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| 1 | + | Amended IN Assembly March 24, 2022 CALIFORNIA LEGISLATURE 20212022 REGULAR SESSION Assembly Bill No. 2430Introduced by Assembly Member GraysonFebruary 17, 2022 An act to amend Section 65852.2 of the Government Code, relating to tiny homes. LEGISLATIVE COUNSEL'S DIGESTAB 2430, as amended, Grayson. Tiny homes.Existing law law, the Planning and Zoning Law, contains various provisions addressing housing in California, including, among others, providing for the creation by local ordinance or ministerial approval, as applicable, of accessory dwelling units, and governing, under the Manufactured Housing Act of 1980, the titling, registration, and transfer of, and occupational licensing relating to, manufactured homes, mobilehomes, commercial coaches, truck campers, and floating homes. as defined. Among other things, existing law requires an ordinance under these provisions to impose standards on accessory dwelling units and require that accessory dwelling units comply with specified requirements, as provided. Existing law requires a permit application for an accessory dwelling unit or a junior accessory dwelling unit be considered and approved ministerially without discretionary review or hearing, as provided. If a local agency has not adopted an ordinance governing accessory dwelling unit creation, existing law requires the local agency to approve or disapprove the application ministerially without discretionary review, as specified. Existing law imposes specified limitations on fees charged for the construction of an accessory dwelling unit.This bill would state the intent of the Legislature to enact legislation relating to tiny homes. expand the above-described provisions to additionally provide for the creation of a tiny home on wheels, in the same manner as an accessory dwelling unit. The bill would define the term tiny home on wheels to mean a separate, independent dwelling unit that meets certain criteria, including that it is no larger than 400 square feet and is a park model recreational vehicle, as defined, that among other things provides living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation. The bill would also require that a tiny home on wheels under these provisions possess certification of compliance with specified standards of the American National Standards Institute or the National Fire Protection Association. By expanding the duties of local planning officials with respect to tiny homes on wheels, the bill would impose a state-mandated local program.The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement.This bill would provide that no reimbursement is required by this act for a specified reason.Digest Key Vote: MAJORITY Appropriation: NO Fiscal Committee: NOYES Local Program: NOYES Bill TextThe people of the State of California do enact as follows:SECTION 1. Section 65852.2 of the Government Code, as amended by Section 1 of Chapter 343 of the Statutes of 2021, is amended to read:65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units and tiny homes on wheels in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following:(A) Designate areas within the jurisdiction of the local agency where accessory dwelling units or tiny homes on wheels may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units and tiny homes on wheels on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units or tiny homes on wheels may be permitted.(B) (i) Impose standards on accessory dwelling units and tiny homes on wheels that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size.(ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit or tiny home on wheels located within its jurisdiction.(C) Provide that accessory dwelling units and tiny homes on wheels do not exceed the allowable density for the lot upon which the accessory dwelling unit or tiny home on wheels is located, and that accessory dwelling units and tiny homes on wheels are a residential use that is uses consistent with the existing general plan and zoning designation for the lot.(D) Require the accessory dwelling units and tiny homes on wheels to comply with all of the following:(i) Except as provided in Section 65852.26, the an accessory dwelling unit or tiny home on wheels may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence.(ii) The lot is zoned to allow single-family or multifamily dwelling residential use and includes a proposed or existing dwelling.(iii) The accessory dwelling unit or the tiny home on wheels is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling.(iv) If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit or tiny home on wheels shall not exceed 50 percent of the existing primary dwelling.(v) The total floor area for a detached accessory dwelling unit or tiny home on wheels shall not exceed 1,200 square feet.(vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit. unit or tiny home on wheels.(vii) No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or tiny home on wheels or to a portion of an accessory dwelling unit, unit or tiny home on wheels and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit or tiny home on wheels that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure.(viii) Local building code requirements that apply to detached dwellings, as appropriate.(ix) Approval by the local health officer where a private sewage disposal system is being used, if required.(x) (I) Parking requirements for accessory dwelling units and tiny homes on wheels shall not exceed one parking space per accessory dwelling unit unit, per tiny home on wheels, or per bedroom, whichever is less. These spaces may be provided as tandem parking on a driveway.(II) Offstreet parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions.(III) This clause shall not apply to an accessory dwelling unit or tiny home on wheels that is described in subdivision (d).(xi) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or tiny home on wheels or converted to an accessory dwelling unit, unit or tiny home on wheels, the local agency shall not require that those offstreet parking spaces be replaced.(xii) Accessory dwelling units and tiny homes on wheels shall not be required to provide fire sprinklers if they are not required for the primary residence.(2) The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(3) A permit application for an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. The permitting agency shall act on the application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit shall be considered without discretionary review or hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. A local agency may charge a fee to reimburse it for costs incurred to implement this paragraph, including the costs of adopting or amending any ordinance that provides for the creation of an accessory dwelling unit. unit or tiny home on wheels.(4) An existing ordinance governing the creation of an accessory dwelling unit or tiny home on wheels by a local agency or an accessory dwelling unit ordinance or a tiny home on wheels ordinance adopted by a local agency shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units and tiny homes on wheels and shall not include any discretionary processes, provisions, or requirements for those units, accessory dwelling units or tiny homes on wheels, except as otherwise provided in this subdivision. If a local agency has an existing accessory dwelling unit ordinance or an existing tiny home on wheels ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units, units and tiny homes on wheels, unless and until the agency adopts an ordinance that complies with this section.(5) No other local ordinance, policy, or regulation shall be the basis for the delay or denial of a building permit or a use permit under this subdivision.(6) This subdivision establishes the maximum standards that local agencies shall use to evaluate a proposed accessory dwelling unit or tiny home on wheels on a lot that includes a proposed or existing single-family dwelling. No additional standards, other than those provided in this subdivision, shall be used or imposed, including any owner-occupant requirement, except that a local agency may require that the property be used for rentals of terms longer than 30 days.(7) A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of an accessory dwelling unit or tiny home on wheels if these provisions are consistent with the limitations of this subdivision.(8) An accessory dwelling unit or tiny home on wheels that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot. The accessory dwelling unit or tiny home on wheels shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(b) When a local agency that has not adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a) receives an application for a permit to create an accessory dwelling unit or tiny home on wheels pursuant to this subdivision, the local agency shall approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a). The permitting agency shall act on the application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit shall still be considered ministerially without discretionary review or a hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved.(c) (1) Subject to paragraph (2), a local agency may establish minimum and maximum unit size requirements for both attached and detached accessory dwelling units. units and tiny homes on wheels.(2) Notwithstanding paragraph (1), a local agency shall not establish by ordinance any of the following:(A) A minimum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that prohibits an efficiency unit.(B) A maximum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that is less than either of the following:(i) 850 square feet.(ii) 1,000 square feet for an accessory dwelling unit or tiny home on wheels that provides more than one bedroom.(C) Any other minimum or maximum size for an accessory dwelling unit, unit or tiny home on wheels, size based upon a percentage of the proposed or existing primary dwelling, or limits on lot coverage, floor area ratio, open space, and minimum lot size, for either attached or detached dwellings that does not permit at least an 800 square foot accessory dwelling unit or tiny home on wheels that is at least 16 feet in height with four-foot side and rear yard setbacks to be constructed in compliance with all other local development standards.(d) Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit or tiny home on wheels in any of the following instances:(1) The accessory dwelling unit or tiny home on wheels is located within one-half mile walking distance of public transit.(2) The accessory dwelling unit or tiny home on wheels is located within an architecturally and historically significant historic district.(3) The accessory dwelling unit or tiny home on wheels is part of the proposed or existing primary residence or an accessory structure.(4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. unit or tiny home on wheels.(5) When there is a car share vehicle located within one block of the accessory dwelling unit. unit or tiny home on wheels.(e) (1) Notwithstanding subdivisions (a) to (d), inclusive, a local agency shall ministerially approve an application for a building permit within a residential or mixed-use zone to create any of the following:(A) One accessory dwelling unit unit, one tiny home on wheels, and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply:(i) The accessory dwelling unit unit, tiny home on wheels, or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress.(ii) The space has exterior access from the proposed or existing single-family dwelling.(iii) The side and rear setbacks are sufficient for fire and safety.(iv) The junior accessory dwelling unit complies with the requirements of Section 65852.22.(B) One detached, new construction, accessory dwelling unit or tiny home on wheels that does not exceed four-foot side and rear yard setbacks for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit or tiny home on wheels may be combined with a junior accessory dwelling unit described in subparagraph (A). A local agency may impose the following conditions on the accessory dwelling unit: unit or tiny home on wheels:(i) A total floor area limitation of not more than 800 square feet.(ii) A height limitation of 16 feet.(C) (i) Multiple accessory dwelling units or tiny homes on wheels within the portions of existing multifamily dwelling structures 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.(ii) A local agency shall allow at least one accessory dwelling unit or tiny home on wheels within an existing multifamily dwelling and shall allow up to 25 percent of the existing multifamily dwelling units.(D) Not more than two accessory dwelling units or tiny homes on wheels that are located on a lot that has an existing multifamily dwelling, but are detached from that multifamily dwelling and are subject to a height limit of 16 feet and four-foot rear yard and side setbacks.(2) A local agency shall not require, as a condition for ministerial approval of a permit application for the creation of an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit, the correction of nonconforming zoning conditions.(3) The installation of fire sprinklers shall not be required in an accessory dwelling unit or tiny home on wheels if sprinklers are not required for the primary residence.(4) A local agency shall require that a rental of the accessory dwelling unit or tiny home on wheels created pursuant to this subdivision be for a term longer than 30 days.(5) A local agency may require, as part of the application for a permit to create an accessory dwelling unit or tiny home on wheels connected to an onsite wastewater treatment system, a percolation test completed within the last five years, or, if the percolation test has been recertified, within the last 10 years.(6) Notwithstanding subdivision (c) and paragraph (1) a local agency that has adopted an ordinance by July 1, 2018, providing for the approval of accessory dwelling units or tiny homes on wheels in multifamily dwelling structures shall ministerially consider a permit application to construct an accessory dwelling unit or tiny home on wheels that is described in paragraph (1), and may impose standards including, but not limited to, design, development, and historic standards on said those accessory dwelling units. units or tiny homes on wheels. These standards shall not include requirements on minimum lot size.(f) (1) Fees charged for the construction of accessory dwelling units or tiny homes on wheels shall be determined in accordance with Chapter 5 (commencing with Section 66000) and Chapter 7 (commencing with Section 66012).(2) An accessory dwelling unit or tiny home on wheels shall not be considered by a local agency, special district, or water corporation to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling.(3) (A) A local agency, special district, or water corporation shall not impose any impact fee upon the development of an accessory dwelling unit or tiny home on wheels less than 750 square feet. Any impact fees charged for an accessory dwelling unit or tiny home on wheels of 750 square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit.(B) For purposes of this paragraph, impact fee has the same meaning as the term fee is defined in subdivision (b) of Section 66000, except that it also includes fees specified in Section 66477. Impact fee does not include any connection fee or capacity charge charged by a local agency, special district, or water corporation.(4) For an accessory dwelling unit or tiny home on wheels described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility or impose a related connection fee or capacity charge, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family home.(5) For an accessory dwelling unit or tiny home on wheels that is not described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation may require a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility. 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, unit or tiny home on wheels, based upon either its square feet or the number of its drainage fixture unit (DFU) 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 this service.(g) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of an accessory dwelling unit. unit or tiny home on wheels.(h) (1) A local agency shall submit a copy of the ordinance adopted pursuant to subdivision (a) to the Department of Housing and Community Development within 60 days after adoption. After adoption of an ordinance, the department may submit written findings to the local agency as to whether the ordinance complies with this section.(2) (A) If the department finds that the local agencys ordinance does not comply with this section, the department shall notify the local agency and shall provide the local agency with a reasonable time, no longer than 30 days, to respond to the findings before taking any other action authorized by this section.(B) The local agency shall consider the findings made by the department pursuant to subparagraph (A) and shall do one of the following:(i) Amend the ordinance to comply with this section.(ii) Adopt the ordinance without changes. The local agency shall include findings in its resolution adopting the ordinance that explain the reasons the local agency believes that the ordinance complies with this section despite the findings of the department.(3) (A) If the local agency does not amend its ordinance in response to the departments findings or does not adopt a resolution with findings explaining the reason the ordinance complies with this section and addressing the departments findings, the department shall notify the local agency and may notify the Attorney General that the local agency is in violation of state law.(B) Before notifying the Attorney General that the local agency is in violation of state law, the department may consider whether a local agency adopted an ordinance in compliance with this section between January 1, 2017, and January 1, 2020.(i) The department may review, adopt, amend, or repeal guidelines to implement uniform standards or criteria that supplement or clarify the terms, references, and standards set forth in this section. The guidelines adopted pursuant to this subdivision are not subject to Chapter 3.5 (commencing with Section 11340) of Part 1 of Division 3 of Title 2.(j) As used in this section, the following terms mean:(1) Accessory dwelling unit means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An accessory dwelling unit also includes the following:(A) An efficiency unit.(B) A manufactured home, as defined in Section 18007 of the Health and Safety Code.(2) Accessory structure means a structure that is accessory and incidental to a dwelling located on the same lot.(3) Efficiency unit has the same meaning as defined in Section 17958.1 of the Health and Safety Code.(4) Living area means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.(5) Local agency means a city, county, or city and county, whether general law or chartered.(6) Nonconforming zoning condition means a physical improvement on a property that does not conform with current zoning standards.(7) Passageway means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. unit or tiny home on wheels.(8) Proposed dwelling means a dwelling that is the subject of a permit application and that meets the requirements for permitting.(9) Public transit means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.(10) Tandem parking means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another.(11) Tiny home on wheels means a separate, independent dwelling unit that meets all of the following requirements:(A) It is a unit no larger than 400 square feet. The square footage of a loft inside of the unit shall not be counted towards the 400-square-footage limitation.(B) It is a park model recreational vehicle that meets the following:(i) Provides living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation.(ii) Mounts and is mounted on a wheeled trailer chassis.(iii) Possesses the necessary title and registration for towing from the California Department of Motor Vehicles.(iv) Meets American National Standards Institute (ANSI) 119.5 requirements or National Fire Protection Association (NFPA) 1192 standards.(C) It possesses certification demonstrating ANSI or NFPA compliance.(D) For purposes of this paragraph, a park model recreational vehicle means a towable recreational vehicle designed to provide temporary living quarters for recreational, seasonal, camping or travel use. A park model recreational vehicle is built on a single trailer chassis, mounted on wheels, and has a gross trailer area not larger than 400 square feet.(k) A local agency shall not issue a certificate of occupancy for an accessory dwelling unit or tiny home on wheels before the local agency issues a certificate of occupancy for the primary dwelling.(l) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for accessory dwelling units. units or tiny homes on wheels.