City of Campbell 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!

Ordinance  No. 2216

 

 

BEING  AN  ORDINANCE    OF  THE  CITY  COUNCIL   OF  THE  CITY  OF  CAMPBELL REPLACING      CAMPBELL   MUNICIPAL   CODE   SECTION   21.36.200   (SECONDARY DWELLING   UNITS)  WITH  NEW  CHAPTER  21.23  (ACCESSORY   DWELLING   UNITS) AND  AMENDING   VARIOUS   OTHER  SECTIONS   OF  THE  CAMPBELL   MUNICIPAL CODE   TO   ACHIEVE    CONSISTENCY    WITH   CALIFORNIA    SENATE    BILL   1069 (WEICKOWSKI)     AND   ASSEMBLY    BILL   2299   (BLOOM)    PERTAINING    TO   THE CONSTRUCTION   OF ACCESSORY   DWELLING  UNITS. FILE NO. PLN2016-335

 

After  notification  and  public  hearing,  as specified  by law and after  presentation   by the

Community  Development  Director,  proponents  and opponents,  the hearing was  closed.

 

 

After   due  consideration    of  all  evidence   presented,   the  City  Council   of  the  City  of

Campbell  does ordain  as follows:

 

SECTION  1. The City Council  finds  and determines  that the adoption  of this  ordinance, which  is intended  to modify  existing  local regulatory  requirements  to be consistent  with State  law, is exempt  from the California  Environmental   Quality  Act (CEQA)  pursuant  to Guideline   Section   15061 (b)(3)   in  that  construction   of  accessory   dwelling   units  on presently   developed   properties   within  the  community   has  no  potential   to  cause   a significant  effect on the environment.

 

SECTION  2. The City Council further finds and determines  that the proposed  ordinance is  consistent   with  the  goals,  policies,  and  actions  of the  General  Plan;  would   not  be detrimental  to the  public  interest,  health,  safety,  convenience,  or general  welfare  of the city;  and   is  internally   consistent   with  other   applicable   provisions   of  the   Campbell Municipal  Code.

 

SECTION   3.  The   City  Council  further   finds   and  determines   that   adoption   of  this ordinance  is consistent  with the mandatory  provisions  of Senate  Bill 1069 (Wieckowski) and Assembly  Bill 2299  (Bloom),  while  maintaining  locally appropriate  standards  for the construction  and occupancy  of accessory  dwelling  units.

 

SECTION     4.  The   City  Council   further   finds   and   determines   that   the   purpose   of permitting  accessory  dwelling  units is to  allow  more  efficient  use of the  City’s  existing housing            stock   and  to  provide   the  opportunity   for  the  development   of  small   rental housing  units designed  to meet the special  long-term  housing  needs  of individuals  and families,  while preserving  the integrity of single-family  neighborhoods.

 

SECTION    5.   Deletion   of  Current   Secondary    Dwelling   Unit   Provisions:    Campbell Municipal   Code  Section  21.36.200  (Secondary  dwelling  units)  is hereby  deleted   in its entirety from the Campbell  Municipal  Code.

 

SECTION    6.  Adopting    of  Accessory    Dwelling   Unit   Chapter:   New   Chapter    21.23 (Accessory  Dwelling  Units) is hereby  added to Article  3 (Development   and Operational Standards)  of Title 21 (Zoning Code) of the Campbell  Municipal  Code:

 

CHAPTER  21.23 (ACCESSORY   DWELLING  UNITS)

 

 

21.23.010  – Purpose

 

 

This   Chapter   provides   for  the  establishment    of  accessory   dwelling   units  in compliance    with   Article   2  (Zoning   Districts).   The   purpose   of  permitting   accessory dwelling  units  is to allow  more  efficient  use of the  City’s existing  housing  stock  and to provide  the  opportunity  for the  development   of small  rental  housing  units designed  to meet  the  special  long-term  housing  needs  of individuals  and families,  while  preserving the integrity  of single-family  neighborhoods.

