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City of Calistoga ADU Granny Flat Regulations

In an effort to combat rising housing costs California passed major legislation allowing any house zoned for single-family to build a second rentable unit, known as an accessory dwelling unit. This has opened up massive opportunities for California homeowners allowing them maximize their property values. If you’re interested in building an accessory dwelling unit, you’ve come to the right place!

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ORDINANCE   NO. 729

 

AN    ORDINANCE     OF   THE    CITY   COUNCIL     OF   THE   CITY    OF   CALISTOGA AMENDING      TITLE     17,    ZONING,     TO    REVISE     THE     REGULATIONS       FOR ACCESSORY   DWELLING   UNITS  (ZOA  2017-1)

 

WHEREAS,    on  January   1,  2017,   revisions   to  Govt.   Code   Section   65852.2 became  effective  that  are  intended  to reduce  barriers,  streamline  approval  and expand capacity   to  accommodate    the   development    statewide    of  accessory    dwelling   units (ADUs);  and

 

WHEREAS,    amendments    to  Calistoga   Municipal   Code  Title   17,  Zoning,   are necessary  in order to maintain  consistency  with state  law; and

 

WHEREAS,   the City of Calistoga  desires  to provide  additional  incentives  beyond those  required  by state  law to encourage  the provision  of ADUs;  and

 

WHEREAS,    the  Planning   Commission    considered   the  proposed   amendments included  herein  at a public  hearing  on January  25,2017,    and unanimously   adopted  PC Resolution  2017-1  recommending   their approval  to the Council.

 

NOW,   THEREFORE,     THE   CALISTOGA     CITY   COUNCIL    DOES   HEREBY ORDAIN  AS FOLLOWS:

 

SECTION  ONE

 

Findings.   The  above  recitals  are  incorporated   herein  as if set forth  herein  in full and  each   is  relied  upon   independently    by  the  City  Council   for  its  adoption   of  this ordinance.

 

SECTION  TWO

 

  1. CMC Subsection  17.04.025  is amended  as follows:

Repealed   py Oro. 706. “Accessory   dwelling  unit”  means  a dwelling   unit  located  on the  same  parcel  as a one-family   dwelling  that  provide-s complete  independent   living facilities  for one or more  persons,  including  permanent  provisions_ for living, sleeping,

eating,  cooking,  and  sanitation.  The  accessory  dwelling  unit may  be attached  to the one-family  dwelling  or detached.  “Accessory  dwelling  unit” includes  an efficiency  unit as defined  by Health and Safety Code Section  17958.1.

 

  1. CMC Subsection   17.04.625,  Second  dwelling  unit, is deleted.

 

  1. The term  “second   dwelling   unit”  is  replaced   with  “accessory   dwelling   unit”  in the following  CMC subsections:

17.14.020(A)(2)

17.16.020(A)(2)

17.18.020(A)(2)

 

  1. The  term  “second  dwelling   unit”  is replaced  with  “accessory   dwelling   unit”  in CMC Subsection 17.15.030(8)(2)    and  moved  to  Subsection   17.15.030(A)(3).   Subsection

17.15.030(8)   is renumbered  accordingly.

 

 

  1. The term  “second  dwelling  unit”  is replaced  with  “accessory  dwelling  unit”  in CMC Subsection 17.24.130(8)(2)   and  moved  to  Subsection   17.24.130(A)(4).   Subsection

17.24.130(8)  is renumbered  accordingly.

 

  1. The term “second  dwelling  unit”  is replaced  with  “accessory   dwelling  unit”  in CMC Subsection 17.24.420(8)(2)   and  moved  to  Subsection   17.24.420(A)(5).   Subsection

17.24.420(8)  is renumbered  accordingly.

 

SECTION  THREE

 

CMC  Subsection   17.41.020(8)(1)(b)    is deleted  and  the  subsection   is renumbered accordingly.