(m) A local agency may count an accessory dwelling unit or tiny home on wheels for purposes of identifying adequate sites for housing, as specified in subdivision (a) of Section 65583.1, subject to authorization by the department and compliance with this division.(n) In enforcing building standards pursuant to Article 1 (commencing with Section 17960) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code for an accessory dwelling unit or tiny home on wheels described in paragraph (1) or (2) below, a local agency, upon request of an owner of an accessory dwelling unit or tiny home on wheels for a delay in enforcement, shall delay enforcement of a building standard, subject to compliance with Section 17980.12 of the Health and Safety Code:(1) The accessory dwelling unit or tiny home on wheels was built before January 1, 2020.(2) The accessory dwelling unit or tiny home on wheels was built on or after January 1, 2020, in a local jurisdiction that, at the time the accessory dwelling unit or tiny home on wheels was built, had a noncompliant accessory dwelling unit ordinance, ordinance or tiny home on wheels ordinance, but the ordinance is compliant at the time the request is made.(o) This section shall remain in effect only until January 1, 2025, and as of that date is repealed.SEC. 2. Section 65852.2 of the Government Code, as amended by Section 2 of Chapter 343 of the Statutes of 2021, is amended to read:65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units and tiny homes on wheels in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following:(A) Designate areas within the jurisdiction of the local agency where accessory dwelling units or tiny homes on wheels may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units or tiny homes on wheels on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units or tiny homes on wheels may be permitted.(B) (i) Impose standards on accessory dwelling units or tiny homes on wheels that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size.(ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit or tiny home on wheels located within its jurisdiction.(C) Provide that accessory dwelling units or tiny homes on wheels do not exceed the allowable density for the lot upon which the accessory dwelling unit or tiny home on wheels is located, and that accessory dwelling units or tiny homes on wheels are a residential use that is consistent with the existing general plan and zoning designation for the lot.(D) Require the accessory dwelling units or tiny homes on wheels to comply with all of the following:(i) Except as provided in Section 65852.26, the accessory dwelling unit or tiny home on wheels may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence.(ii) The lot is zoned to allow single-family or multifamily dwelling residential use and includes a proposed or existing dwelling.(iii) The accessory dwelling unit or tiny home on wheels is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling.(iv) If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit or tiny home on wheels shall not exceed 50 percent of the existing primary dwelling.(v) The total floor area for a detached accessory dwelling unit or tiny home on wheels shall not exceed 1,200 square feet.(vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit. unit or tiny home on wheels.(vii) No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or tiny home on wheels or to a portion of an accessory dwelling unit, unit or tiny home on wheels, and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit or tiny home on wheels that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure.(viii) Local building code requirements that apply to detached dwellings, as appropriate.(ix) Approval by the local health officer where a private sewage disposal system is being used, if required.(x) (I) Parking requirements for accessory dwelling units or tiny homes on wheels shall not exceed one parking space per accessory dwelling unit unit, per or tiny home on wheels, or per bedroom, whichever is less. These spaces may be provided as tandem parking on a driveway.(II) Offstreet parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions.(III) This clause shall not apply to an accessory dwelling unit or tiny home on wheels that is described in subdivision (d).(xi) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or tiny home on wheels or converted to an accessory dwelling unit, unit or tiny home on wheels, the local agency shall not require that those offstreet parking spaces be replaced.(xii) Accessory dwelling units or tiny homes on wheels shall not be required to provide fire sprinklers if they are not required for the primary residence.(2) The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(3) A permit application for an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. The permitting agency shall act on the application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit unit, the tiny home on wheels, or junior accessory dwelling unit shall be considered without discretionary review or hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. A local agency may charge a fee to reimburse it for costs incurred to implement this paragraph, including the costs of adopting or amending any ordinance that provides for the creation of an accessory dwelling unit. unit or tiny home on wheels.(4) An existing ordinance governing the creation of an accessory dwelling unit or tiny home on wheels by a local agency or an accessory dwelling unit ordinance or tiny home on wheels ordinance adopted by a local agency shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units or tiny homes on wheels and shall not include any discretionary processes, provisions, or requirements for those units, except as otherwise provided in this subdivision. If a local agency has an existing accessory dwelling unit ordinance or tiny home on wheels ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units, units or tiny homes on wheels, unless and until the agency adopts an ordinance that complies with this section.(5) No other local ordinance, policy, or regulation shall be the basis for the delay or denial of a building permit or a use permit under this subdivision.(6) (A) This subdivision establishes the maximum standards that local agencies shall use to evaluate a proposed accessory dwelling unit or tiny home on wheels on a lot that includes a proposed or existing single-family dwelling. No additional standards, other than those provided in this subdivision, shall be used or imposed except that, subject to subparagraph (B), a local agency may require an applicant for a permit issued pursuant to this subdivision to be an owner-occupant or that the property be used for rentals of terms longer than 30 days.(B) Notwithstanding subparagraph (A), a local agency shall not impose an owner-occupant requirement on an accessory dwelling unit or tiny home on wheels permitted between January 1, 2020, to January 1, 2025, during which time the local agency was prohibited from imposing an owner-occupant requirement.(7) A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of an accessory dwelling unit or tiny home on wheels if these provisions are consistent with the limitations of this subdivision.(8) An accessory dwelling unit or tiny home on wheels that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot. The accessory dwelling unit or tiny home on wheels shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(b) When a local agency that has not adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a) receives an application for a permit to create an accessory dwelling unit or a tiny home on wheels pursuant to this subdivision, the local agency shall approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a). The permitting agency shall act on the application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit unit, the tiny home on wheels, or junior accessory dwelling unit shall still be considered ministerially without discretionary review or a hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved.(c) (1) Subject to paragraph (2), a local agency may establish minimum and maximum unit size requirements for both attached and detached accessory dwelling units. units or tiny homes on wheels.(2) Notwithstanding paragraph (1), a local agency shall not establish by ordinance any of the following:(A) A minimum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that prohibits an efficiency unit.(B) A maximum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that is less than either of the following:(i) 850 square feet.(ii) 1,000 square feet for an accessory dwelling unit or tiny home on wheels that provides more than one bedroom.(C) Any other minimum or maximum size for an accessory dwelling unit, unit or tiny home on wheels, size based upon a percentage of the proposed or existing primary dwelling, or limits on lot coverage, floor area ratio, open space, and minimum lot size, for either attached or detached dwellings that does not permit at least an 800 square foot accessory dwelling unit or tiny home on wheels that is at least 16 feet in height with four-foot side and rear yard setbacks to be constructed in compliance with all other local development standards.(d) Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit or tiny home on wheels in any of the following instances:(1) The accessory dwelling unit or tiny home on wheels is located within one-half mile walking distance of public transit.(2) The accessory dwelling unit or tiny home on wheels is located within an architecturally and historically significant historic district.(3) The accessory dwelling unit or tiny home on wheels is part of the proposed or existing primary residence or an accessory structure.(4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. unit or tiny home on wheels.(5) When there is a car share vehicle located within one block of the accessory dwelling unit. unit or tiny home on wheels.(e) (1) Notwithstanding subdivisions (a) to (d), inclusive, a local agency shall ministerially approve an application for a building permit within a residential or mixed-use zone to create any of the following:(A) One accessory dwelling unit unit, one tiny home on wheels, and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply:(i) The accessory dwelling unit unit, tiny home on wheels, or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress.(ii) The space has exterior access from the proposed or existing single-family dwelling.(iii) The side and rear setbacks are sufficient for fire and safety.(iv) The junior accessory dwelling unit complies with the requirements of Section 65852.22.(B) One detached, new construction, accessory dwelling unit or tiny home on wheels that does not exceed four-foot side and rear yard setbacks for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit or tiny home on wheels may be combined with a junior accessory dwelling unit described in subparagraph (A). A local agency may impose the following conditions on the accessory dwelling unit: unit or tiny home on wheels:(i) A total floor area limitation of not more than 800 square feet.(ii) A height limitation of 16 feet.(C) (i) Multiple accessory dwelling units or tiny homes on wheels within the portions of existing multifamily dwelling structures 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.(ii) A local agency shall allow at least one accessory dwelling unit or tiny home on wheels within an existing multifamily dwelling and shall allow up to 25 percent of the existing multifamily dwelling units.(D) Not more than two accessory dwelling units or tiny homes on wheels that are located on a lot that has an existing multifamily dwelling, but are detached from that multifamily dwelling and are subject to a height limit of 16 feet and four-foot rear yard and side setbacks.(2) A local agency shall not require, as a condition for ministerial approval of a permit application for the creation of an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit, the correction of nonconforming zoning conditions.(3) The installation of fire sprinklers shall not be required in an accessory dwelling unit or tiny home on wheels if sprinklers are not required for the primary residence.(4) A local agency may require owner occupancy for either the primary dwelling or dwelling, the accessory dwelling unit unit, or the tiny home on wheels on a single-family lot, subject to the requirements of paragraph (6) of subdivision (a).(5) A local agency shall require that a rental of the accessory dwelling unit or tiny home on wheels created pursuant to this subdivision be for a term longer than 30 days.(6) A local agency may require, as part of the application for a permit to create an accessory dwelling unit or tiny home on wheels connected to an onsite wastewater treatment system, a percolation test completed within the last five years, or, if the percolation test has been recertified, within the last 10 years.(7) Notwithstanding subdivision (c) and paragraph (1) a local agency that has adopted an ordinance by July 1, 2018, providing for the approval of accessory dwelling units or tiny homes on wheels in multifamily dwelling structures shall ministerially consider a permit application to construct an accessory dwelling unit or tiny home on wheels that is described in paragraph (1), and may impose standards including, but not limited to, design, development, and historic standards on said those accessory dwelling units. units or tiny homes on wheels. These standards shall not include requirements on minimum lot size.(f) (1) Fees charged for the construction of accessory dwelling units or tiny homes on wheels shall be determined in accordance with Chapter 5 (commencing with Section 66000) and Chapter 7 (commencing with Section 66012).(2) An accessory dwelling unit or tiny home on wheels shall not be considered by a local agency, special district, or water corporation to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling.(3) (A) A local agency, special district, or water corporation shall not impose any impact fee upon the development of an accessory dwelling unit or tiny home on wheels less than 750 square feet. Any impact fees charged for an accessory dwelling unit or tiny home on wheels of 750 square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit.(B) For purposes of this paragraph, impact fee has the same meaning as the term fee is defined in subdivision (b) of Section 66000, except that it also includes fees specified in Section 66477. Impact fee does not include any connection fee or capacity charge charged by a local agency, special district, or water corporation.(4) For an accessory dwelling unit or tiny home on wheels described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility or impose a related connection fee or capacity charge, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling.(5) For an accessory dwelling unit or tiny home on wheels that is not described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation may require a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility. 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, unit or tiny home on wheels, based upon either its square feet or the number of its drainage fixture unit (DFU) 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 this service.(g) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of an accessory dwelling unit. unit or tiny home on wheels.(h) (1) A local agency shall submit a copy of the ordinance adopted pursuant to subdivision (a) to the Department of Housing and Community Development within 60 days after adoption. After adoption of an ordinance, the department may submit written findings to the local agency as to whether the ordinance complies with this section.(2) (A) If the department finds that the local agencys ordinance does not comply with this section, the department shall notify the local agency and shall provide the local agency with a reasonable time, no longer than 30 days, to respond to the findings before taking any other action authorized by this section.(B) The local agency shall consider the findings made by the department pursuant to subparagraph (A) and shall do one of the following:(i) Amend the ordinance to comply with this section.(ii) Adopt the ordinance without changes. The local agency shall include findings in its resolution adopting the ordinance that explain the reasons the local agency believes that the ordinance complies with this section despite the findings of the department.(3) (A) If the local agency does not amend its ordinance in response to the departments findings or does not adopt a resolution with findings explaining the reason the ordinance complies with this section and addressing the departments findings, the department shall notify the local agency and may notify the Attorney General that the local agency is in violation of state law.(B) Before notifying the Attorney General that the local agency is in violation of state law, the department may consider whether a local agency adopted an ordinance in compliance with this section between January 1, 2017, and January 1, 2020.(i) The department may review, adopt, amend, or repeal guidelines to implement uniform standards or criteria that supplement or clarify the terms, references, and standards set forth in this section. The guidelines adopted pursuant to this subdivision are not subject to Chapter 3.5 (commencing with Section 11340) of Part 1 of Division 3 of Title 2.(j) As used in this section, the following terms mean:(1) Accessory dwelling unit means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An accessory dwelling unit also includes the following:(A) An efficiency unit.(B) A manufactured home, as defined in Section 18007 of the Health and Safety Code.(2) Accessory structure means a structure that is accessory and incidental to a dwelling located on the same lot.(3) Efficiency unit has the same meaning as defined in Section 17958.1 of the Health and Safety Code.(4) Living area means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.(5) Local agency means a city, county, or city and county, whether general law or chartered.(6) Nonconforming zoning condition means a physical improvement on a property that does not conform with current zoning standards.(7) Passageway means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. unit or tiny home on wheels.(8) Proposed dwelling means a dwelling that is the subject of a permit application and that meets the requirements for permitting.(9) Public transit means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.(10) Tandem parking means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another.(11) Tiny home on wheels means a separate, independent dwelling unit that meets all of the following requirements:(A) It is a unit no larger than 400 square feet. The square footage of a loft inside of the unit shall not be counted towards the 400-square-footage limitation.(B) It is a park model recreational vehicle that meets the following:(i) Provides living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation.(ii) Mounts and is mounted on a wheeled trailer chassis.(iii) Possesses the necessary title and registration for towing from the California Department of Motor Vehicles.(iv) Meets American National Standards Institute (ANSI) 119.5 requirements or National Fire Protection Association (NFPA) 1192 standards.(C) It possesses certification demonstrating ANSI or NFPA compliance.(D) For purposes of this paragraph, a park model recreational vehicle means a towable recreational vehicle designed to provide temporary living quarters for recreational, seasonal, camping or travel use. A park model recreational vehicle is built on a single trailer chassis, mounted on wheels, and has a gross trailer area not larger than 400 square feet.(k) A local agency shall not issue a certificate of occupancy for an accessory dwelling unit or tiny home on wheels before the local agency issues a certificate of occupancy for the primary dwelling.(l) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for accessory dwelling units. units or tiny homes on wheels.(m) A local agency may count an accessory dwelling unit or a tiny home on wheels for purposes of identifying adequate sites for housing, as specified in subdivision (a) of Section 65583.1, subject to authorization by the department and compliance with this division.(n) In enforcing building standards pursuant to Article 1 (commencing with Section 17960) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code for an accessory dwelling unit or tiny home on wheels described in paragraph (1) or (2) below, a local agency, upon request of an owner of an accessory dwelling unit or a tiny home on wheels for a delay in enforcement, shall delay enforcement of a building standard, subject to compliance with Section 17980.12 of the Health and Safety Code:(1) The accessory dwelling unit or tiny home on wheels was built before January 1, 2020.(2) The accessory dwelling unit or tiny home on wheels was built on or after January 1, 2020, in a local jurisdiction that, at the time the accessory dwelling unit or tiny home on wheels was built, had a noncompliant accessory dwelling unit ordinance, ordinance or the tiny home on wheels ordinance, but the ordinance is compliant at the time the request is made.(o) This section shall become operative on January 1, 2025.SEC. 3. No reimbursement is required by this act pursuant to Section 6 of Article XIIIB of the California Constitution because a local agency or school district has the authority to levy service charges, fees, or assessments sufficient to pay for the program or level of service mandated by this act, within the meaning of Section 17556 of the Government Code.SECTION 1.It is the intent of the Legislature to enact legislation relating to tiny homes. | |
