Speak to an expert now! 888-987-6638
Contact Us

City of Chino Hills 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!

Contact info@usmodularinc.com or 888-987-6638 for more information!

ORDINANCE NO. 321

 

AN  ORDINANCE OF THE CITY COUNCIL OF THE  CITY OF CHINO  HILLS,  CALIFORNIA AMENDING  TITLE  16  OF  THE CHINO HILLS  MUNICIPAL CODE, CHAPTER 16.02 GENERAL PROVISIONS     AND      DEFINITIONS,      CHAPTER      16.10

RESIDENTIAL DISTRICTS, AND APPENDIX A REGULATION OF

USES  BY  ZONING  DISTRICT TO  REGULATE ACCESSORY DWELLING UNITS AND GUEST HOUSES IN RESIDENTIAL ZONES AND FINDING PROPOSED MUNICIPAL CODE AMENDMENT 17MCA08 EXEMPT FROM REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT

 

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CHINO HILLS DOES HERE8Y ORDAIN AS FOLLOWS:

 

SECTION 1. The City Council does hereby make the following findings of fact:

 

  1. The City’s ability to exercise its powers in accordance with Article XI, § 7 of the California Constitution to regulate land use is well established. This Ordinance is intended to regulate aesthetics, traffic, parking, public peace, and other similar matters related to public health, safety, and welfare.

 

  1. In 2016, the State of California enacted Senate Bill 1069 (S8 1069) and Assembly Bill 2299 (AS 2299) to encourage and facilitate the development of accessory dwelling units (ADUs) in residential zoning districts. These bills amended State law to require the ministerial approval of ADUs within a single-family residential zone, while further limiting the regulations and standards that local agencies can impose on these uses and structures. The  provisions  of  previously adopted  Ordinances addressing  ADUs, including some of the City’s current second dwelling unit provisions, which do not conform to the provisions in State law became null and void as of January 1, 2017, the effective date of the bills.

 

  1. State law, as amended by S8 1069 and AB 2299, allows the City to “designate areas  within  the  jurisdiction  of  the  local  agency  where accessory dwelling units may be  permitted.” The designation may be  . based on the impact of accessory dwelling units to traffic flow,  public safety, and adequacy of utilities.

 

  1. In reviewing the amendments to State law and developing the proposed standards to regulate the location and design of ADUs, the City performed a survey of existing detached single-family residential neighborhoods and existing detached single-family  residential  lots.     Approximately  17% (3,442) of the  City’s 19,954 single-family detached residential lots are

10,000 square feet or greater.  Lots of a minimum of 10,000 square fee

 

 

are considered larger lots as they provide for greater separation from adjacent detached single-family houses, greater interior yard space in

which to  accommodate an ADU and to  park an  additional vehicle(s).

Permitting attached or detached ADUs on larger lots provides greater opportunity for  the development of ADUs in conformance with zoning standards, while  minimizing potential adverse impacts  to  surrounding properties.   Properties within the City that exhibit a lot size of  10,000 square feet  or  greater provide a  greater opportunity for  attached or detached ADUs to  be constructed without significant detriment to the public health, safety, and welfare. Lots of this size can provide adequate building separation and open area to ensure sufficient natural lighting and air flow between buildings and structures. The increased lot size also provides greater opportunity to reduce potential noise and artificial light impacts generated by the use and occupancy of ADUs.   Furthermore, these lots are more able to accommodate the increased parking demand associated with the construction of new ADUs and the decreased density of areas featuring lots of this size reduce the potential for the ADUs to contribute additional traffic to areas already experiencing traffic congestion. Thus,  properties with a  lot  size of  10,000 square feet  or greater are more suitable for the construction of ADUs.  The development of attached or detached ADUs on lots smaller than  10,000 square feet would be more likely to conflict with the setback, lot coverage, parking, and building separation requirements established for the protection of the public health, safety, and welfare. Additionally, smaller lots provide less opportunity for attached or detached ADUs to be located and constructed in  a  way  that  minimizes the  visual  disruption  to  existing  residential neighborhoods. ADUs within existing single-family residential structures are permitted on the remaining 83% (16,512) existing single-family detached residential lots within the City. These provisions allow for the development of ADUs on virtually every single-family detached residential lot within the City in full compliance with State law.