 

21.23.020  – Definitions

 

In addition  to the terms defined  by Article 6 (Definitions),  the following  terms shall have the following  meanings  as used in this Chapter:

 

“Accessory   dwelling  unit”  means  a dwelling  unit ancillary  to  a primary  dwelling unit which  provides  complete  independent   living  facilities  for  one  or more  persons.  It shall  include   permanent   provisions  for  living,  sleeping,  eating,  cooking,   laundry,  and sanitation   on  the  same  parcel  as  the  primary  dwelling  unit  is situated.  An  accessory dwelling  unit also includes  an efficiency  unit, as defined  in Section  17958.1  of the Health and Safety  Code,  and a manufactured  home, as defined in Section  18007 of the Health and Safety  Code.

 

“Attached   accessory   dwelling   unit”  means  an  accessory   dwelling   unit  that  is constructed   as a physical  expansion  (i.e.,  addition)  of a primary  dwelling  unit, and also includes  an existing  garage  attached  to a primary  dwelling  unit that is legally  converted (fully  or  partially)  to  an  accessory  dwelling   unit  and  construction   of  a  new  basement underneath  a primary  dwelling  unit to accommodate  an accessory  dwelling  unit.

 

“Detached   accessory   dwelling   unit”  means  an  accessory   dwelling   unit  that  is constructed  as a separate  structure  from the primary  dwelling  unit, and also includes  an existing  garage  detached  from the  primary  dwelling  unit that is legally converted  (fully or partially)  to an accessory  dwelling  unit.

 

“Interior  accessory  dwelling  unit” means  an accessory  dwelling  unit that is legally created  entirely within  the existing  living area of a primary  dwelling  unit, including  within an existing  basement.

 

“Complete  building  permit  application”  means  an application  for a building  permit that has been cleared for issuance  by all reviewing  departments  and which  the Building Official  has determined  may be issued to an appropriate  individual  upon  payment  of the necessary  fees.

 

“Existing  garage”  means  a legally  constructed  attached  or detached  garage that is in existence  and/or granted  a certificate  of occupancy  prior to January  1, 2017.

 

“Existing   living  area”  means  the  legally  constructed   living   area  of  a  primary dwelling   unit  that  is  in  existence   and/or  granted  a  certificate   of  occupancy   prior  to January  1,2017.

 

“Living  area”  means the  interior  habitable floor  area  of a dwelling  unit, including conditioned   basements  and  attics,  but  not  garages  or  other  accessory   structures,  as measured  to the outside surface of exterior  walls.

 

“Floorspace”   means  the  gross  floor  area of a detached  accessory  dwelling  unit as  measured   to  the  outside   surface   of  exterior  walls,   including   its  living  area  and basement  area whether  conditioned  or unconditioned.

 

“Passageway”   means  a  pathway  that  is unobstructed   to  the  sky  and  extends from  a street to the entrance  of an accessory  dwelling unit.

 

“Public  transit”  means  one  of the  existing  light  rail  passenger  terminals  located within  the  City  of  Campbell   (i.e.,  Hamilton  Station,  Downtown   Campbell   Station,  and Winchester   Station).

 

21.23.030  – Minimum  Standards  for Eligibility

 

An   accessory   dwelling   unit  may   only  be  constructed   on  parcels   satisfying   the following  minimum  standards:

 

1. Zoning district. A parcel  located  within  an R-1 (Single-Family   Residential)  Zoning

District.

 

 

1. Existing primary dwelling   unit.  A  parcel  that  is  presently   developed   with  one primary  dwelling  unit. An  accessory   dwelling  unit  may  not  be  constructed  on a parcel  without  a primary  dwelling  unit or which  is developed  with  more than one primary  dwelling  unit.

 

1. Minimum lot size. A parcel with  a net lot area of  10,000  square  feet  or greater, inclusive  of any public  or private  easements  except  for easements  that establish a  private  street,  subject  to the  living  area  or floorspace   limitations  specified  by Table  3-1(a). The  community  development  director  may require  preparation  of a survey  to verify the parcel size.