| 2 | 2 | ||
| 3 | - | ||
| 3 | + | Amended IN Assembly March 24, 2022 CALIFORNIA LEGISLATURE 20212022 REGULAR SESSION Assembly Bill No. 2430Introduced by Assembly Member GraysonFebruary 17, 2022 An act to amend Section 65852.2 of the Government Code, relating to tiny homes. LEGISLATIVE COUNSEL'S DIGESTAB 2430, as amended, Grayson. Tiny homes.Existing law law, the Planning and Zoning Law, contains various provisions addressing housing in California, including, among others, providing for the creation by local ordinance or ministerial approval, as applicable, of accessory dwelling units, and governing, under the Manufactured Housing Act of 1980, the titling, registration, and transfer of, and occupational licensing relating to, manufactured homes, mobilehomes, commercial coaches, truck campers, and floating homes. as defined. Among other things, existing law requires an ordinance under these provisions to impose standards on accessory dwelling units and require that accessory dwelling units comply with specified requirements, as provided. Existing law requires a permit application for an accessory dwelling unit or a junior accessory dwelling unit be considered and approved ministerially without discretionary review or hearing, as provided. If a local agency has not adopted an ordinance governing accessory dwelling unit creation, existing law requires the local agency to approve or disapprove the application ministerially without discretionary review, as specified. Existing law imposes specified limitations on fees charged for the construction of an accessory dwelling unit.This bill would state the intent of the Legislature to enact legislation relating to tiny homes. expand the above-described provisions to additionally provide for the creation of a tiny home on wheels, in the same manner as an accessory dwelling unit. The bill would define the term tiny home on wheels to mean a separate, independent dwelling unit that meets certain criteria, including that it is no larger than 400 square feet and is a park model recreational vehicle, as defined, that among other things provides living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation. The bill would also require that a tiny home on wheels under these provisions possess certification of compliance with specified standards of the American National Standards Institute or the National Fire Protection Association. By expanding the duties of local planning officials with respect to tiny homes on wheels, the bill would impose a state-mandated local program.The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement.This bill would provide that no reimbursement is required by this act for a specified reason.Digest Key Vote: MAJORITY Appropriation: NO Fiscal Committee: NOYES Local Program: NOYES | |
| 4 | 4 | ||
| 5 | - | ||
| 5 | + | Amended IN Assembly March 24, 2022 | |
| 6 | 6 | ||
| 7 | - | Amended IN Assembly April 06, 2022 | |
| 8 | 7 | Amended IN Assembly March 24, 2022 | |
| 9 | 8 | ||
| 10 | 9 | CALIFORNIA LEGISLATURE 20212022 REGULAR SESSION | |
| 11 | 10 | ||
| 12 | 11 | Assembly Bill | |
| 13 | 12 | ||
| 14 | 13 | No. 2430 | |
| 15 | 14 | ||
| 16 | 15 | Introduced by Assembly Member GraysonFebruary 17, 2022 | |
| 17 | 16 | ||
| 18 | 17 | Introduced by Assembly Member Grayson | |
| 19 | 18 | February 17, 2022 | |
| 20 | 19 | ||
| 21 | 20 | An act to amend Section 65852.2 of the Government Code, relating to tiny homes. | |
| 22 | 21 | ||
| 23 | 22 | LEGISLATIVE COUNSEL'S DIGEST | |
| 24 | 23 | ||
| 25 | 24 | ## LEGISLATIVE COUNSEL'S DIGEST | |
| 26 | 25 | ||
| 27 | 26 | AB 2430, as amended, Grayson. Tiny homes. | |
| 28 | 27 | ||
| 29 | - | Existing law, the Planning and Zoning Law, contains various provisions addressing housing in California, including, among others, providing for the creation by local ordinance or ministerial approval, as applicable, of accessory dwelling units, as defined. Among other things, existing law requires an ordinance under these provisions to impose standards on accessory dwelling units and require that accessory dwelling units comply with specified requirements, as provided. Existing law requires a permit application for an accessory dwelling unit or a junior accessory dwelling unit be considered and approved ministerially without discretionary review or hearing, as provided. If a local agency has not adopted an ordinance governing accessory dwelling unit creation, existing law requires the local agency to approve or disapprove the application ministerially without discretionary review, as specified. Existing law imposes specified limitations on fees charged for the construction of an accessory dwelling unit.This bill would expand the above-described provisions to additionally provide for the creation of a | |
| 28 | + | Existing law law, the Planning and Zoning Law, contains various provisions addressing housing in California, including, among others, providing for the creation by local ordinance or ministerial approval, as applicable, of accessory dwelling units, and governing, under the Manufactured Housing Act of 1980, the titling, registration, and transfer of, and occupational licensing relating to, manufactured homes, mobilehomes, commercial coaches, truck campers, and floating homes. as defined. Among other things, existing law requires an ordinance under these provisions to impose standards on accessory dwelling units and require that accessory dwelling units comply with specified requirements, as provided. Existing law requires a permit application for an accessory dwelling unit or a junior accessory dwelling unit be considered and approved ministerially without discretionary review or hearing, as provided. If a local agency has not adopted an ordinance governing accessory dwelling unit creation, existing law requires the local agency to approve or disapprove the application ministerially without discretionary review, as specified. Existing law imposes specified limitations on fees charged for the construction of an accessory dwelling unit.This bill would state the intent of the Legislature to enact legislation relating to tiny homes. expand the above-described provisions to additionally provide for the creation of a tiny home on wheels, in the same manner as an accessory dwelling unit. The bill would define the term tiny home on wheels to mean a separate, independent dwelling unit that meets certain criteria, including that it is no larger than 400 square feet and is a park model recreational vehicle, as defined, that among other things provides living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation. The bill would also require that a tiny home on wheels under these provisions possess certification of compliance with specified standards of the American National Standards Institute or the National Fire Protection Association. By expanding the duties of local planning officials with respect to tiny homes on wheels, the bill would impose a state-mandated local program.The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement.This bill would provide that no reimbursement is required by this act for a specified reason. | |
| 30 | 29 | ||
| 31 | - | Existing law, the Planning and Zoning Law, contains various provisions addressing housing in California, including, among others, providing for the creation by local ordinance or ministerial approval, as applicable, of accessory dwelling units, as defined. Among other things, existing law requires an ordinance under these provisions to impose standards on accessory dwelling units and require that accessory dwelling units comply with specified requirements, as provided. Existing law requires a permit application for an accessory dwelling unit or a junior accessory dwelling unit be considered and approved ministerially without discretionary review or hearing, as provided. If a local agency has not adopted an ordinance governing accessory dwelling unit creation, existing law requires the local agency to approve or disapprove the application ministerially without discretionary review, as specified. Existing law imposes specified limitations on fees charged for the construction of an accessory dwelling unit. | |
| 30 | + | Existing law law, the Planning and Zoning Law, contains various provisions addressing housing in California, including, among others, providing for the creation by local ordinance or ministerial approval, as applicable, of accessory dwelling units, and governing, under the Manufactured Housing Act of 1980, the titling, registration, and transfer of, and occupational licensing relating to, manufactured homes, mobilehomes, commercial coaches, truck campers, and floating homes. as defined. Among other things, existing law requires an ordinance under these provisions to impose standards on accessory dwelling units and require that accessory dwelling units comply with specified requirements, as provided. Existing law requires a permit application for an accessory dwelling unit or a junior accessory dwelling unit be considered and approved ministerially without discretionary review or hearing, as provided. If a local agency has not adopted an ordinance governing accessory dwelling unit creation, existing law requires the local agency to approve or disapprove the application ministerially without discretionary review, as specified. Existing law imposes specified limitations on fees charged for the construction of an accessory dwelling unit. | |
| 32 | 31 | ||
| 33 | - | This bill would expand the above-described provisions to additionally provide for the creation of a | |
| 32 | + | This bill would state the intent of the Legislature to enact legislation relating to tiny homes. expand the above-described provisions to additionally provide for the creation of a tiny home on wheels, in the same manner as an accessory dwelling unit. The bill would define the term tiny home on wheels to mean a separate, independent dwelling unit that meets certain criteria, including that it is no larger than 400 square feet and is a park model recreational vehicle, as defined, that among other things provides living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation. The bill would also require that a tiny home on wheels under these provisions possess certification of compliance with specified standards of the American National Standards Institute or the National Fire Protection Association. By expanding the duties of local planning officials with respect to tiny homes on wheels, the bill would impose a state-mandated local program. | |
| 34 | 33 | ||
| 35 | 34 | The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement. | |
| 36 | 35 | ||
| 37 | 36 | This bill would provide that no reimbursement is required by this act for a specified reason. | |
| 38 | 37 | ||
| 39 | 38 | ## Digest Key | |
| 40 | 39 | ||
| 41 | 40 | ## Bill Text | |
| 42 | 41 | ||
| 43 | - | The people of the State of California do enact as follows:SECTION 1. Section 65852.2 of the Government Code, as amended by Section 1 of Chapter 343 of the Statutes of 2021, is amended to read:65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following:(A) Designate areas within the jurisdiction of the local agency where accessory dwelling units may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units may be permitted.(B) (i) Impose standards on accessory dwelling units that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size.(ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit located within its jurisdiction.(C) Provide that accessory dwelling units do not exceed the allowable density for the lot upon which the accessory dwelling unit is located, and that accessory dwelling units are a residential use that is consistent with the existing general plan and zoning designation for the lot.(D) Require the accessory dwelling units to comply with all of the following:(i) Except as provided in Section 65852.26, the | |
| 42 | + | The people of the State of California do enact as follows:SECTION 1. Section 65852.2 of the Government Code, as amended by Section 1 of Chapter 343 of the Statutes of 2021, is amended to read:65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units and tiny homes on wheels in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following:(A) Designate areas within the jurisdiction of the local agency where accessory dwelling units or tiny homes on wheels may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units and tiny homes on wheels on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units or tiny homes on wheels may be permitted.(B) (i) Impose standards on accessory dwelling units and tiny homes on wheels that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size.(ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit or tiny home on wheels located within its jurisdiction.(C) Provide that accessory dwelling units and tiny homes on wheels do not exceed the allowable density for the lot upon which the accessory dwelling unit or tiny home on wheels is located, and that accessory dwelling units and tiny homes on wheels are a residential use that is uses consistent with the existing general plan and zoning designation for the lot.(D) Require the accessory dwelling units and tiny homes on wheels to comply with all of the following:(i) Except as provided in Section 65852.26, the an accessory dwelling unit or tiny home on wheels may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence.(ii) The lot is zoned to allow single-family or multifamily dwelling residential use and includes a proposed or existing dwelling.(iii) The accessory dwelling unit or the tiny home on wheels is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling.(iv) If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit or tiny home on wheels shall not exceed 50 percent of the existing primary dwelling.(v) The total floor area for a detached accessory dwelling unit or tiny home on wheels shall not exceed 1,200 square feet.(vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit. unit or tiny home on wheels.(vii) No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or tiny home on wheels or to a portion of an accessory dwelling unit, unit or tiny home on wheels and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit or tiny home on wheels that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure.(viii) Local building code requirements that apply to detached dwellings, as appropriate.(ix) Approval by the local health officer where a private sewage disposal system is being used, if required.(x) (I) Parking requirements for accessory dwelling units and tiny homes on wheels shall not exceed one parking space per accessory dwelling unit unit, per tiny home on wheels, or per bedroom, whichever is less. These spaces may be provided as tandem parking on a driveway.(II) Offstreet parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions.(III) This clause shall not apply to an accessory dwelling unit or tiny home on wheels that is described in subdivision (d).(xi) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or tiny home on wheels or converted to an accessory dwelling unit, unit or tiny home on wheels, the local agency shall not require that those offstreet parking spaces be replaced.(xii) Accessory dwelling units and tiny homes on wheels shall not be required to provide fire sprinklers if they are not required for the primary residence.(2) The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(3) A permit application for an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. The permitting agency shall act on the application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit shall be considered without discretionary review or hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. A local agency may charge a fee to reimburse it for costs incurred to implement this paragraph, including the costs of adopting or amending any ordinance that provides for the creation of an accessory dwelling unit. unit or tiny home on wheels.(4) An existing ordinance governing the creation of an accessory dwelling unit or tiny home on wheels by a local agency or an accessory dwelling unit ordinance or a tiny home on wheels ordinance adopted by a local agency shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units and tiny homes on wheels and shall not include any discretionary processes, provisions, or requirements for those units, accessory dwelling units or tiny homes on wheels, except as otherwise provided in this subdivision. If a local agency has an existing accessory dwelling unit ordinance or an existing tiny home on wheels ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units, units and tiny homes on wheels, unless and until the agency adopts an ordinance that complies with this section.(5) No other local ordinance, policy, or regulation shall be the basis for the delay or denial of a building permit or a use permit under this subdivision.(6) This subdivision establishes the maximum standards that local agencies shall use to evaluate a proposed accessory dwelling unit or tiny home on wheels on a lot that includes a proposed or existing single-family dwelling. No additional standards, other than those provided in this subdivision, shall be used or imposed, including any owner-occupant requirement, except that a local agency may require that the property be used for rentals of terms longer than 30 days.(7) A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of an accessory dwelling unit or tiny home on wheels if these provisions are consistent with the limitations of this subdivision.(8) An accessory dwelling unit or tiny home on wheels that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot. The accessory dwelling unit or tiny home on wheels shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(b) When a local agency that has not adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a) receives an application for a permit to create an accessory dwelling unit or tiny home on wheels pursuant to this subdivision, the local agency shall approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a). The permitting agency shall act on the application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit shall still be considered ministerially without discretionary review or a hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved.(c) (1) Subject to paragraph (2), a local agency may establish minimum and maximum unit size requirements for both attached and detached accessory dwelling units. units and tiny homes on wheels.(2) Notwithstanding paragraph (1), a local agency shall not establish by ordinance any of the following:(A) A minimum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that prohibits an efficiency unit.(B) A maximum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that is less than either of the following:(i) 850 square feet.(ii) 1,000 square feet for an accessory dwelling unit or tiny home on wheels that provides more than one bedroom.(C) Any other minimum or maximum size for an accessory dwelling unit, unit or tiny home on wheels, size based upon a percentage of the proposed or existing primary dwelling, or limits on lot coverage, floor area ratio, open space, and minimum lot size, for either attached or detached dwellings that does not permit at least an 800 square foot accessory dwelling unit or tiny home on wheels that is at least 16 feet in height with four-foot side and rear yard setbacks to be constructed in compliance with all other local development standards.(d) Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit or tiny home on wheels in any of the following instances:(1) The accessory dwelling unit or tiny home on wheels is located within one-half mile walking distance of public transit.(2) The accessory dwelling unit or tiny home on wheels is located within an architecturally and historically significant historic district.(3) The accessory dwelling unit or tiny home on wheels is part of the proposed or existing primary residence or an accessory structure.(4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. unit or tiny home on wheels.(5) When there is a car share vehicle located within one block of the accessory dwelling unit. unit or tiny home on wheels.