 

  1. The Planning Commission of the City of Chino Hills held a duly noticed public hearing on September 19, 2017, opened the public hearing, and took public testimony on the project. The Planning Commission discussed the proposed Municipal Code Amendment and continued the hearing to their next meeting, directing staff to consider provisions addressing the maximum building height for ADUs, development on sloped areas, and the minimum size for accessory efficiency dwelling units.

 

  1. Staff subsequently revised the proposed amendment to the  Municipal Code regarding the regulation of ADUs and guest houses in residential zones to incorporate the Planning Commission’s comments.

 

  1. On October 3. 2017, the Planning Commission held a duly noticed public hearing to receive  oral  and  documentary  evidence  from  the  public

 

regarding the  proposed amendments. The  Commission discussed the revisions to the  proposed amendment and adopted a  resolution recommending to the City Council the adoption of the proposed Municipal Code Amendment.

 

  1. Notice of the public hearing was published in the Chino Hills Champion newspaper on November 4, 2017.

 

  1. A duly noticed public hearing before the City Council was conducted on November 14, 2017, at which time all interested persons were given an opportunity to testify in support of, or in opposition to the project.

 

SECTION 2.  The City Council finds that this Ordinance is exempt from review under the California Environmental Quality Act (California Public Resources Code §§

21000, et seq., “CEQA”) and CEQA regulations (Title 14 California Code of Regulations

  • § 15000, et seq.) pursuant to 14 California Code Regulations § 15282{h) (Other

Statutory Exemptions) because the project consists of the adoption of an Ordinance regarding accessory dwelling unit in a single-family or multi-family residential zone by a City or County to implement the provisions of Sections 65852.1 and 65852.2 of the Government Code as set forth in Section 21080.17 of the Public Resources Code.

 

SECTION 3.  As required under Government Code § 65860, the City Council finds  that  Chino  Hills  Municipal  Code amendments  proposed in  Municipal  Code Amendment 17MCA08 are consistent with the Chino Hills General Plan as follows:

 

  1. The proposed amendment to the Chino Hills Municipal Code conforms to General Plan Goals LU-3, LU-4, H-1, H-2, and H-5, which require the maintenance and promotion of the character, integrity, and excellence of design of the City’s  neighborhoods, while providing additional housing opportunities for all economic segments of the community. The proposed amendment would establish development standards to ensure that ADUs do  not adversely impact the residential character, aesthetic quality, or quality of life within the City’s residential zoning district, while providing opportunity for  additional development of  low-  and  moderate-income housing.

 

SECTION 4.   In accordance with Chino Hills Municipal Code § 16.62.040, the

City Council makes the following findings of fact:

 

  1. FINDING: That the proposed Municipal Code Amendment is consistent with the goals, policies and objectives of the General Plan.

 

FACT: The  proposed amendment to  the  Chino  Hills Municipal Code conforms to General Plan Goals LU-3, LU-4, H-1, H-2, and H-5, which require the maintenance and promotion of the character, integrity, and excellence  of  design  of  the  City’s   neighborhoods,  while   providing

 

additional  housing  opportunities for   all  economic  segments  of  the community.  The  proposed amendment would  establish  development standards to ensure that ADUs do not adversely impact the residential character, aesthetic quality, or quality of life within the City’s residential zoning district, while providing opportunity for additional development of low- and moderate-income housing.

 

  1. FINDING: That the  proposed  Municipal  Code  Amendment  will  not adversely affect surrounding properties.

 

FACT:  That proposed Municipal Code Amendment would be effective in single-family residential zoning districts throughout the City. The MuniCipal Code Amendment establishes reasonable standards to regulate the size and location of ADUs, Including the 10,OOO-squarefoot minimum lot size for attached or detached ADUs, to preserve the health, safety, and welfare of the community and ensure surrounding properties are not adversely affected.