 

Table 3-1 (a) –  Minimum  Lot Size by Living Area or Floorspace

Minimum  Net Lot Area    Maximum  Floorspace  or  Living Area

 

10,000-10,999  sq. ft.          700 sq. ft.

11,000-11,999  sq. ft.          800 sq. ft.

12,000-12,999  sq. ft.          900 sq. ft.

13,000-13,999  sq. ft.          1,000 sq. ft.

14,000-14,999  sq. ft.          1,100 sq. ft.

15,000 sq. ft. or greater     1,200 sq. ft.

 

1. Compliant parking.   A   parcel  that   is  presently   developed   with  the  minimum number  of parking  spaces  required  for a primary  dwelling  unit (1 covered  and  1 uncovered)  or which  will be developed  with the  required  number  parking  spaces in conjunction  with the creation  of an accessory  dwelling  unit.

 

21.23.040  – Development  Standards

 

 

An accessory  dwelling  unit may only be constructed  in accordance  with the following development  standards:

 

1. General requirements.    Except   as  otherwise    specified    by  this   Chapter,   all accessory  dwelling   units  shall  satisfy  the  requirements   applicable  to  a primary dwelling        unit,   including    required   yards,   building    height,   distance    between buildings,  setbacks,  floor  area  ratio, and lot coverage  standards,  as specified  by the  zoning  district   and/or   area  or  neighborhood   plan   in  which  the  parcel   is located,   as  well   as   all   applicable   general   performance,    site   development, landscaping,    and   parking   standards    (including    those   specified    by   Section

21.23.040.H).    The   requirements    for   accessory    structures   found   in   Section

21.36.020  (Accessory  structures)  do not apply to accessory  dwelling  units.

 

21. Existing garages. An  existing  garage  that  is fully  (not  partially)  converted  to  an accessory  dwelling  unit is subject to all provisions  of this Chapter  except that  no additional    setback  from  property  lines  or  to  other  existing   structures   shall  be required,  provided  that the existing garage  is not expanded.  Any expansion  of the structure   shall  comply  with  applicable   setback   requirements   and  shall  not  be permitted       to   exercise   the   setback   exception    for   non-conforming    structures provided for in Section  21.58.050.F  (Exceptions).

 

21. Maximum size. The maximum  floorspace  for a detached  accessory  dwelling  unit and the  maximum  living  area for an attached  or interior  accessory  dwelling  unit shall be as specified  in Section  21.21.030.C,  Table  3-1(a),  except that in no case shall the living area for an attached  or interior accessory  dwelling  unit exceed fifty percent  of the existing  living area of the primary  dwelling  unit.

 

1. Maximum height and  stories.  A  detached   accessory   dwelling   unit  shall  be  a maximum  of fourteen   feet  in height  and  not  exceed  one  story.  An  attached  or interior accessory   dwelling   unit  shall  be   limited   to  the  ground   floor   or  the

basement  of the primary  dwelling  unit.

 

E. Allowable	rooms.   Accessory   dwelling	units  shall	include   no  more  than	two
bedrooms	and  two   bathrooms.   In  no	case  shall	an  accessory   dwelling	unit

include more than  one kitchen.

 

1. Design. A detached accessory  dwelling  unit  shall  be constructed  to incorporate the  same  or similar  building  materials  and  colors  as the  primary  dwelling  unit, except  for manufactured   homes  which  shall  be  required  to  incorporate  only the

 

same  or similar  building  colors  as the  primary  dwelling  unit. Attached  or interior accessory   dwelling  units  shall  maintain  the  appearance   of the  primary  dwelling unit as that  of a single-family  dwelling.  Garages  that are converted  to accessory dwelling  units shall include  removal of garage  doors which shall be replaced  with architectural   features,   including  walls,  doors,  windows,  trim  and  accent  details that remove  any appearance  that the structure  was originally  a garage.