(e) (1) Notwithstanding subdivisions (a) to (d), inclusive, a local agency shall ministerially approve an application for a building permit within a residential or mixed-use zone to create any of the following:(A) One accessory dwelling unit unit, one tiny home on wheels, and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply:(i) The accessory dwelling unit unit, tiny home on wheels, or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress.(ii) The space has exterior access from the proposed or existing single-family dwelling.(iii) The side and rear setbacks are sufficient for fire and safety.(iv) The junior accessory dwelling unit complies with the requirements of Section 65852.22.(B) One detached, new construction, accessory dwelling unit or tiny home on wheels that does not exceed four-foot side and rear yard setbacks for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit or tiny home on wheels may be combined with a junior accessory dwelling unit described in subparagraph (A). A local agency may impose the following conditions on the accessory dwelling unit: unit or tiny home on wheels:(i) A total floor area limitation of not more than 800 square feet.(ii) A height limitation of 16 feet.(C) (i) Multiple accessory dwelling units or tiny homes on wheels within the portions of existing multifamily dwelling structures 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.(ii) A local agency shall allow at least one accessory dwelling unit or tiny home on wheels within an existing multifamily dwelling and shall allow up to 25 percent of the existing multifamily dwelling units.(D) Not more than two accessory dwelling units or tiny homes on wheels that are located on a lot that has an existing multifamily dwelling, but are detached from that multifamily dwelling and are subject to a height limit of 16 feet and four-foot rear yard and side setbacks.(2) A local agency shall not require, as a condition for ministerial approval of a permit application for the creation of an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit, the correction of nonconforming zoning conditions.(3) The installation of fire sprinklers shall not be required in an accessory dwelling unit or tiny home on wheels if sprinklers are not required for the primary residence.(4) A local agency shall require that a rental of the accessory dwelling unit or tiny home on wheels created pursuant to this subdivision be for a term longer than 30 days.(5) A local agency may require, as part of the application for a permit to create an accessory dwelling unit or tiny home on wheels connected to an onsite wastewater treatment system, a percolation test completed within the last five years, or, if the percolation test has been recertified, within the last 10 years.(6) Notwithstanding subdivision (c) and paragraph (1) a local agency that has adopted an ordinance by July 1, 2018, providing for the approval of accessory dwelling units or tiny homes on wheels in multifamily dwelling structures shall ministerially consider a permit application to construct an accessory dwelling unit or tiny home on wheels that is described in paragraph (1), and may impose standards including, but not limited to, design, development, and historic standards on said those accessory dwelling units. units or tiny homes on wheels. These standards shall not include requirements on minimum lot size.(f) (1) Fees charged for the construction of accessory dwelling units or tiny homes on wheels shall be determined in accordance with Chapter 5 (commencing with Section 66000) and Chapter 7 (commencing with Section 66012).(2) An accessory dwelling unit or tiny home on wheels shall not be considered by a local agency, special district, or water corporation to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling.(3) (A) A local agency, special district, or water corporation shall not impose any impact fee upon the development of an accessory dwelling unit or tiny home on wheels less than 750 square feet. Any impact fees charged for an accessory dwelling unit or tiny home on wheels of 750 square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit.(B) For purposes of this paragraph, impact fee has the same meaning as the term fee is defined in subdivision (b) of Section 66000, except that it also includes fees specified in Section 66477. Impact fee does not include any connection fee or capacity charge charged by a local agency, special district, or water corporation.(4) For an accessory dwelling unit or tiny home on wheels described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility or impose a related connection fee or capacity charge, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family home.(5) For an accessory dwelling unit or tiny home on wheels that is not described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation may require a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility. 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, unit or tiny home on wheels, based upon either its square feet or the number of its drainage fixture unit (DFU) 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 this service.(g) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of an accessory dwelling unit. unit or tiny home on wheels.(h) (1) A local agency shall submit a copy of the ordinance adopted pursuant to subdivision (a) to the Department of Housing and Community Development within 60 days after adoption. After adoption of an ordinance, the department may submit written findings to the local agency as to whether the ordinance complies with this section.(2) (A) If the department finds that the local agencys ordinance does not comply with this section, the department shall notify the local agency and shall provide the local agency with a reasonable time, no longer than 30 days, to respond to the findings before taking any other action authorized by this section.(B) The local agency shall consider the findings made by the department pursuant to subparagraph (A) and shall do one of the following:(i) Amend the ordinance to comply with this section.(ii) Adopt the ordinance without changes. The local agency shall include findings in its resolution adopting the ordinance that explain the reasons the local agency believes that the ordinance complies with this section despite the findings of the department.(3) (A) If the local agency does not amend its ordinance in response to the departments findings or does not adopt a resolution with findings explaining the reason the ordinance complies with this section and addressing the departments findings, the department shall notify the local agency and may notify the Attorney General that the local agency is in violation of state law.(B) Before notifying the Attorney General that the local agency is in violation of state law, the department may consider whether a local agency adopted an ordinance in compliance with this section between January 1, 2017, and January 1, 2020.(i) The department may review, adopt, amend, or repeal guidelines to implement uniform standards or criteria that supplement or clarify the terms, references, and standards set forth in this section. The guidelines adopted pursuant to this subdivision are not subject to Chapter 3.5 (commencing with Section 11340) of Part 1 of Division 3 of Title 2.(j) As used in this section, the following terms mean:(1) Accessory dwelling unit means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An accessory dwelling unit also includes the following:(A) An efficiency unit.(B) A manufactured home, as defined in Section 18007 of the Health and Safety Code.(2) Accessory structure means a structure that is accessory and incidental to a dwelling located on the same lot.(3) Efficiency unit has the same meaning as defined in Section 17958.1 of the Health and Safety Code.(4) Living area means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.(5) Local agency means a city, county, or city and county, whether general law or chartered.(6) Nonconforming zoning condition means a physical improvement on a property that does not conform with current zoning standards.(7) Passageway means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. unit or tiny home on wheels.(8) Proposed dwelling means a dwelling that is the subject of a permit application and that meets the requirements for permitting.(9) Public transit means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.(10) Tandem parking means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another.(11) Tiny home on wheels means a separate, independent dwelling unit that meets all of the following requirements:(A) It is a unit no larger than 400 square feet. The square footage of a loft inside of the unit shall not be counted towards the 400-square-footage limitation.(B) It is a park model recreational vehicle that meets the following:(i) Provides living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation.(ii) Mounts and is mounted on a wheeled trailer chassis.(iii) Possesses the necessary title and registration for towing from the California Department of Motor Vehicles.(iv) Meets American National Standards Institute (ANSI) 119.5 requirements or National Fire Protection Association (NFPA) 1192 standards.(C) It possesses certification demonstrating ANSI or NFPA compliance.(D) For purposes of this paragraph, a park model recreational vehicle means a towable recreational vehicle designed to provide temporary living quarters for recreational, seasonal, camping or travel use. A park model recreational vehicle is built on a single trailer chassis, mounted on wheels, and has a gross trailer area not larger than 400 square feet.(k) A local agency shall not issue a certificate of occupancy for an accessory dwelling unit or tiny home on wheels before the local agency issues a certificate of occupancy for the primary dwelling.(l) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for accessory dwelling units. units or tiny homes on wheels.(m) A local agency may count an accessory dwelling unit or tiny home on wheels for purposes of identifying adequate sites for housing, as specified in subdivision (a) of Section 65583.1, subject to authorization by the department and compliance with this division.(n) In enforcing building standards pursuant to Article 1 (commencing with Section 17960) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code for an accessory dwelling unit or tiny home on wheels described in paragraph (1) or (2) below, a local agency, upon request of an owner of an accessory dwelling unit or tiny home on wheels for a delay in enforcement, shall delay enforcement of a building standard, subject to compliance with Section 17980.12 of the Health and Safety Code:(1) The accessory dwelling unit or tiny home on wheels was built before January 1, 2020.(2) The accessory dwelling unit or tiny home on wheels was built on or after January 1, 2020, in a local jurisdiction that, at the time the accessory dwelling unit or tiny home on wheels was built, had a noncompliant accessory dwelling unit ordinance, ordinance or tiny home on wheels ordinance, but the ordinance is compliant at the time the request is made.(o) This section shall remain in effect only until January 1, 2025, and as of that date is repealed.SEC. 2. Section 65852.2 of the Government Code, as amended by Section 2 of Chapter 343 of the Statutes of 2021, is amended to read:65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units and tiny homes on wheels in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following:(A) Designate areas within the jurisdiction of the local agency where accessory dwelling units or tiny homes on wheels may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units or tiny homes on wheels on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units or tiny homes on wheels may be permitted.(B) (i) Impose standards on accessory dwelling units or tiny homes on wheels that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size.(ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit or tiny home on wheels located within its jurisdiction.(C) Provide that accessory dwelling units or tiny homes on wheels do not exceed the allowable density for the lot upon which the accessory dwelling unit or tiny home on wheels is located, and that accessory dwelling units or tiny homes on wheels are a residential use that is consistent with the existing general plan and zoning designation for the lot.(D) Require the accessory dwelling units or tiny homes on wheels to comply with all of the following:(i) Except as provided in Section 65852.26, the accessory dwelling unit or tiny home on wheels may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence.(ii) The lot is zoned to allow single-family or multifamily dwelling residential use and includes a proposed or existing dwelling.(iii) The accessory dwelling unit or tiny home on wheels is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling.(iv) If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit or tiny home on wheels shall not exceed 50 percent of the existing primary dwelling.(v) The total floor area for a detached accessory dwelling unit or tiny home on wheels shall not exceed 1,200 square feet.(vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit. unit or tiny home on wheels.(vii) No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or tiny home on wheels or to a portion of an accessory dwelling unit, unit or tiny home on wheels, and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit or tiny home on wheels that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure.(viii) Local building code requirements that apply to detached dwellings, as appropriate.(ix) Approval by the local health officer where a private sewage disposal system is being used, if required.(x) (I) Parking requirements for accessory dwelling units or tiny homes on wheels shall not exceed one parking space per accessory dwelling unit unit, per or tiny home on wheels, or per bedroom, whichever is less. These spaces may be provided as tandem parking on a driveway.(II) Offstreet parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions.(III) This clause shall not apply to an accessory dwelling unit or tiny home on wheels that is described in subdivision (d).(xi) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or tiny home on wheels or converted to an accessory dwelling unit, unit or tiny home on wheels, the local agency shall not require that those offstreet parking spaces be replaced.(xii) Accessory dwelling units or tiny homes on wheels shall not be required to provide fire sprinklers if they are not required for the primary residence.(2) The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(3) A permit application for an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. The permitting agency shall act on the application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit unit, the tiny home on wheels, or junior accessory dwelling unit shall be considered without discretionary review or hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. A local agency may charge a fee to reimburse it for costs incurred to implement this paragraph, including the costs of adopting or amending any ordinance that provides for the creation of an accessory dwelling unit. unit or tiny home on wheels.(4) An existing ordinance governing the creation of an accessory dwelling unit or tiny home on wheels by a local agency or an accessory dwelling unit ordinance or tiny home on wheels ordinance adopted by a local agency shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units or tiny homes on wheels and shall not include any discretionary processes, provisions, or requirements for those units, except as otherwise provided in this subdivision. If a local agency has an existing accessory dwelling unit ordinance or tiny home on wheels ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units, units or tiny homes on wheels, unless and until the agency adopts an ordinance that complies with this section.(5) No other local ordinance, policy, or regulation shall be the basis for the delay or denial of a building permit or a use permit under this subdivision.(6) (A) This subdivision establishes the maximum standards that local agencies shall use to evaluate a proposed accessory dwelling unit or tiny home on wheels on a lot that includes a proposed or existing single-family dwelling. No additional standards, other than those provided in this subdivision, shall be used or imposed except that, subject to subparagraph (B), a local agency may require an applicant for a permit issued pursuant to this subdivision to be an owner-occupant or that the property be used for rentals of terms longer than 30 days.(B) Notwithstanding subparagraph (A), a local agency shall not impose an owner-occupant requirement on an accessory dwelling unit or tiny home on wheels permitted between January 1, 2020, to January 1, 2025, during which time the local agency was prohibited from imposing an owner-occupant requirement.(7) A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of an accessory dwelling unit or tiny home on wheels if these provisions are consistent with the limitations of this subdivision.(8) An accessory dwelling unit or tiny home on wheels that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot. The accessory dwelling unit or tiny home on wheels shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(b) When a local agency that has not adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a) receives an application for a permit to create an accessory dwelling unit or a tiny home on wheels pursuant to this subdivision, the local agency shall approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a). The permitting agency shall act on the application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit unit, the tiny home on wheels, or junior accessory dwelling unit shall still be considered ministerially without discretionary review or a hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved.(c) (1) Subject to paragraph (2), a local agency may establish minimum and maximum unit size requirements for both attached and detached accessory dwelling units. units or tiny homes on wheels.(2) Notwithstanding paragraph (1), a local agency shall not establish by ordinance any of the following:(A) A minimum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that prohibits an efficiency unit.(B) A maximum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that is less than either of the following:(i) 850 square feet.(ii) 1,000 square feet for an accessory dwelling unit or tiny home on wheels that provides more than one bedroom.(C) Any other minimum or maximum size for an accessory dwelling unit, unit or tiny home on wheels, size based upon a percentage of the proposed or existing primary dwelling, or limits on lot coverage, floor area ratio, open space, and minimum lot size, for either attached or detached dwellings that does not permit at least an 800 square foot accessory dwelling unit or tiny home on wheels that is at least 16 feet in height with four-foot side and rear yard setbacks to be constructed in compliance with all other local development standards.(d) Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit or tiny home on wheels in any of the following instances:(1) The accessory dwelling unit or tiny home on wheels is located within one-half mile walking distance of public transit.(2) The accessory dwelling unit or tiny home on wheels is located within an architecturally and historically significant historic district.(3) The accessory dwelling unit or tiny home on wheels is part of the proposed or existing primary residence or an accessory structure.(4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. unit or tiny home on wheels.(5) When there is a car share vehicle located within one block of the accessory dwelling unit. unit or tiny home on wheels.(e) (1) Notwithstanding subdivisions (a) to (d), inclusive, a local agency shall ministerially approve an application for a building permit within a residential or mixed-use zone to create any of the following:(A) One accessory dwelling unit unit, one tiny home on wheels, and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply:(i) The accessory dwelling unit unit, tiny home on wheels, or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress.(ii) The space has exterior access from the proposed or existing single-family dwelling.(iii) The side and rear setbacks are sufficient for fire and safety.(iv) The junior accessory dwelling unit complies with the requirements of Section 65852.22.(B) One detached, new construction, accessory dwelling unit or tiny home on wheels that does not exceed four-foot side and rear yard setbacks for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit or tiny home on wheels may be combined with a junior accessory dwelling unit described in subparagraph (A). A local agency may impose the following conditions on the accessory dwelling unit: unit or tiny home on wheels:(i) A total floor area limitation of not more than 800 square feet.