 

SECTION 5.   Upon the effective date of this Ordinance, Chino Hills Municipal Code § 16.02.160  shall be amended to add definitions for “Dwelling Unit, Accessory” and “Dwelling Unit, Accessory Efficiency” to read as follows, while all other items in this section shall remain unchanged:

 

“Dwelling Unit, Accessory. ‘Accessory Dwelling Unit’ means a second dwelling unit within a single-family detached residential lot with complete independent living facilities (including a living area; sleeping area; a full kitchen with a stove, a refrigerator, and a sink; and bathroom facilities consisting of a bath/shower, toilet, and sink) for one or more persons and that  is located on the same lot as a primary dwelling unit.  An  accessory dwelling  unit  may  be  detached  from, attached to, or contained entirely within the primary dwelling unit, subject to the provisions of Section 16.10.140  of this Municipal Code.n

 

I

 

Dwelling Unit, Accessory Efficiency. ‘Accessory Efficiency Dwelling Unit’ means a   second dwelling  unit  within  a  single-family  detached  residential  lot  with independent living facilities  (Including a  combined  living and  sleeping area; bathroom facilities consisting of a bath/shower, toilet and sink; and a full or partial kitchen) and that is located on the same lot as a primary dwelling unit.  (As used in this section, a partial kitchen shall consist of a sink and refrigeration facility.) An accessory efficiency dwelling unit may be detached from, attached to, or contained entirely within  the  primary dwelling  unit. An  accessory efficiency dwelling unit shall  be  for  occupancy by not  more than  two  persons with  a minimum floor area of 150 square feet as defined in California Health and Safety Code Section 17958.1.    An efficiency dwelling unit, as defined herein,  shall be considered an  accessory dwelling unit, subject to  the  provisions of  Section

16.10.140  of this Municipal Code.”

 

SECTION  6.   Upon  the  effective  date  of this  Ordinance,  Chino  Hills  Municipal Code § 16.02.160  shall be further amended to delete the definition of “Dwelling,  Second Unif’, while all other items in this section shall remain unchanged.

 

SECTION   7.   Upon  the  effective  date  of this  Ordinance,  Chino  Hills  Municipal Code § 16.02.190  shall be amended to revise the definition  of “Guest House” to read as follows, while all other items in this section shall remain unchanged:

 

“Guest   House.  ‘Guest   House’  means  living  quarters  with  bathroom   plumbing (plumbing  for  a shower/bath,  sink, and toilet  located  within  a single  room)  only located on the same lot as, but without interior access to the primary dwelling  unit and  intended  for temporary  occupancy  by family  members,  guests,  or  persons employed  on the premises.  The floor area of a guest house shall not exceed 450 square feet or 20 percent of the primary dwelling  unit, whichever  is less.”

 

SECTION  8.   Upon  the  effective  date  of this  Ordinance,  Chino  Hills  Municipal Code § 16.10.020  shall be amended to revise subparagraph  (D) in its entirety to read as follows, while all other items in this section shall remain unchanged:

 

  1. One accessory dwelling  unit is permissible  on properties  that  are zoned for  single-family   residential  use  and  which  contain  an  existing,   single- family  dwelling  unit,  subject  to  the  provisions  of  Chino  Hills  Municipal Code  Section  16.10.140.    At no time  shall a property  zoned  for  single- family  residential  use  be developed  with  more  than  two  dwelling  units, including the primary dwelling unit and an accessory  dwelling unit.

 

SECTION  9.   Upon  the  effective  date  of this  Ordinance,  Chino  Hills  Municipal

Code  Chapter  16.10 Residential   Districts  shall  be amended  to add Section  16.10.140

Accessory   Dwelling  Units to  establish  development   standards  for  accessory  dwelling units to read as follows:

 

16.10.140 – Accessory  Dwelling Units

 

  1. An accessory   dwelling  unit  that  conforms   to  the  requirements   of  this section shall not be considered  to exceed the allowable  density  for the lot upon which such unit is proposed  to be established  and shall be deemed a  residential  use  that  is consistent  with  the  existing  General  Plan  and zoning designations  for the lot.  Furthermore,  such an accessory  dwelling unit shall not be considered  in the application  of any Ordinance,  policy or program to limit residential growth.
  2. At no time shall more than one accessory  dwelling  unit be located within the same property.
  3. Accessory dwelling  units  shall  not  be  sold  separately  from  the  primary dwelling.
  4. The owner of the property on which the accessory dwelling  unit is located shall reside in either of the dwelling  units on the property  as their primary

 

I

 

residence  as long as the accessory  dwelling  unit remains on the property. This is a perpetual  requirement  that runs with the land.

