversion.

*** Please set a time with our team to discuss the factors which influence costs for an ADU project on a follow up call.


Permit Application Links

City Permits Page:
https://www.glendaleca.gov/businesses/getting-a-permit

City Permit Forms Link:
https://www.glendaleca.gov/home/showdocument?id=34511


Planning Office Contact Details


City of Glendale Planning Office:
https://www.glendaleca.gov/government/departments/community-development/planning-division EKrause@glendaleca.gov
818-548-2140


Other Useful Links


City Zoning Map Link:
https://www.glendaleca.gov/home/showdocument?id=654

City Zoning Code Link:
https://www.glendaleca.gov/government/departments/community-development/planning-division/zoning-code

State Law AB-68 Summary & Text:
https://www.housable.com/AB-68-Statewide-ADU-Housing-Bill-California_full_text_10-10-2019

State Law SB-13 Summary & Text:
https://www.housable.com/SB-13-Statewide-ADU-Housing-Bill-California_full_text_10-12-2019