(ii) A height limitation of 16 feet.(C) (i) Multiple accessory dwelling units or tiny homes on wheels within the portions of existing multifamily dwelling structures 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.(ii) A local agency shall allow at least one accessory dwelling unit or tiny home on wheels within an existing multifamily dwelling and shall allow up to 25 percent of the existing multifamily dwelling units.(D) Not more than two accessory dwelling units or tiny homes on wheels that are located on a lot that has an existing multifamily dwelling, but are detached from that multifamily dwelling and are subject to a height limit of 16 feet and four-foot rear yard and side setbacks.(2) A local agency shall not require, as a condition for ministerial approval of a permit application for the creation of an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit, the correction of nonconforming zoning conditions.(3) The installation of fire sprinklers shall not be required in an accessory dwelling unit or tiny home on wheels if sprinklers are not required for the primary residence.(4) A local agency may require owner occupancy for either the primary dwelling or dwelling, the accessory dwelling unit unit, or the tiny home on wheels on a single-family lot, subject to the requirements of paragraph (6) of subdivision (a).(5) A local agency shall require that a rental of the accessory dwelling unit or tiny home on wheels created pursuant to this subdivision be for a term longer than 30 days.(6) A local agency may require, as part of the application for a permit to create an accessory dwelling unit or tiny home on wheels connected to an onsite wastewater treatment system, a percolation test completed within the last five years, or, if the percolation test has been recertified, within the last 10 years.(7) Notwithstanding subdivision (c) and paragraph (1) a local agency that has adopted an ordinance by July 1, 2018, providing for the approval of accessory dwelling units or tiny homes on wheels in multifamily dwelling structures shall ministerially consider a permit application to construct an accessory dwelling unit or tiny home on wheels that is described in paragraph (1), and may impose standards including, but not limited to, design, development, and historic standards on said those accessory dwelling units. units or tiny homes on wheels. These standards shall not include requirements on minimum lot size.(f) (1) Fees charged for the construction of accessory dwelling units or tiny homes on wheels shall be determined in accordance with Chapter 5 (commencing with Section 66000) and Chapter 7 (commencing with Section 66012).(2) An accessory dwelling unit or tiny home on wheels shall not be considered by a local agency, special district, or water corporation to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling.(3) (A) A local agency, special district, or water corporation shall not impose any impact fee upon the development of an accessory dwelling unit or tiny home on wheels less than 750 square feet. Any impact fees charged for an accessory dwelling unit or tiny home on wheels of 750 square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit.(B) For purposes of this paragraph, impact fee has the same meaning as the term fee is defined in subdivision (b) of Section 66000, except that it also includes fees specified in Section 66477. Impact fee does not include any connection fee or capacity charge charged by a local agency, special district, or water corporation.(4) For an accessory dwelling unit or tiny home on wheels described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility or impose a related connection fee or capacity charge, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling.(5) For an accessory dwelling unit or tiny home on wheels that is not described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation may require a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility. 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, unit or tiny home on wheels, based upon either its square feet or the number of its drainage fixture unit (DFU) 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 this service.(g) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of an accessory dwelling unit. unit or tiny home on wheels.(h) (1) A local agency shall submit a copy of the ordinance adopted pursuant to subdivision (a) to the Department of Housing and Community Development within 60 days after adoption. After adoption of an ordinance, the department may submit written findings to the local agency as to whether the ordinance complies with this section.(2) (A) If the department finds that the local agencys ordinance does not comply with this section, the department shall notify the local agency and shall provide the local agency with a reasonable time, no longer than 30 days, to respond to the findings before taking any other action authorized by this section.(B) The local agency shall consider the findings made by the department pursuant to subparagraph (A) and shall do one of the following:(i) Amend the ordinance to comply with this section.(ii) Adopt the ordinance without changes. The local agency shall include findings in its resolution adopting the ordinance that explain the reasons the local agency believes that the ordinance complies with this section despite the findings of the department.(3) (A) If the local agency does not amend its ordinance in response to the departments findings or does not adopt a resolution with findings explaining the reason the ordinance complies with this section and addressing the departments findings, the department shall notify the local agency and may notify the Attorney General that the local agency is in violation of state law.(B) Before notifying the Attorney General that the local agency is in violation of state law, the department may consider whether a local agency adopted an ordinance in compliance with this section between January 1, 2017, and January 1, 2020.(i) The department may review, adopt, amend, or repeal guidelines to implement uniform standards or criteria that supplement or clarify the terms, references, and standards set forth in this section. The guidelines adopted pursuant to this subdivision are not subject to Chapter 3.5 (commencing with Section 11340) of Part 1 of Division 3 of Title 2.(j) As used in this section, the following terms mean:(1) Accessory dwelling unit means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An accessory dwelling unit also includes the following:(A) An efficiency unit.(B) A manufactured home, as defined in Section 18007 of the Health and Safety Code.(2) Accessory structure means a structure that is accessory and incidental to a dwelling located on the same lot.(3) Efficiency unit has the same meaning as defined in Section 17958.1 of the Health and Safety Code.(4) Living area means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.(5) Local agency means a city, county, or city and county, whether general law or chartered.(6) Nonconforming zoning condition means a physical improvement on a property that does not conform with current zoning standards.(7) Passageway means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. unit or tiny home on wheels.(8) Proposed dwelling means a dwelling that is the subject of a permit application and that meets the requirements for permitting.(9) Public transit means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.(10) Tandem parking means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another.(11) Tiny home on wheels means a separate, independent dwelling unit that meets all of the following requirements:(A) It is a unit no larger than 400 square feet. The square footage of a loft inside of the unit shall not be counted towards the 400-square-footage limitation.(B) It is a park model recreational vehicle that meets the following:(i) Provides living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation.(ii) Mounts and is mounted on a wheeled trailer chassis.(iii) Possesses the necessary title and registration for towing from the California Department of Motor Vehicles.(iv) Meets American National Standards Institute (ANSI) 119.5 requirements or National Fire Protection Association (NFPA) 1192 standards.(C) It possesses certification demonstrating ANSI or NFPA compliance.(D) For purposes of this paragraph, a park model recreational vehicle means a towable recreational vehicle designed to provide temporary living quarters for recreational, seasonal, camping or travel use. A park model recreational vehicle is built on a single trailer chassis, mounted on wheels, and has a gross trailer area not larger than 400 square feet.(k) A local agency shall not issue a certificate of occupancy for an accessory dwelling unit or tiny home on wheels before the local agency issues a certificate of occupancy for the primary dwelling.(l) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for accessory dwelling units. units or tiny homes on wheels.(m) A local agency may count an accessory dwelling unit or a tiny home on wheels for purposes of identifying adequate sites for housing, as specified in subdivision (a) of Section 65583.1, subject to authorization by the department and compliance with this division.(n) In enforcing building standards pursuant to Article 1 (commencing with Section 17960) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code for an accessory dwelling unit or tiny home on wheels described in paragraph (1) or (2) below, a local agency, upon request of an owner of an accessory dwelling unit or a tiny home on wheels for a delay in enforcement, shall delay enforcement of a building standard, subject to compliance with Section 17980.12 of the Health and Safety Code:(1) The accessory dwelling unit or tiny home on wheels was built before January 1, 2020.(2) The accessory dwelling unit or tiny home on wheels was built on or after January 1, 2020, in a local jurisdiction that, at the time the accessory dwelling unit or tiny home on wheels was built, had a noncompliant accessory dwelling unit ordinance, ordinance or the tiny home on wheels ordinance, but the ordinance is compliant at the time the request is made.(o) This section shall become operative on January 1, 2025.SEC. 3. No reimbursement is required by this act pursuant to Section 6 of Article XIIIB of the California Constitution because a local agency or school district has the authority to levy service charges, fees, or assessments sufficient to pay for the program or level of service mandated by this act, within the meaning of Section 17556 of the Government Code.SECTION 1.It is the intent of the Legislature to enact legislation relating to tiny homes. | |
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| 45 | 44 | The people of the State of California do enact as follows: | |
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| 47 | 46 | ## The people of the State of California do enact as follows: | |
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| 49 | - | SECTION 1. Section 65852.2 of the Government Code, as amended by Section 1 of Chapter 343 of the Statutes of 2021, is amended to read:65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following:(A) Designate areas within the jurisdiction of the local agency where accessory dwelling units may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units may be permitted.(B) (i) Impose standards on accessory dwelling units that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size.(ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit located within its jurisdiction.(C) Provide that accessory dwelling units do not exceed the allowable density for the lot upon which the accessory dwelling unit is located, and that accessory dwelling units are a residential use that is consistent with the existing general plan and zoning designation for the lot.(D) Require the accessory dwelling units to comply with all of the following:(i) Except as provided in Section 65852.26, the | |
| 48 | + | SECTION 1. Section 65852.2 of the Government Code, as amended by Section 1 of Chapter 343 of the Statutes of 2021, is amended to read:65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units and tiny homes on wheels in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following:(A) Designate areas within the jurisdiction of the local agency where accessory dwelling units or tiny homes on wheels may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units and tiny homes on wheels on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units or tiny homes on wheels may be permitted.(B) (i) Impose standards on accessory dwelling units and tiny homes on wheels that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size.(ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit or tiny home on wheels located within its jurisdiction.(C) Provide that accessory dwelling units and tiny homes on wheels do not exceed the allowable density for the lot upon which the accessory dwelling unit or tiny home on wheels is located, and that accessory dwelling units and tiny homes on wheels are a residential use that is uses consistent with the existing general plan and zoning designation for the lot.(D) Require the accessory dwelling units and tiny homes on wheels to comply with all of the following:(i) Except as provided in Section 65852.26, the an accessory dwelling unit or tiny home on wheels may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence.(ii) The lot is zoned to allow single-family or multifamily dwelling residential use and includes a proposed or existing dwelling.(iii) The accessory dwelling unit or the tiny home on wheels is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling.(iv) If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit or tiny home on wheels shall not exceed 50 percent of the existing primary dwelling.(v) The total floor area for a detached accessory dwelling unit or tiny home on wheels shall not exceed 1,200 square feet.(vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit. unit or tiny home on wheels.(vii) No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or tiny home on wheels or to a portion of an accessory dwelling unit, unit or tiny home on wheels and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit or tiny home on wheels that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure.(viii) Local building code requirements that apply to detached dwellings, as appropriate.(ix) Approval by the local health officer where a private sewage disposal system is being used, if required.(x) (I) Parking requirements for accessory dwelling units and tiny homes on wheels shall not exceed one parking space per accessory dwelling unit unit, per tiny home on wheels, or per bedroom, whichever is less. These spaces may be provided as tandem parking on a driveway.(II) Offstreet parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions.(III) This clause shall not apply to an accessory dwelling unit or tiny home on wheels that is described in subdivision (d).(xi) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or tiny home on wheels or converted to an accessory dwelling unit, unit or tiny home on wheels, the local agency shall not require that those offstreet parking spaces be replaced.(xii) Accessory dwelling units and tiny homes on wheels shall not be required to provide fire sprinklers if they are not required for the primary residence.(2) The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(3) A permit application for an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. The permitting agency shall act on the application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit shall be considered without discretionary review or hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. A local agency may charge a fee to reimburse it for costs incurred to implement this paragraph, including the costs of adopting or amending any ordinance that provides for the creation of an accessory dwelling unit. unit or tiny home on wheels.(4) An existing ordinance governing the creation of an accessory dwelling unit or tiny home on wheels by a local agency or an accessory dwelling unit ordinance or a tiny home on wheels ordinance adopted by a local agency shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units and tiny homes on wheels and shall not include any discretionary processes, provisions, or requirements for those units, accessory dwelling units or tiny homes on wheels, except as otherwise provided in this subdivision. If a local agency has an existing accessory dwelling unit ordinance or an existing tiny home on wheels ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units, units and tiny homes on wheels, unless and until the agency adopts an ordinance that complies with this section.(5) No other local ordinance, policy, or regulation shall be the basis for the delay or denial of a building permit or a use permit under this subdivision.(6) This subdivision establishes the maximum standards that local agencies shall use to evaluate a proposed accessory dwelling unit or tiny home on wheels on a lot that includes a proposed or existing single-family dwelling. No additional standards, other than those provided in this subdivision, shall be used or imposed, including any owner-occupant requirement, except that a local agency may require that the property be used for rentals of terms longer than 30 days.(7) A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of an accessory dwelling unit or tiny home on wheels if these provisions are consistent with the limitations of this subdivision.(8) An accessory dwelling unit or tiny home on wheels that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot. The accessory dwelling unit or tiny home on wheels shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(b) When a local agency that has not adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a) receives an application for a permit to create an accessory dwelling unit or tiny home on wheels pursuant to this subdivision, the local agency shall approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a). The permitting agency shall act on the application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit shall still be considered ministerially without discretionary review or a hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved.(c) (1) Subject to paragraph (2), a local agency may establish minimum and maximum unit size requirements for both attached and detached accessory dwelling units. units and tiny homes on wheels.(2) Notwithstanding paragraph (1), a local agency shall not establish by ordinance any of the following:(A) A minimum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that prohibits an efficiency unit.(B) A maximum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that is less than either of the following:(i) 850 square feet.(ii) 1,000 square feet for an accessory dwelling unit or tiny home on wheels that provides more than one bedroom.(C) Any other minimum or maximum size for an accessory dwelling unit, unit or tiny home on wheels, size based upon a percentage of the proposed or existing primary dwelling, or limits on lot coverage, floor area ratio, open space, and minimum lot size, for either attached or detached dwellings that does not permit at least an 800 square foot accessory dwelling unit or tiny home on wheels that is at least 16 feet in height with four-foot side and rear yard setbacks to be constructed in compliance with all other local development standards.(d) Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit or tiny home on wheels in any of the following instances:(1) The accessory dwelling unit or tiny home on wheels is located within one-half mile walking distance of public transit.(2) The accessory dwelling unit or tiny home on wheels is located within an architecturally and historically significant historic district.(3) The accessory dwelling unit or tiny home on wheels is part of the proposed or existing primary residence or an accessory structure.(4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. unit or tiny home on wheels.(5) When there is a car share vehicle located within one block of the accessory dwelling unit. unit or tiny home on wheels.(e) (1) Notwithstanding subdivisions (a) to (d), inclusive, a local agency shall ministerially approve an application for a building permit within a residential or mixed-use zone to create any of the following:(A) One accessory dwelling unit unit, one tiny home on wheels, and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply:(i) The accessory dwelling unit unit, tiny home on wheels, or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress.(ii) The space has exterior access from the proposed or existing single-family dwelling.(iii) The side and rear setbacks are sufficient for fire and safety.(iv) The junior accessory dwelling unit complies with the requirements of Section 65852.22.