 

1. Entrances. An  accessory   dwelling   unit  shall  include  separate   exterior   access from the  primary  dwelling  unit and may include  an interior  connection.   However, the front door of an accessory  dwelling  unit shall not be oriented towards  a public street.  A passageway  from the accessory  dwelling  unit to a public  street  may be created,  but shall not be required by the City.

 

1. Parking. Off-street   parking  for  accessory   dwelling   units,  in  addition   to  those parking  spaces  required  for  the  primary  dwelling  unit  (1 covered  space  and  1 uncovered  space),  shall be provided  in compliance  with the following  provisions.

 

1. Number of parking spaces  required.

 

 

1. No additional    parking   shall   be   required   for   interior   accessory dwelling  units.

 

1. Attached and detached  accessory  dwelling  units shall  provide  one parking  space  (covered  or  uncovered)   per bedroom  provided  that any existing  parking  spaces  that  are removed  by conversion   of an existing  garage  shall  be replaced  concurrently  with  creation  of the accessory  dwelling  unit.

 

2. Parking configuration.   Required  and replacement  covered  parking  spaces created  by construction  of a carport or garage and replacement  uncovered spaces     shall    comply    with    all    applicable     development     standards. Uncovered   parking  spaces  required  for  an accessory  dwelling   unit  may encroach                   into  a required  front-yard   or street-side  yard  setback  within  an existing        driveway   that   satisfies   the   minimum   stall   dimensions    for   a residential  parking space,  unless such a configuration  is determined   not to be feasible   based  upon fire  and/or  life  safety  conditions  present  on the property.  Such  a determination   may  be appealed  as  an  interpretation   of this Code    in   compliance    with    Section    21.02.030    (Procedures    for interpretations).

 

3. Demolition  of an existing  garage.  When  an existing  garage  (or carport)  is demolished       in conjunction  with  the  construction  of an accessory  dwelling unit, any required  parking spaces  contained  within the garage  (or carport) shall be replaced  concurrently  with creation  of the accessory  dwelling  unit. The   replacement   spaces  shall  comply  with  all  applicable   development standards  except  that  the  replacement   spaces  may  be  located   in  any

 

configuration     on  the  parcel,   including,   but  not  limited   to,   as  covered spaces,         uncovered    spaces,    or   tandem    spaces,    or   by   the   use   of mechanical  automobile  parking  lifts.

 

4. Exception  to   parking   requirement.    The   parking    requirement     for   an attached         and  detached   accessory   dwelling   unit  shall  not  apply   in  the following  instances,  which  shall  allow creation  of an attached  or  detached accessory  dwelling unit without  provision  of additional  parking.

 

1. The accessory    dwelling    unit   is   located    on   a   parcel   within   a traversable  distance  of one-half  mile of public transit.

 

1. The accessory    dwelling    unit   is   located   on   a   parcel   within   a designated  historic district.

 

1. The accessory dwelling   unit  is  located  within  the  boundaries   of  a permanent            residential   parking  permit  program,   and  where  the  City does  not  offer  parking  permits  to the  occupant(s)   of the  accessory dwelling  unit.

 

1. The accessory dwelling unit is located on a parcel within  one block of a City-licensed  car-share  vehicle  (as defined  by the California  Vehicle Code).

 

21.23.050  –  General  Requirements  and Restrictions

 

The following  requirements   and restrictions  apply to all existing  and  new accessory dwelling  units:

 

1. Rentals. No  more  than  one  dwelling   unit  on  the  parcel,  either  the  accessory dwelling   unit  or the  primary  dwelling  unit,  shall  be  leased  or otherwise   rented. Leases for durations  of less than thirty  (30) days,  including  short-term  rentals  (as defined        by  the  California   Government    Code)  are  prohibited.   The  community development director  shall require  recordation  of a deed  restriction  documenting these  restrictions.

 

1. Subdivision and  sales.  No  subdivision   of  land  or  air  rights  shall  be  allowed, including  creation  of a stock  cooperative   or similar  common  interest  ownership arrangement.