 

SECTION  FOUR

 

CMC Chapter  17.37, Second  Dwelling  Units,  is repealed  in its entirety  and  replaced with the following.

Chapter  17.37 ACCESSORY   DWELLING  UNITS

 

17.37.010  Purpose

 

It is the purpose  of this chapter  to provide  for accessory  dwelling  units as a form  of potentially-affordable      housing    without    substantially     changing    the    physical    or architectural   character  of the  neighborhood   in which  they  are  located,  and  without impinging  upon  the  privacy  of surrounding   neighbors.  To ensure  the  public  health, safety  and  general  welfare   of  the  community,   this  chapter  establishes   criteria  to ensure   that   these    units   will   conform    to   certain    development    standards.    In accordance   with   Government    Code   Section  65852.2,   this   chapter   shall   not  be considered   in  the  application   of  any  local  ordinance,   policy  or  program   to  limit residential   growth,   and  does  not  propose  to  preclude   the  creation   of  accessory dwelling  units or serve as the basis for denial of a building  permit.

 

17.37.020  General  provisions

 

The following  standards  shall apply to accessory  dwelling  units:

 

  1. One accessory dwelling  unit is permitted  on a lot that is developed  with one one- family dwelling.

 

  1. An accessory dwelling  unit may not be sold separately  from  the primary  dwelling unit and no subdivision  of land or air rights is authorized  by this chapter.

 

  1. An accessory dwelling unit may be rented  or leased,  provided  that  it is rented  or leased for periods of 30 consecutive  days or more.

 

  1. Utilities

 

  1. The utility  services  for  a  newly-constructed    accessory   dwelling   unit  that  is detached  from the primary  unit, including  water,  sewer and electricity,  shall be separately  metered  from the primary dwelling  unit.

 

  1. A new or separate utility  connection   is not  required  if an accessory  dwelling unit  is  created  within  the  existing  space  of  the  one-family   residence   or  an

 

 

accessory   structure,   and  no  related  connection   fee  or capacity  charge  shall be assessed.

 

  1. The floor area of an accessory dwelling  unit may not exceed  750 square feet.

 

  1. The floor  area  of an accessory   dwelling   unit  created  through  an addition  to the primary  unit may not exceed  50 percent  of the primary  unit’s existing  living area.

 

  1. An accessory dwelling  unit may not have more than one bedroom. H.  Setbacks

An  accessory   dwelling   unit  shall   comply   with  the  same   setback   and  height requirements   as for the primary  unit, except  as follows:

 

  1. A detached   accessory   dwelling   unit  not  more  than   15  feet  in  height  may maintain  a 10-foot  rear yard setback.

 

  1. No additional  setback  shall  be required  for an accessory  dwelling  unit that  is created  through  the conversion  of an existing  accessory  structure.

 

  1. A five-foot  setback  from  the  side  and  rear  lot lines  shall  be provided  for  an accessory  dwelling  unit that is constructed  above an existing  garage.

 

  1. The maximum  coverage  of a lot as provided  in the applicable  zoning  district  may be  exceeded    as   provided    by   CMC  17.38.050  in  order   to   accommodate    an accessory  dwelling  unit.

 

  1. Parking  is not required  to be provided  for an accessory  dwelling  unit.

 

  1. When  parking   for  the  primary   unit  required   by  Chapter   17.36  is  displaced   in conjunction  with the construction   of an accessory  dwelling  unit or is converted  to an accessory  dwelling  unit, the  required  replacement   spaces  for the  primary  unit may  be located  in any configuration   on the  lot, including,  but not  limited  to,  in a tandem  arrangement.   However,  such  replacement   spaces  may  not be located  in any required  yard, except  in accordance  with  CMC  17.36.070.

 

  1. Fire sprinklers shall  not be required  for an accessory  dwelling  unit if they are not required  for the primary  unit.