(B) One detached, new construction, accessory dwelling unit or tiny home on wheels that does not exceed four-foot side and rear yard setbacks for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit or tiny home on wheels may be combined with a junior accessory dwelling unit described in subparagraph (A). A local agency may impose the following conditions on the accessory dwelling unit: unit or tiny home on wheels:(i) A total floor area limitation of not more than 800 square feet.(ii) A height limitation of 16 feet.(C) (i) Multiple accessory dwelling units or tiny homes on wheels within the portions of existing multifamily dwelling structures 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.(ii) A local agency shall allow at least one accessory dwelling unit or tiny home on wheels within an existing multifamily dwelling and shall allow up to 25 percent of the existing multifamily dwelling units.(D) Not more than two accessory dwelling units or tiny homes on wheels that are located on a lot that has an existing multifamily dwelling, but are detached from that multifamily dwelling and are subject to a height limit of 16 feet and four-foot rear yard and side setbacks.(2) A local agency shall not require, as a condition for ministerial approval of a permit application for the creation of an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit, the correction of nonconforming zoning conditions.(3) The installation of fire sprinklers shall not be required in an accessory dwelling unit or tiny home on wheels if sprinklers are not required for the primary residence.(4) A local agency shall require that a rental of the accessory dwelling unit or tiny home on wheels created pursuant to this subdivision be for a term longer than 30 days.(5) A local agency may require, as part of the application for a permit to create an accessory dwelling unit or tiny home on wheels connected to an onsite wastewater treatment system, a percolation test completed within the last five years, or, if the percolation test has been recertified, within the last 10 years.(6) Notwithstanding subdivision (c) and paragraph (1) a local agency that has adopted an ordinance by July 1, 2018, providing for the approval of accessory dwelling units or tiny homes on wheels in multifamily dwelling structures shall ministerially consider a permit application to construct an accessory dwelling unit or tiny home on wheels that is described in paragraph (1), and may impose standards including, but not limited to, design, development, and historic standards on said those accessory dwelling units. units or tiny homes on wheels. These standards shall not include requirements on minimum lot size.(f) (1) Fees charged for the construction of accessory dwelling units or tiny homes on wheels shall be determined in accordance with Chapter 5 (commencing with Section 66000) and Chapter 7 (commencing with Section 66012).(2) An accessory dwelling unit or tiny home on wheels shall not be considered by a local agency, special district, or water corporation to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling.(3) (A) A local agency, special district, or water corporation shall not impose any impact fee upon the development of an accessory dwelling unit or tiny home on wheels less than 750 square feet. Any impact fees charged for an accessory dwelling unit or tiny home on wheels of 750 square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit.(B) For purposes of this paragraph, impact fee has the same meaning as the term fee is defined in subdivision (b) of Section 66000, except that it also includes fees specified in Section 66477. Impact fee does not include any connection fee or capacity charge charged by a local agency, special district, or water corporation.(4) For an accessory dwelling unit or tiny home on wheels described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility or impose a related connection fee or capacity charge, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family home.(5) For an accessory dwelling unit or tiny home on wheels that is not described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation may require a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility. 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, unit or tiny home on wheels, based upon either its square feet or the number of its drainage fixture unit (DFU) 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 this service.(g) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of an accessory dwelling unit. unit or tiny home on wheels.(h) (1) A local agency shall submit a copy of the ordinance adopted pursuant to subdivision (a) to the Department of Housing and Community Development within 60 days after adoption. After adoption of an ordinance, the department may submit written findings to the local agency as to whether the ordinance complies with this section.(2) (A) If the department finds that the local agencys ordinance does not comply with this section, the department shall notify the local agency and shall provide the local agency with a reasonable time, no longer than 30 days, to respond to the findings before taking any other action authorized by this section.(B) The local agency shall consider the findings made by the department pursuant to subparagraph (A) and shall do one of the following:(i) Amend the ordinance to comply with this section.(ii) Adopt the ordinance without changes. The local agency shall include findings in its resolution adopting the ordinance that explain the reasons the local agency believes that the ordinance complies with this section despite the findings of the department.(3) (A) If the local agency does not amend its ordinance in response to the departments findings or does not adopt a resolution with findings explaining the reason the ordinance complies with this section and addressing the departments findings, the department shall notify the local agency and may notify the Attorney General that the local agency is in violation of state law.(B) Before notifying the Attorney General that the local agency is in violation of state law, the department may consider whether a local agency adopted an ordinance in compliance with this section between January 1, 2017, and January 1, 2020.(i) The department may review, adopt, amend, or repeal guidelines to implement uniform standards or criteria that supplement or clarify the terms, references, and standards set forth in this section. The guidelines adopted pursuant to this subdivision are not subject to Chapter 3.5 (commencing with Section 11340) of Part 1 of Division 3 of Title 2.(j) As used in this section, the following terms mean:(1) Accessory dwelling unit means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An accessory dwelling unit also includes the following:(A) An efficiency unit.(B) A manufactured home, as defined in Section 18007 of the Health and Safety Code.(2) Accessory structure means a structure that is accessory and incidental to a dwelling located on the same lot.(3) Efficiency unit has the same meaning as defined in Section 17958.1 of the Health and Safety Code.(4) Living area means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.(5) Local agency means a city, county, or city and county, whether general law or chartered.(6) Nonconforming zoning condition means a physical improvement on a property that does not conform with current zoning standards.(7) Passageway means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. unit or tiny home on wheels.(8) Proposed dwelling means a dwelling that is the subject of a permit application and that meets the requirements for permitting.(9) Public transit means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.(10) Tandem parking means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another.(11) Tiny home on wheels means a separate, independent dwelling unit that meets all of the following requirements:(A) It is a unit no larger than 400 square feet. The square footage of a loft inside of the unit shall not be counted towards the 400-square-footage limitation.(B) It is a park model recreational vehicle that meets the following:(i) Provides living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation.(ii) Mounts and is mounted on a wheeled trailer chassis.(iii) Possesses the necessary title and registration for towing from the California Department of Motor Vehicles.(iv) Meets American National Standards Institute (ANSI) 119.5 requirements or National Fire Protection Association (NFPA) 1192 standards.(C) It possesses certification demonstrating ANSI or NFPA compliance.(D) For purposes of this paragraph, a park model recreational vehicle means a towable recreational vehicle designed to provide temporary living quarters for recreational, seasonal, camping or travel use. A park model recreational vehicle is built on a single trailer chassis, mounted on wheels, and has a gross trailer area not larger than 400 square feet.(k) A local agency shall not issue a certificate of occupancy for an accessory dwelling unit or tiny home on wheels before the local agency issues a certificate of occupancy for the primary dwelling.(l) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for accessory dwelling units. units or tiny homes on wheels.(m) A local agency may count an accessory dwelling unit or tiny home on wheels for purposes of identifying adequate sites for housing, as specified in subdivision (a) of Section 65583.1, subject to authorization by the department and compliance with this division.(n) In enforcing building standards pursuant to Article 1 (commencing with Section 17960) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code for an accessory dwelling unit or tiny home on wheels described in paragraph (1) or (2) below, a local agency, upon request of an owner of an accessory dwelling unit or tiny home on wheels for a delay in enforcement, shall delay enforcement of a building standard, subject to compliance with Section 17980.12 of the Health and Safety Code:(1) The accessory dwelling unit or tiny home on wheels was built before January 1, 2020.(2) The accessory dwelling unit or tiny home on wheels was built on or after January 1, 2020, in a local jurisdiction that, at the time the accessory dwelling unit or tiny home on wheels was built, had a noncompliant accessory dwelling unit ordinance, ordinance or tiny home on wheels ordinance, but the ordinance is compliant at the time the request is made.(o) This section shall remain in effect only until January 1, 2025, and as of that date is repealed. | |
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| 51 | 50 | SECTION 1. Section 65852.2 of the Government Code, as amended by Section 1 of Chapter 343 of the Statutes of 2021, is amended to read: | |
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| 53 | 52 | ### SECTION 1. | |
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| 55 | - | 65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following:(A) Designate areas within the jurisdiction of the local agency where accessory dwelling units may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units may be permitted.(B) (i) Impose standards on accessory dwelling units that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size.(ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit located within its jurisdiction.(C) Provide that accessory dwelling units do not exceed the allowable density for the lot upon which the accessory dwelling unit is located, and that accessory dwelling units are a residential use that is consistent with the existing general plan and zoning designation for the lot.(D) Require the accessory dwelling units to comply with all of the following:(i) Except as provided in Section 65852.26, the | |
| 54 | + | 65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units and tiny homes on wheels in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following:(A) Designate areas within the jurisdiction of the local agency where accessory dwelling units or tiny homes on wheels may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units and tiny homes on wheels on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units or tiny homes on wheels may be permitted.(B) (i) Impose standards on accessory dwelling units and tiny homes on wheels that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size.(ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit or tiny home on wheels located within its jurisdiction.(C) Provide that accessory dwelling units and tiny homes on wheels do not exceed the allowable density for the lot upon which the accessory dwelling unit or tiny home on wheels is located, and that accessory dwelling units and tiny homes on wheels are a residential use that is uses consistent with the existing general plan and zoning designation for the lot.(D) Require the accessory dwelling units and tiny homes on wheels to comply with all of the following:(i) Except as provided in Section 65852.26, the an accessory dwelling unit or tiny home on wheels may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence.(ii) The lot is zoned to allow single-family or multifamily dwelling residential use and includes a proposed or existing dwelling.(iii) The accessory dwelling unit or the tiny home on wheels is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling.(iv) If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit or tiny home on wheels shall not exceed 50 percent of the existing primary dwelling.(v) The total floor area for a detached accessory dwelling unit or tiny home on wheels shall not exceed 1,200 square feet.(vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit. unit or tiny home on wheels.(vii) No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or tiny home on wheels or to a portion of an accessory dwelling unit, unit or tiny home on wheels and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit or tiny home on wheels that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure.(viii) Local building code requirements that apply to detached dwellings, as appropriate.(ix) Approval by the local health officer where a private sewage disposal system is being used, if required.(x) (I) Parking requirements for accessory dwelling units and tiny homes on wheels shall not exceed one parking space per accessory dwelling unit unit, per tiny home on wheels, or per bedroom, whichever is less. These spaces may be provided as tandem parking on a driveway.(II) Offstreet parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions.(III) This clause shall not apply to an accessory dwelling unit or tiny home on wheels that is described in subdivision (d).(xi) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or tiny home on wheels or converted to an accessory dwelling unit, unit or tiny home on wheels, the local agency shall not require that those offstreet parking spaces be replaced.(xii) Accessory dwelling units and tiny homes on wheels shall not be required to provide fire sprinklers if they are not required for the primary residence.(2) The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(3) A permit application for an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. The permitting agency shall act on the application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit shall be considered without discretionary review or hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. A local agency may charge a fee to reimburse it for costs incurred to implement this paragraph, including the costs of adopting or amending any ordinance that provides for the creation of an accessory dwelling unit. unit or tiny home on wheels.(4) An existing ordinance governing the creation of an accessory dwelling unit or tiny home on wheels by a local agency or an accessory dwelling unit ordinance or a tiny home on wheels ordinance adopted by a local agency shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units and tiny homes on wheels and shall not include any discretionary processes, provisions, or requirements for those units, accessory dwelling units or tiny homes on wheels, except as otherwise provided in this subdivision. If a local agency has an existing accessory dwelling unit ordinance or an existing tiny home on wheels ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units, units and tiny homes on wheels, unless and until the agency adopts an ordinance that complies with this section.(5) No other local ordinance, policy, or regulation shall be the basis for the delay or denial of a building permit or a use permit under this subdivision.(6) This subdivision establishes the maximum standards that local agencies shall use to evaluate a proposed accessory dwelling unit or tiny home on wheels on a lot that includes a proposed or existing single-family dwelling. No additional standards, other than those provided in this subdivision, shall be used or imposed, including any owner-occupant requirement, except that a local agency may require that the property be used for rentals of terms longer than 30 days.(7) A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of an accessory dwelling unit or tiny home on wheels if these provisions are consistent with the limitations of this subdivision.(8) An accessory dwelling unit or tiny home on wheels that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot. The accessory dwelling unit or tiny home on wheels shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(b) When a local agency that has not adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a) receives an application for a permit to create an accessory dwelling unit or tiny home on wheels pursuant to this subdivision, the local agency shall approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a). The permitting agency shall act on the application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit shall still be considered ministerially without discretionary review or a hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved.(c) (1) Subject to paragraph (2), a local agency may establish minimum and maximum unit size requirements for both attached and detached accessory dwelling units. units and tiny homes on wheels.(2) Notwithstanding paragraph (1), a local agency shall not establish by ordinance any of the following:(A) A minimum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that prohibits an efficiency unit.(B) A maximum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that is less than either of the following:(i) 850 square feet.(ii) 1,000 square feet for an accessory dwelling unit or tiny home on wheels that provides more than one bedroom.(C) Any other minimum or maximum size for an accessory dwelling unit, unit or tiny home on wheels, size based upon a percentage of the proposed or existing primary dwelling, or limits on lot coverage, floor area ratio, open space, and minimum lot size, for either attached or detached dwellings that does not permit at least an 800 square foot accessory dwelling unit or tiny home on wheels that is at least 16 feet in height with four-foot side and rear yard setbacks to be constructed in compliance with all other local development standards.(d) Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit or tiny home on wheels in any of the following instances:(1) The accessory dwelling unit or tiny home on wheels is located within one-half mile walking distance of public transit.(2) The accessory dwelling unit or tiny home on wheels is located within an architecturally and historically significant historic district.(3) The accessory dwelling unit or tiny home on wheels is part of the proposed or existing primary residence or an accessory structure.(4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. unit or tiny home on wheels.(5) When there is a car share vehicle located within one block of the accessory dwelling unit. unit or tiny home on wheels.(e) (1) Notwithstanding subdivisions (a) to (d), inclusive, a local agency shall ministerially approve an application for a building permit within a residential or mixed-use zone to create any of the following:(A) One accessory dwelling unit unit, one tiny home on wheels, and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply:(i) The accessory dwelling unit unit, tiny home on wheels, or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress.(ii) The space has exterior access from the proposed or existing single-family dwelling.(iii) The side and rear setbacks are sufficient for fire and safety.(iv) The junior accessory dwelling unit complies with the requirements of Section 65852.22.(B) One detached, new construction, accessory dwelling unit or tiny home on wheels that does not exceed four-foot side and rear yard setbacks for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit or tiny home on wheels may be combined with a junior accessory dwelling unit described in subparagraph (A). A local agency may impose the following conditions on the accessory dwelling unit: unit or tiny home on wheels:(i) A total floor area limitation of not more than 800 square feet.