Accessory Dwelling Units (ADUs) are increasingly in demand, in particular with the passing of SB9 and several other laws. California in general, including Placer County and El Dorado County, has embraced ADUs as an effective way to increase housing options. Thanks to state legislation, such as AB 670, homeowner associations (HOAs and CC&Rs) must allow the construction of accessory homes.
What are they?
An ADU, also known as a granny flat, in-law suite, or backyard cottage, is a secondary living unit on a single-family residential property. ADUs can be attached to the primary residence (aka JADU’s), converted from existing structures like garages or basements, or constructed as new standalone units.
ADUs in El Dorado County
El Dorado County Zoning Ordinance provides distinctions and design criteria. For example, second Residential Units are permitted on all lots zoned for single-family residential uses, unless the parcel is encumbered by a Williamson Act Contract. A freestanding Second Residential Unit cannot exceed 1,200 square feet, as measured by its exterior dimensions.
Additionally, a Second Residential Unit may also be constructed as an attached unit to the main house. In this design, the attached Second Residential Unit cannot exceed 30% of the square footage of the primary dwelling, excluding garages, patios and decks.
Either the primary residence or the second residential unit must be occupied by the property owner. Only one of the two residences may be rented.
Interestingly, a Guest House is NOT a second residential unit and is limited to 400 square feet in size. It is a structure accessory to the residence that provides temporary sleeping quarters for guests. As it is not intended as a residence, it may not include kitchen/cooking facilities.
ADUs in Placer County
In Placer County, every parcel zoned residential in Placer County is allowed to have up to three dwellings and there is no minimum lot size. One primary dwelling, one ADU and one JADU. The ADU can be up to 1,200 square feet, if detached, from the primary unit, or up to 50% of the primary dwelling square footage if it is attached. The JADU can be up to 500 square feet and needs to be built within the framework of either the primary or ADU. When attaching a JADU to an ADU the total square footage of both dwellings combined, cannot exceed 1,200 sf.
Renting the accessory home for thirty (30) days or less is prohibited. Yes, an owner-occupancy deed restriction is required for JADUs unless owned by a government agency or nonprofit.
Resources
El Dorado County: https://www.edcgov.us/Government/building/Pages/adu.aspx
Placer County: https://www.placer.ca.gov/accessoryhomes
For more information on SB9: https://focus.senate.ca.gov/sb9
California Department of Housing and Community Development: https://www.hcd.ca.gov/policy-and-research/accessory-dwelling-units
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