 

  1. An accessory  dwelling   unit  created   within  the  existing   space   of  a  one-family residence  or accessory  structure  shall  have independent  exterior  access  from the existing  residence,  and side and rear setbacks  that are sufficient  for fire safety.

 

17.37.030  Design  standards

 

The   following   design   standards   apply   to  accessory   dwelling   units  that   are  not created          within   the  existing   space   of  the   primary   dwelling   unit  or  an  accessory structure.

 

  1. The accessory   dwelling   unit  shall  be compatible   with  the  design  of the  primary dwelling  unit.

 

 

  1. The window and door  openings  of an accessory  dwelling  unit shall  be designed applying methods that will minimize privacy intrusion for dwellings on adjacent properties.

 

  1. The design of the accessory  dwelling  unit shall minimize  impacts  on neighboring properties’  scenic views of ridge lines and hilltop areas.

 

17.37.040  Nonconforming  accessory  dwelling  units

 

Accessory   dwelling   units  legally  constructed   prior  to  adoption   of  the  provisions contained   in  this  title   shall   be  considered    nonconforming    and   subject   to  the provisions  of CMC Chapter  17.44 pertaining  to nonconforming   uses and structures. Accessory  dwelling  units that were  created  without  approval  under  applicable   laws in place at the time of construction  shall be subject  to enforcement.

 

SECTION  FIVE

 

CMC  Section  17.36.130  Parking  requirements  –  Residential   uses,  is repealed  in its entirety  and replaced with the following:

 

Off-street  parking for residential  uses shall be as follows:

 

  1. One-family  dwellings,    multifamily    dwellings    and   duplexes:    two   spaces    per dwelling

 

  1. Bed and  breakfast   inns  and  facilities:   two  spaces   for  the  owner  or  resident manager,  plus one parking space for each rental room

 

  1. Mobile home parks:   two spaces  per dwelling  plus one guest  space for each five units, evenly distributed  within the mobile  home park

 

SECTION  SIX

 

Environmental   Review.    This  action  has  been  reviewed  in accordance   with  the California    Environmental    Quality   Act,   CEQA   Guidelines    Section    15061 (b)(3),   the “general  rule”  exemption.   The  City  has  determined   that  because  it can  be  seen  with certainty  that there  is no possibility  that the proposed  amendments   will have an impact on the environment,  this ordinance  is exempt from CEQA  under the general  rule.

 

SECTION  SEVEN

 

Severability.       If  any   section,   subsection,    subdivision,    paragraph,    sentence, clause,  or  phrase  in this  ordinance   or  any  part  thereof  is for  any  reason  held  to  be unconstitutional   or  invalid  or  ineffective   by  any  court  of  competent   jurisdiction,   such decision  shall  not  affect  the  validity  or  effectiveness   of the  remaining  portions  of  this ordinance   or  any  part  thereof.   The  City  Council   hereby  declares  that  it would   have passed  each  section,  subsection,   subdivision,   paragraph,  sentence,  clause,  or phrase thereof   irrespective   of  the   fact   that   anyone      or  more   subsections,    subdivisions, paragraphs,  sentences,  clauses,  or phrases  be declared  unconstitutional,   or invalid,  or ineffective.

 

 

SECTION EIGHT

 

Effective Date. This Ordinance shall take effect thirty (30) days after its passage and before the expiration of fifteen (15) days after its passage, shall be published in accordance with law, in a newspaper of general circulation published and circulated in the City of Calistoga.

 

THIS ORDINANCE was introduced with the first reading waived at the City of Calistoga City of Council meeting of the 21st day of February,  2017, and was passed and adopted at a regular meeting of the Calistoga City Council on the 7th day of March,

2017, by the following vote:

 

AYES:           Councilmember   Kraus, Vice Mayor Dunsford,  Councilmembers

Barnes and Lopez-Ortega  and Mayor Canning

 

NOES: ABSENT: ABSTAIN:

None None None

 

 

 

 

 

 

ATTEST:

 

Chris Canning,  Mayin

 

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