(ii) A height limitation of 16 feet.(C) (i) Multiple accessory dwelling units or tiny homes on wheels within the portions of existing multifamily dwelling structures 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.(ii) A local agency shall allow at least one accessory dwelling unit or tiny home on wheels within an existing multifamily dwelling and shall allow up to 25 percent of the existing multifamily dwelling units.(D) Not more than two accessory dwelling units or tiny homes on wheels that are located on a lot that has an existing multifamily dwelling, but are detached from that multifamily dwelling and are subject to a height limit of 16 feet and four-foot rear yard and side setbacks.(2) A local agency shall not require, as a condition for ministerial approval of a permit application for the creation of an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit, the correction of nonconforming zoning conditions.(3) The installation of fire sprinklers shall not be required in an accessory dwelling unit or tiny home on wheels if sprinklers are not required for the primary residence.(4) A local agency shall require that a rental of the accessory dwelling unit or tiny home on wheels created pursuant to this subdivision be for a term longer than 30 days.(5) A local agency may require, as part of the application for a permit to create an accessory dwelling unit or tiny home on wheels connected to an onsite wastewater treatment system, a percolation test completed within the last five years, or, if the percolation test has been recertified, within the last 10 years.(6) Notwithstanding subdivision (c) and paragraph (1) a local agency that has adopted an ordinance by July 1, 2018, providing for the approval of accessory dwelling units or tiny homes on wheels in multifamily dwelling structures shall ministerially consider a permit application to construct an accessory dwelling unit or tiny home on wheels that is described in paragraph (1), and may impose standards including, but not limited to, design, development, and historic standards on said those accessory dwelling units. units or tiny homes on wheels. These standards shall not include requirements on minimum lot size.(f) (1) Fees charged for the construction of accessory dwelling units or tiny homes on wheels shall be determined in accordance with Chapter 5 (commencing with Section 66000) and Chapter 7 (commencing with Section 66012).(2) An accessory dwelling unit or tiny home on wheels shall not be considered by a local agency, special district, or water corporation to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling.(3) (A) A local agency, special district, or water corporation shall not impose any impact fee upon the development of an accessory dwelling unit or tiny home on wheels less than 750 square feet. Any impact fees charged for an accessory dwelling unit or tiny home on wheels of 750 square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit.(B) For purposes of this paragraph, impact fee has the same meaning as the term fee is defined in subdivision (b) of Section 66000, except that it also includes fees specified in Section 66477. Impact fee does not include any connection fee or capacity charge charged by a local agency, special district, or water corporation.(4) For an accessory dwelling unit or tiny home on wheels described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility or impose a related connection fee or capacity charge, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family home.(5) For an accessory dwelling unit or tiny home on wheels that is not described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation may require a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility. 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, unit or tiny home on wheels, based upon either its square feet or the number of its drainage fixture unit (DFU) 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 this service.(g) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of an accessory dwelling unit. unit or tiny home on wheels.(h) (1) A local agency shall submit a copy of the ordinance adopted pursuant to subdivision (a) to the Department of Housing and Community Development within 60 days after adoption. After adoption of an ordinance, the department may submit written findings to the local agency as to whether the ordinance complies with this section.(2) (A) If the department finds that the local agencys ordinance does not comply with this section, the department shall notify the local agency and shall provide the local agency with a reasonable time, no longer than 30 days, to respond to the findings before taking any other action authorized by this section.(B) The local agency shall consider the findings made by the department pursuant to subparagraph (A) and shall do one of the following:(i) Amend the ordinance to comply with this section.(ii) Adopt the ordinance without changes. The local agency shall include findings in its resolution adopting the ordinance that explain the reasons the local agency believes that the ordinance complies with this section despite the findings of the department.(3) (A) If the local agency does not amend its ordinance in response to the departments findings or does not adopt a resolution with findings explaining the reason the ordinance complies with this section and addressing the departments findings, the department shall notify the local agency and may notify the Attorney General that the local agency is in violation of state law.(B) Before notifying the Attorney General that the local agency is in violation of state law, the department may consider whether a local agency adopted an ordinance in compliance with this section between January 1, 2017, and January 1, 2020.(i) The department may review, adopt, amend, or repeal guidelines to implement uniform standards or criteria that supplement or clarify the terms, references, and standards set forth in this section. The guidelines adopted pursuant to this subdivision are not subject to Chapter 3.5 (commencing with Section 11340) of Part 1 of Division 3 of Title 2.(j) As used in this section, the following terms mean:(1) Accessory dwelling unit means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An accessory dwelling unit also includes the following:(A) An efficiency unit.(B) A manufactured home, as defined in Section 18007 of the Health and Safety Code.(2) Accessory structure means a structure that is accessory and incidental to a dwelling located on the same lot.(3) Efficiency unit has the same meaning as defined in Section 17958.1 of the Health and Safety Code.(4) Living area means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.(5) Local agency means a city, county, or city and county, whether general law or chartered.(6) Nonconforming zoning condition means a physical improvement on a property that does not conform with current zoning standards.(7) Passageway means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. unit or tiny home on wheels.(8) Proposed dwelling means a dwelling that is the subject of a permit application and that meets the requirements for permitting.(9) Public transit means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.(10) Tandem parking means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another.(11) Tiny home on wheels means a separate, independent dwelling unit that meets all of the following requirements:(A) It is a unit no larger than 400 square feet. The square footage of a loft inside of the unit shall not be counted towards the 400-square-footage limitation.(B) It is a park model recreational vehicle that meets the following:(i) Provides living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation.(ii) Mounts and is mounted on a wheeled trailer chassis.(iii) Possesses the necessary title and registration for towing from the California Department of Motor Vehicles.(iv) Meets American National Standards Institute (ANSI) 119.5 requirements or National Fire Protection Association (NFPA) 1192 standards.(C) It possesses certification demonstrating ANSI or NFPA compliance.(D) For purposes of this paragraph, a park model recreational vehicle means a towable recreational vehicle designed to provide temporary living quarters for recreational, seasonal, camping or travel use. A park model recreational vehicle is built on a single trailer chassis, mounted on wheels, and has a gross trailer area not larger than 400 square feet.(k) A local agency shall not issue a certificate of occupancy for an accessory dwelling unit or tiny home on wheels before the local agency issues a certificate of occupancy for the primary dwelling.(l) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for accessory dwelling units. units or tiny homes on wheels.(m) A local agency may count an accessory dwelling unit or tiny home on wheels for purposes of identifying adequate sites for housing, as specified in subdivision (a) of Section 65583.1, subject to authorization by the department and compliance with this division.(n) In enforcing building standards pursuant to Article 1 (commencing with Section 17960) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code for an accessory dwelling unit or tiny home on wheels described in paragraph (1) or (2) below, a local agency, upon request of an owner of an accessory dwelling unit or tiny home on wheels for a delay in enforcement, shall delay enforcement of a building standard, subject to compliance with Section 17980.12 of the Health and Safety Code:(1) The accessory dwelling unit or tiny home on wheels was built before January 1, 2020.(2) The accessory dwelling unit or tiny home on wheels was built on or after January 1, 2020, in a local jurisdiction that, at the time the accessory dwelling unit or tiny home on wheels was built, had a noncompliant accessory dwelling unit ordinance, ordinance or tiny home on wheels ordinance, but the ordinance is compliant at the time the request is made.(o) This section shall remain in effect only until January 1, 2025, and as of that date is repealed. | |
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| 57 | - | 65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following:(A) Designate areas within the jurisdiction of the local agency where accessory dwelling units may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units may be permitted.(B) (i) Impose standards on accessory dwelling units that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size.(ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit located within its jurisdiction.(C) Provide that accessory dwelling units do not exceed the allowable density for the lot upon which the accessory dwelling unit is located, and that accessory dwelling units are a residential use that is consistent with the existing general plan and zoning designation for the lot.(D) Require the accessory dwelling units to comply with all of the following:(i) Except as provided in Section 65852.26, the | |
| 56 | + | 65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units and tiny homes on wheels in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following:(A) Designate areas within the jurisdiction of the local agency where accessory dwelling units or tiny homes on wheels may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units and tiny homes on wheels on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units or tiny homes on wheels may be permitted.(B) (i) Impose standards on accessory dwelling units and tiny homes on wheels that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size.(ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit or tiny home on wheels located within its jurisdiction.(C) Provide that accessory dwelling units and tiny homes on wheels do not exceed the allowable density for the lot upon which the accessory dwelling unit or tiny home on wheels is located, and that accessory dwelling units and tiny homes on wheels are a residential use that is uses consistent with the existing general plan and zoning designation for the lot.(D) Require the accessory dwelling units and tiny homes on wheels to comply with all of the following:(i) Except as provided in Section 65852.26, the an accessory dwelling unit or tiny home on wheels may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence.(ii) The lot is zoned to allow single-family or multifamily dwelling residential use and includes a proposed or existing dwelling.(iii) The accessory dwelling unit or the tiny home on wheels is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling.(iv) If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit or tiny home on wheels shall not exceed 50 percent of the existing primary dwelling.(v) The total floor area for a detached accessory dwelling unit or tiny home on wheels shall not exceed 1,200 square feet.(vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit. unit or tiny home on wheels.(vii) No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or tiny home on wheels or to a portion of an accessory dwelling unit, unit or tiny home on wheels and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit or tiny home on wheels that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure.(viii) Local building code requirements that apply to detached dwellings, as appropriate.(ix) Approval by the local health officer where a private sewage disposal system is being used, if required.(x) (I) Parking requirements for accessory dwelling units and tiny homes on wheels shall not exceed one parking space per accessory dwelling unit unit, per tiny home on wheels, or per bedroom, whichever is less. These spaces may be provided as tandem parking on a driveway.(II) Offstreet parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions.(III) This clause shall not apply to an accessory dwelling unit or tiny home on wheels that is described in subdivision (d).(xi) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or tiny home on wheels or converted to an accessory dwelling unit, unit or tiny home on wheels, the local agency shall not require that those offstreet parking spaces be replaced.(xii) Accessory dwelling units and tiny homes on wheels shall not be required to provide fire sprinklers if they are not required for the primary residence.(2) The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(3) A permit application for an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. The permitting agency shall act on the application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit shall be considered without discretionary review or hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. A local agency may charge a fee to reimburse it for costs incurred to implement this paragraph, including the costs of adopting or amending any ordinance that provides for the creation of an accessory dwelling unit. unit or tiny home on wheels.(4) An existing ordinance governing the creation of an accessory dwelling unit or tiny home on wheels by a local agency or an accessory dwelling unit ordinance or a tiny home on wheels ordinance adopted by a local agency shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units and tiny homes on wheels and shall not include any discretionary processes, provisions, or requirements for those units, accessory dwelling units or tiny homes on wheels, except as otherwise provided in this subdivision. If a local agency has an existing accessory dwelling unit ordinance or an existing tiny home on wheels ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units, units and tiny homes on wheels, unless and until the agency adopts an ordinance that complies with this section.(5) No other local ordinance, policy, or regulation shall be the basis for the delay or denial of a building permit or a use permit under this subdivision.(6) This subdivision establishes the maximum standards that local agencies shall use to evaluate a proposed accessory dwelling unit or tiny home on wheels on a lot that includes a proposed or existing single-family dwelling. No additional standards, other than those provided in this subdivision, shall be used or imposed, including any owner-occupant requirement, except that a local agency may require that the property be used for rentals of terms longer than 30 days.(7) A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of an accessory dwelling unit or tiny home on wheels if these provisions are consistent with the limitations of this subdivision.(8) An accessory dwelling unit or tiny home on wheels that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot. The accessory dwelling unit or tiny home on wheels shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(b) When a local agency that has not adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a) receives an application for a permit to create an accessory dwelling unit or tiny home on wheels pursuant to this subdivision, the local agency shall approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a). The permitting agency shall act on the application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit shall still be considered ministerially without discretionary review or a hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved.(c) (1) Subject to paragraph (2), a local agency may establish minimum and maximum unit size requirements for both attached and detached accessory dwelling units. units and tiny homes on wheels.(2) Notwithstanding paragraph (1), a local agency shall not establish by ordinance any of the following:(A) A minimum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that prohibits an efficiency unit.(B) A maximum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that is less than either of the following:(i) 850 square feet.(ii) 1,000 square feet for an accessory dwelling unit or tiny home on wheels that provides more than one bedroom.(C) Any other minimum or maximum size for an accessory dwelling unit, unit or tiny home on wheels, size based upon a percentage of the proposed or existing primary dwelling, or limits on lot coverage, floor area ratio, open space, and minimum lot size, for either attached or detached dwellings that does not permit at least an 800 square foot accessory dwelling unit or tiny home on wheels that is at least 16 feet in height with four-foot side and rear yard setbacks to be constructed in compliance with all other local development standards.(d) Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit or tiny home on wheels in any of the following instances:(1) The accessory dwelling unit or tiny home on wheels is located within one-half mile walking distance of public transit.(2) The accessory dwelling unit or tiny home on wheels is located within an architecturally and historically significant historic district.(3) The accessory dwelling unit or tiny home on wheels is part of the proposed or existing primary residence or an accessory structure.(4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. unit or tiny home on wheels.(5) When there is a car share vehicle located within one block of the accessory dwelling unit. unit or tiny home on wheels.(e) (1) Notwithstanding subdivisions (a) to (d), inclusive, a local agency shall ministerially approve an application for a building permit within a residential or mixed-use zone to create any of the following:(A) One accessory dwelling unit unit, one tiny home on wheels, and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply:(i) The accessory dwelling unit unit, tiny home on wheels, or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress.(ii) The space has exterior access from the proposed or existing single-family dwelling.(iii) The side and rear setbacks are sufficient for fire and safety.(iv) The junior accessory dwelling unit complies with the requirements of Section 65852.22.(B) One detached, new construction, accessory dwelling unit or tiny home on wheels that does not exceed four-foot side and rear yard setbacks for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit or tiny home on wheels may be combined with a junior accessory dwelling unit described in subparagraph (A). A local agency may impose the following conditions on the accessory dwelling unit: unit or tiny home on wheels:(i) A total floor area limitation of not more than 800 square feet.(ii) A height limitation of 16 feet.(C) (i) Multiple accessory dwelling units or tiny homes on wheels within the portions of existing multifamily dwelling structures 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.(ii) A local agency shall allow at least one accessory dwelling unit or tiny home on wheels within an existing multifamily dwelling and shall allow up to 25 percent of the existing multifamily dwelling units.(D) Not more than two accessory dwelling units or tiny homes on wheels that are located on a lot that has an existing multifamily dwelling, but are detached from that multifamily dwelling and are subject to a height limit of 16 feet and four-foot rear yard and side setbacks.