 

13. Park impact fee.  A  fee  in-lieu   of  parkland   dedication   land  shall   be  paid  in compliance  with Chapter  13.08 (Park  Impact Fees).

 

1. Building code. Accessory  dwelling  units shall comply  with  all applicable   Building and Fire Codes  as appropriate,  except  that the  Building  Official  shall  not require installation  of fire  sprinklers  for  an interior  accessory  dwelling  unit  if they  would

 

otherwise   not be required  for  the  primary  dwelling  unit,  except  if the  creation  of the  accessory   dwelling   unit  would   result  in  creation  of  a  “new  dwelling  using portions  of the  original  structure”   pursuant  to  Chapter  18.32  (Determination   of scope  of work).

 

1. Utilities. The Building Official  shall coordinate  with  local utility agencies  to ensure that  accessory  dwelling   units  are  not  considered   new  residential   uses  for  the purpose           of  calculating   local  agency   connection   fees   or  capacity   charges  for utilities,  including water  and sewer  services.

 

21.23.060  –  Approval  Process

 

 

The  City  shall  issue  a  building   permit  for  an  accessory   dwelling   unit  that  is consistent  with  the  provisions  of this  Chapter,  as determined   by  issuance  of a Zoning Clearance,   within   one  hundred   and  twenty   (120)  days  of  submittal   of  a  complete building   permit   application.   However,   physical   expansion   (i.e.,  addition)   or  exterior alteration   to  an  existing   primary  dwelling   unit  located  on  a  parcel  that  is subject  to design   review  pursuant  to  Chapter   21.42  (Site  and  architectural   review)  or  Chapter

21.33  (Historic   preservation)   shall  first  receive  approval  of  the  appropriate   land  use permit  prior to a submittal  of a building  permit application  for an accessory  dwelling  unit.

 

SECTION  7. Utility Meters:  Campbell  Municipal  Code Section  18.20.030  (Utility meters) is  amended   to  read  as  follows   with   underlining   indicating   new  text  and  strikeouts (strikeout)  indicating  deleted text:

 

18.20.030  – Utility meters:

 

 

No parcel  or lot located in an R-1 zoning  district shall have more than one utility meter for each  utility servicing  the parcel or lot.

 

Exception:  When  necessary  for installation  of residential  photo-voltaic  battery storage systems,  an additional  utility electrical  meter is allowed. This meter shall be used only in conjunction  with a photo-voltaic  system  and shall not be used for providing  power to an accessory  dwelling  unit.

 

SECTION    8.  Accessory   Structures:   Campbell   Municipal   Code   Section   21.36.020.A (Living  quarters  prohibited)   is  amended  to  read  as follows  with  underlining   indicating new text and strikeouts  (strikeout)  indicating  deleted text:

 

1. Living quarters prohibited. An accessory  structure  shall not include sleeping  quarters or a kitchen.  The  number  of allowed  plumbing  fixtures  shall  be  limited  to two fixtures and  may  only  include  a toilet,  sink,  hot water  heater  or washing  machine  connection. Enclosed  workshops  with  separate  entrances  are  not allowed.  Workshops   with  partial bathrooms  must  be open to the  rest of the  structure  by at least a six-foot  opening.  The community development   director   may  require   the  recordation   of  a  deed   restriction

 

stating  that the structure  will not be used as a dwelling  unit. An accessory  dwelling  unit may be approved  in compliance  with Chapter 21.23 (Accessory  Dwelling  Units)

 

SECTION  9. Utility Undergrounding:   Campbell  Municipal  Code  Section  21.18.140.8.1.e is  amended   to  read  as  follows   with  underlining   indicating   new  text  and  strikeouts (strikeout)  indicating  deleted text:

 

accessory dwelling   units,   and   other   fully   enclosed accessory structures shall   be considered in this section;  and