  1. Deed Restriction.  Prior  to  the  issuance   of  a  building   permit  for  the

accessory  dwelling  unit, a restrictive  covenant  shall  be recorded  against

the  property  stipulating  that (i) the  accessory  dwelling  unit shall  not  be sold  separately  from  the  primary  dwelling,  (ii) the  property  owner  shall reside  in  either  of  the  dwelling  units  on  the  property  as  their  primary residence as long as the accessory  dwelling  unit remains on the property, and  (iii) any  rental  of the  accessory  dwelling  unit  shall  be for a  period exceeding    30  days.   Proof  of   recordation   shall   be  submitted   to  the Community  Development  Department  prior to permit issuance.

  1. Minimum Size. Accessory dwelling  unit shall have a minimum size of 750

square feet, except that efficiency  units shall have a minimum size of 150

square feet.

  1. Maximum Size.  The  maximum  size  of an accessory  dwelling  unit shall not exceed  50 percent  of the existing  living  area of the primary dwelling

unit with a maximum of 1,200 square feet.

  1. Building Code.      The  accessory   dwelling    unit   shall   comply   with   all provisions      of  the  currently   adopted   building   and  construction   codes pursuant  to  Title  15, except  that  accessory   dwelling  units  shall  not  be

required to provide fire sprinklers  if they were  not required for the existing primary resIdence.

  1. Additional  Standards  for  an Accessory   Dwelling  Unit Within  an Existing

Structure

  1. For the purposes of this section,  “existing  structure”  refers to either a single-family   residence  or  an  accessory   structure  that  existed  as of January  1.  2017,  and which  received  a  duly-Issued  building  permit and approval for occupancy from the Building  Official or designee.
  2. Accessory dwelling  units are permissible  within  the existing floor area of existing  structures within a single-family  residential  zoning district.
  3. The accessory dwelling unit shall be provided with exterior access independent from the primary residence.
  4. The side and  rear  setbacks  for  the  accessory  dwelling  unit shall  be

sufficient  for  compliance   with  current   City  Building  and  Fire  Code requirements.

  1. The construction  of  an  accessory   dwelling   unit  shall  not  relieve  or

diminish  the  parking  requirements  applicable  to the  primary  dwelling

unit.

  1. Standards for an Attached or Detached  Accessory  Dwelling Unit
  2. Minimum Lot  Size.  The  lot  on  which  an  accessory  dwelling  unit  is proposed to be located shall be at least 10,000 square feet in size.
  3. Maximum slope. An accessory dwelling  unit shall not be developed  on

an  existing   slope  of  greater   than  five  percent   (5%)  and  shall  be

I

 

located at the toe of any slope.

  1. Location on  Lot.  An  accessory   dwelling   unit  may  be  permanently attached        or   detached   from   the   primary   dwelling,   and   shall   be

 

generally  located behind the primary dwelling as viewed from the front property line.

  1. Development  Standards.    An  accessory   dwelling  unit  shall  comply with all of the development  standards  for the underlying  zoning district of the property on which it is located.
  2. Maximum  building   height.   The   maximum   building   height   of   an

accessory  dwelling unit shall be 14 feet.

  1. Required  Parking.   One parking space shall be provided  per bedroom of the accessory  dwelling  unit (with a minimum of one space per unit) in  addition  to  the  minimum  onsite  parking  required  for  the  primary dwelling  unit. The construction  of an accessory  dwelling  unit shall not relieve or diminish  the parking requirements  applicable  to the  primary dwelling unit.
  2. Parking spaces for the accessory  dwelling  unit may be covered or

uncovered  and may be provided  as tandem  spaces  on an existing driveway.

  1. Notwithstanding the foregoing,  additional  parking for the accessory dwelling   unit  is  not  required   if  the  accessory   dwelling   unit  is located  within  one-half  mile of  public  transit.  For the  purposes  of this section,  public transit shall include without  limitation  any public bus stop or other mass transit  stop.