1. An addition  to  an  existing  single-family   dwelling  that  within  a five-year   period adds  and/or replaces  fifty percent  or more to the dwelling’s  gross floor area except when located   along  a  residential   collector   street.  Existing   and/or   new  detached   garages,

 

 

 

 

SECTION   10.  R-1 Zoning  District  Permitted  Uses:  Campbell   Municipal   Code  Section

21.08.030.8    (Permitted  uses  in R-1 (Single-family)  zoning  district)  is amended  to  read as  follows   with  underlining   indicating   new  text  and  strikeouts   (strikeout)   indicating deleted  text:

 

21. Permitted  uses   in  R-1   (Single-family)    zoning   district.   The   following    uses   are permitted    with   a  zoning   clearance   in  compliance   with   Chapter   21.40   (Zoning Clearances):

 

1. Accessory structures;

 

2. Accessory dwelling  units;

 

3. Family child day care homes, small;

 

4. Garage/yard  sales, private;

 

5. Groundwater recharge  facilities;

 

6. Hobby car restoration;

 

7. Home occupations;

 

8. Manufactured  housing   (subject   to   architectural    requirements    within   the parameters  of State Law);

 

9. Parks, public;

 

10. Residential care homes, small;

 

11. Residential service facilities, small;

 

12. Satellite television or personal  internet  broadband  dishes/antenna   (less than three feet in diameter);

 

13. Schools – K-12, public;

 

14. Single-family dwellings;

 

15. Supportive housing;

 

16. Transitional housing.

 

SECTION    11.  Parking  Requirements   by Land  Use  (Table  3-1), Deletion  of  Secondary Dwelling  Unit  Requirement:   Campbell   Municipal   Code  Section  21.28.040,   Table  3-1 (Parking   Requirement   by  Land  Use)  is  amended  to  read  as follows  with  underlining indicating  new text  and strikeouts  (strikeout)  indicating  deleted  text, with the  remainder of the table  remaining  unchanged,  except  as amended  by Section  12:

 

! 2 spaces  per unit, 1 of which’ must:

 

Caretaker  and employee  housing

I                                be covered.

l

 

 

SECTION   12.  Parking  Requirements   by Land  Use  (Table  3-1), Addition  of Accessory Dwelling   Unit  Requirement:    Campbell   Municipal   Code  Section  21.28.040,   Table  3-1 (Parking     Requirement    by  Land   Use)   is  amended   to   insert  the  following    row  for “Accessory            Dwelling   Unit”  before  the   row  for  “Child   day  care  homes,   large,”  with underlining   indicating   new  text,  with  the  remainder  of the  table  remaining  unchanged, except  as amended  by Section  11:

 

 

Accessory  dwelling  units                        As specified  by Section 21.23.040.H (Parking)

 

 

 

SECTION  13.  Secondary   Dwelling  Unit  Definition:    Subsection  S (DEFINITIONS,   “S.”) of  Campbell   Municipal   Code  Section  21.72.020   (Definitions   of specialized   terms  and phrases)  is amended  to delete the definition  of “secondary  dwelling  unit”.

 

SECTION  14. Exception  to Street Improvement  Requirement:  Campbell  Municipal  Code section  11.24.180. D is amended  to read as follows  with  underlining  indicating  new text and strikeouts  (strikeout)  indicating  deleted text:

 

1. Additions, alterations or repairs to any existing  residential  structure,  including construction  of an accessory  dwelling  unit, within  a five-year  period that add less than fifty percent  of the size, measured  in square feet, to the existing  structural coverage  shall be exempt from the requirement  of this chapter to install street improvements  unless the contemplated  additions  and use of the property  in question  will result in an immediate  danger to the public safety, as determined  by the city engineer.

 

SECTION   14:  This   Ordinance   shall  become   effective   thirty  (30)  days  following   its passage  and  adoption  and  shall  be published,  one time  within  fifteen  (15)  days  upon passage  and adoption  in the  Campbell  Express,  a newspaper  of general  circulation  in the City of Campbell,  County of Santa Clara.

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