Iii.  Garage  (or covered)  parking  required  for the primary dwelling  unit

shall not be converted to an accessory  dwelling  unit.

  1. Size, Scale,   and   Height.     The   accessory   dwelling   unit  shall   be subordinate  in size, scale, and building  height to the primary dwelling unit.
  2. Exterior Design.  The  exterior  of  an  accessory   dwelling  unit  and/or

exterior  changes   to  an  existing   structure   in  conjunction   with  the accessory   dwelling   unit  shall   match   the  architectural   deSign  and detailing,  roof material  and exterior  materials,  colors,  and finishes  of the primary dwelling  unit.

  1. Street Visibility.  To maintain the  single-family  residential  character  of

the street,  the  accessory  dwelling  unit  shall be  designed  and built in

such a manner  as to  minimize  its visibility  from the  public  or private rights-of-way.

  1. Separate Utilities.     Separate   utility   connections,   meters,  and  lines

shall be provided for a detached  accessory  dwelling  unit.

 

 

SECTION  10.  Upon the effective  date of this Ordinance,  Appendix  A (Regulation of  Uses  by Zoning  District)  of  the  Chino  Hills  Municipal   Code  shall  be  amended  to delete the entry for “Dwelling  Unit – Second  Unit on Lot Zoned for Single  Unit” and add entries  for “Accessory  Dwelling  Unit” and “Accessory  Efficiency  Dwelling  Unit” to  read as follows,  while all other items in this section shall remain  unchanged:

 

 

 

 

 

SECTION  11.   Upon the  effective  date  of this  Ordinance,  the  provisions  hereof shall supersede  any inconsistent  or conflicting provisions  of the San Bernardino  County Code  as  the  same  were  adopted   by  reference  by  City  Ordinance   Nos.  91-01  and

92-02.

 

SECTION  1’2. If any part of this Ordinance or its application  is deemed  invalid by a court  of  competent  jurisdiction,   the  City Council  intends  that  such  invalidity  will  not affect the effectiveness  of the  remaining  provisions  or applications  and, to this end, the provisions of this Ordinance  are severable.

 

SECTION  13.  This  Ordinance  must be broadly construed  in order to achieve the purposes  stated  in this  Ordinance.   It is the  City  Council’s  intent  that the  provisions  of this Ordinance  be interpreted  or implemented  by the  City and others  in a manner that facilitates the purposes set forth in this Ordinance.

 

SECTION  14.   Repeal  of any  provision  of the  Chino  Hills  Municipal  Code does not affect any penalty, forfeiture,  or liability incurred  before or preclude  prosecution  and imposition  of penalties  for any violation  occurring  before, this Ordinance’s  effective date. Any  such  repealed   part  will  remain  in  full  force  and  effect  for  sustaining   action  or prosecuting  violations  occurring  before the effective date of this Ordinance.

 

SECTION  15.   If this  entire  Ordinance  or its application  is deemed  invalid  by a court of competent  jurisdiction,   any  repeal or amendment  of the  Chino  Hills  Municipal Code or other  City Ordinance  by this  Ordinance  will be rendered  void and cause such previous Chino  Hills Municipal  Code provisions or other City Ordinances  to remain in full force and effect for all purposes.

 

SECTION  16.  The City Clerk  is directed  to certify  the  passage  and adoption  of this  Ordinance;   cause  it to  be  entered  into  the  City  of  Chino  Hills’  book  of  original Ordinances;  make  a note of the  passage  and adoption  in the  records  of this  meeting; and, within fifteen  (15) days after the passage  and adoption  of this Ordinance,  cause it to be published  or posted in accordance  with California  law.

 

SECTION   17.    The  City  Clerk  is  further   directed   to  submit   a  copy  of  this Ordinance  to the  Department  of Housing  and Community  Development  within  60 days after adoption.

 

SECTION 18.  This Ordinance will take effect on the 30th day following its final passage and adoption.

 

PASSED,  APPROVED AND ADOPTED  this 28th day of November,  2017.

 

Call Now Button