(2) A local agency shall not require, as a condition for ministerial approval of a permit application for the creation of an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit, the correction of nonconforming zoning conditions.(3) The installation of fire sprinklers shall not be required in an accessory dwelling unit or tiny home on wheels if sprinklers are not required for the primary residence.(4) A local agency shall require that a rental of the accessory dwelling unit or tiny home on wheels created pursuant to this subdivision be for a term longer than 30 days.(5) A local agency may require, as part of the application for a permit to create an accessory dwelling unit or tiny home on wheels connected to an onsite wastewater treatment system, a percolation test completed within the last five years, or, if the percolation test has been recertified, within the last 10 years.(6) Notwithstanding subdivision (c) and paragraph (1) a local agency that has adopted an ordinance by July 1, 2018, providing for the approval of accessory dwelling units or tiny homes on wheels in multifamily dwelling structures shall ministerially consider a permit application to construct an accessory dwelling unit or tiny home on wheels that is described in paragraph (1), and may impose standards including, but not limited to, design, development, and historic standards on said those accessory dwelling units. units or tiny homes on wheels. These standards shall not include requirements on minimum lot size.(f) (1) Fees charged for the construction of accessory dwelling units or tiny homes on wheels shall be determined in accordance with Chapter 5 (commencing with Section 66000) and Chapter 7 (commencing with Section 66012).(2) An accessory dwelling unit or tiny home on wheels shall not be considered by a local agency, special district, or water corporation to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling.(3) (A) A local agency, special district, or water corporation shall not impose any impact fee upon the development of an accessory dwelling unit or tiny home on wheels less than 750 square feet. Any impact fees charged for an accessory dwelling unit or tiny home on wheels of 750 square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit.(B) For purposes of this paragraph, impact fee has the same meaning as the term fee is defined in subdivision (b) of Section 66000, except that it also includes fees specified in Section 66477. Impact fee does not include any connection fee or capacity charge charged by a local agency, special district, or water corporation.(4) For an accessory dwelling unit or tiny home on wheels described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility or impose a related connection fee or capacity charge, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family home.(5) For an accessory dwelling unit or tiny home on wheels that is not described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation may require a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility. 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, unit or tiny home on wheels, based upon either its square feet or the number of its drainage fixture unit (DFU) 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 this service.(g) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of an accessory dwelling unit. unit or tiny home on wheels.(h) (1) A local agency shall submit a copy of the ordinance adopted pursuant to subdivision (a) to the Department of Housing and Community Development within 60 days after adoption. After adoption of an ordinance, the department may submit written findings to the local agency as to whether the ordinance complies with this section.(2) (A) If the department finds that the local agencys ordinance does not comply with this section, the department shall notify the local agency and shall provide the local agency with a reasonable time, no longer than 30 days, to respond to the findings before taking any other action authorized by this section.(B) The local agency shall consider the findings made by the department pursuant to subparagraph (A) and shall do one of the following:(i) Amend the ordinance to comply with this section.(ii) Adopt the ordinance without changes. The local agency shall include findings in its resolution adopting the ordinance that explain the reasons the local agency believes that the ordinance complies with this section despite the findings of the department.(3) (A) If the local agency does not amend its ordinance in response to the departments findings or does not adopt a resolution with findings explaining the reason the ordinance complies with this section and addressing the departments findings, the department shall notify the local agency and may notify the Attorney General that the local agency is in violation of state law.(B) Before notifying the Attorney General that the local agency is in violation of state law, the department may consider whether a local agency adopted an ordinance in compliance with this section between January 1, 2017, and January 1, 2020.(i) The department may review, adopt, amend, or repeal guidelines to implement uniform standards or criteria that supplement or clarify the terms, references, and standards set forth in this section. The guidelines adopted pursuant to this subdivision are not subject to Chapter 3.5 (commencing with Section 11340) of Part 1 of Division 3 of Title 2.(j) As used in this section, the following terms mean:(1) Accessory dwelling unit means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An accessory dwelling unit also includes the following:(A) An efficiency unit.(B) A manufactured home, as defined in Section 18007 of the Health and Safety Code.(2) Accessory structure means a structure that is accessory and incidental to a dwelling located on the same lot.(3) Efficiency unit has the same meaning as defined in Section 17958.1 of the Health and Safety Code.(4) Living area means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.(5) Local agency means a city, county, or city and county, whether general law or chartered.(6) Nonconforming zoning condition means a physical improvement on a property that does not conform with current zoning standards.(7) Passageway means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. unit or tiny home on wheels.(8) Proposed dwelling means a dwelling that is the subject of a permit application and that meets the requirements for permitting.(9) Public transit means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.(10) Tandem parking means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another.(11) Tiny home on wheels means a separate, independent dwelling unit that meets all of the following requirements:(A) It is a unit no larger than 400 square feet. The square footage of a loft inside of the unit shall not be counted towards the 400-square-footage limitation.(B) It is a park model recreational vehicle that meets the following:(i) Provides living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation.(ii) Mounts and is mounted on a wheeled trailer chassis.(iii) Possesses the necessary title and registration for towing from the California Department of Motor Vehicles.(iv) Meets American National Standards Institute (ANSI) 119.5 requirements or National Fire Protection Association (NFPA) 1192 standards.(C) It possesses certification demonstrating ANSI or NFPA compliance.(D) For purposes of this paragraph, a park model recreational vehicle means a towable recreational vehicle designed to provide temporary living quarters for recreational, seasonal, camping or travel use. A park model recreational vehicle is built on a single trailer chassis, mounted on wheels, and has a gross trailer area not larger than 400 square feet.(k) A local agency shall not issue a certificate of occupancy for an accessory dwelling unit or tiny home on wheels before the local agency issues a certificate of occupancy for the primary dwelling.(l) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for accessory dwelling units. units or tiny homes on wheels.(m) A local agency may count an accessory dwelling unit or tiny home on wheels for purposes of identifying adequate sites for housing, as specified in subdivision (a) of Section 65583.1, subject to authorization by the department and compliance with this division.(n) In enforcing building standards pursuant to Article 1 (commencing with Section 17960) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code for an accessory dwelling unit or tiny home on wheels described in paragraph (1) or (2) below, a local agency, upon request of an owner of an accessory dwelling unit or tiny home on wheels for a delay in enforcement, shall delay enforcement of a building standard, subject to compliance with Section 17980.12 of the Health and Safety Code:(1) The accessory dwelling unit or tiny home on wheels was built before January 1, 2020.(2) The accessory dwelling unit or tiny home on wheels was built on or after January 1, 2020, in a local jurisdiction that, at the time the accessory dwelling unit or tiny home on wheels was built, had a noncompliant accessory dwelling unit ordinance, ordinance or tiny home on wheels ordinance, but the ordinance is compliant at the time the request is made.(o) This section shall remain in effect only until January 1, 2025, and as of that date is repealed. | |
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| 59 | - | 65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following:(A) Designate areas within the jurisdiction of the local agency where accessory dwelling units may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units may be permitted.(B) (i) Impose standards on accessory dwelling units that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size.(ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit located within its jurisdiction.(C) Provide that accessory dwelling units do not exceed the allowable density for the lot upon which the accessory dwelling unit is located, and that accessory dwelling units are a residential use that is consistent with the existing general plan and zoning designation for the lot.(D) Require the accessory dwelling units to comply with all of the following:(i) Except as provided in Section 65852.26, the | |
| 58 | + | 65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units and tiny homes on wheels in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following:(A) Designate areas within the jurisdiction of the local agency where accessory dwelling units or tiny homes on wheels may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units and tiny homes on wheels on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units or tiny homes on wheels may be permitted.(B) (i) Impose standards on accessory dwelling units and tiny homes on wheels that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size.(ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit or tiny home on wheels located within its jurisdiction.(C) Provide that accessory dwelling units and tiny homes on wheels do not exceed the allowable density for the lot upon which the accessory dwelling unit or tiny home on wheels is located, and that accessory dwelling units and tiny homes on wheels are a residential use that is uses consistent with the existing general plan and zoning designation for the lot.(D) Require the accessory dwelling units and tiny homes on wheels to comply with all of the following:(i) Except as provided in Section 65852.26, the an accessory dwelling unit or tiny home on wheels may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence.(ii) The lot is zoned to allow single-family or multifamily dwelling residential use and includes a proposed or existing dwelling.(iii) The accessory dwelling unit or the tiny home on wheels is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling.(iv) If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit or tiny home on wheels shall not exceed 50 percent of the existing primary dwelling.(v) The total floor area for a detached accessory dwelling unit or tiny home on wheels shall not exceed 1,200 square feet.(vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit. unit or tiny home on wheels.(vii) No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or tiny home on wheels or to a portion of an accessory dwelling unit, unit or tiny home on wheels and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit or tiny home on wheels that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure.(viii) Local building code requirements that apply to detached dwellings, as appropriate.(ix) Approval by the local health officer where a private sewage disposal system is being used, if required.(x) (I) Parking requirements for accessory dwelling units and tiny homes on wheels shall not exceed one parking space per accessory dwelling unit unit, per tiny home on wheels, or per bedroom, whichever is less. These spaces may be provided as tandem parking on a driveway.(II) Offstreet parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions.(III) This clause shall not apply to an accessory dwelling unit or tiny home on wheels that is described in subdivision (d).(xi) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or tiny home on wheels or converted to an accessory dwelling unit, unit or tiny home on wheels, the local agency shall not require that those offstreet parking spaces be replaced.(xii) Accessory dwelling units and tiny homes on wheels shall not be required to provide fire sprinklers if they are not required for the primary residence.(2) The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(3) A permit application for an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. The permitting agency shall act on the application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit shall be considered without discretionary review or hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. A local agency may charge a fee to reimburse it for costs incurred to implement this paragraph, including the costs of adopting or amending any ordinance that provides for the creation of an accessory dwelling unit. unit or tiny home on wheels.(4) An existing ordinance governing the creation of an accessory dwelling unit or tiny home on wheels by a local agency or an accessory dwelling unit ordinance or a tiny home on wheels ordinance adopted by a local agency shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units and tiny homes on wheels and shall not include any discretionary processes, provisions, or requirements for those units, accessory dwelling units or tiny homes on wheels, except as otherwise provided in this subdivision. If a local agency has an existing accessory dwelling unit ordinance or an existing tiny home on wheels ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units, units and tiny homes on wheels, unless and until the agency adopts an ordinance that complies with this section.(5) No other local ordinance, policy, or regulation shall be the basis for the delay or denial of a building permit or a use permit under this subdivision.(6) This subdivision establishes the maximum standards that local agencies shall use to evaluate a proposed accessory dwelling unit or tiny home on wheels on a lot that includes a proposed or existing single-family dwelling. No additional standards, other than those provided in this subdivision, shall be used or imposed, including any owner-occupant requirement, except that a local agency may require that the property be used for rentals of terms longer than 30 days.(7) A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of an accessory dwelling unit or tiny home on wheels if these provisions are consistent with the limitations of this subdivision.(8) An accessory dwelling unit or tiny home on wheels that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot. The accessory dwelling unit or tiny home on wheels shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(b) When a local agency that has not adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a) receives an application for a permit to create an accessory dwelling unit or tiny home on wheels pursuant to this subdivision, the local agency shall approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a). The permitting agency shall act on the application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit shall still be considered ministerially without discretionary review or a hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved.(c) (1) Subject to paragraph (2), a local agency may establish minimum and maximum unit size requirements for both attached and detached accessory dwelling units. units and tiny homes on wheels.(2) Notwithstanding paragraph (1), a local agency shall not establish by ordinance any of the following:(A) A minimum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that prohibits an efficiency unit.(B) A maximum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that is less than either of the following:(i) 850 square feet.(ii) 1,000 square feet for an accessory dwelling unit or tiny home on wheels that provides more than one bedroom.(C) Any other minimum or maximum size for an accessory dwelling unit, unit or tiny home on wheels, size based upon a percentage of the proposed or existing primary dwelling, or limits on lot coverage, floor area ratio, open space, and minimum lot size, for either attached or detached dwellings that does not permit at least an 800 square foot accessory dwelling unit or tiny home on wheels that is at least 16 feet in height with four-foot side and rear yard setbacks to be constructed in compliance with all other local development standards.(d) Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit or tiny home on wheels in any of the following instances:(1) The accessory dwelling unit or tiny home on wheels is located within one-half mile walking distance of public transit.(2) The accessory dwelling unit or tiny home on wheels is located within an architecturally and historically significant historic district.(3) The accessory dwelling unit or tiny home on wheels is part of the proposed or existing primary residence or an accessory structure.(4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. unit or tiny home on wheels.(5) When there is a car share vehicle located within one block of the accessory dwelling unit. unit or tiny home on wheels.(e) (1) Notwithstanding subdivisions (a) to (d), inclusive, a local agency shall ministerially approve an application for a building permit within a residential or mixed-use zone to create any of the following:(A) One accessory dwelling unit unit, one tiny home on wheels, and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply:(i) The accessory dwelling unit unit, tiny home on wheels, or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress.(ii) The space has exterior access from the proposed or existing single-family dwelling.(iii) The side and rear setbacks are sufficient for fire and safety.(iv) The junior accessory dwelling unit complies with the requirements of Section 65852.22.(B) One detached, new construction, accessory dwelling unit or tiny home on wheels that does not exceed four-foot side and rear yard setbacks for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit or tiny home on wheels may be combined with a junior accessory dwelling unit described in subparagraph (A). A local agency may impose the following conditions on the accessory dwelling unit: unit or tiny home on wheels:(i) A total floor area limitation of not more than 800 square feet.(ii) A height limitation of 16 feet.(C) (i) Multiple accessory dwelling units or tiny homes on wheels within the portions of existing multifamily dwelling structures 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.(ii) A local agency shall allow at least one accessory dwelling unit or tiny home on wheels within an existing multifamily dwelling and shall allow up to 25 percent of the existing multifamily dwelling units.(D) Not more than two accessory dwelling units or tiny homes on wheels that are located on a lot that has an existing multifamily dwelling, but are detached from that multifamily dwelling and are subject to a height limit of 16 feet and four-foot rear yard and side setbacks.(2) A local agency shall not require, as a condition for ministerial approval of a permit application for the creation of an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit, the correction of nonconforming zoning conditions.(3) The installation of fire sprinklers shall not be required in an accessory dwelling unit or tiny home on wheels if sprinklers are not required for the primary residence.(4) A local agency shall require that a rental of the accessory dwelling unit or tiny home on wheels created pursuant to this subdivision be for a term longer than 30 days.(5) A local agency may require, as part of the application for a permit to create an accessory dwelling unit or tiny home on wheels connected to an onsite wastewater treatment system, a percolation test completed within the last five years, or, if the percolation test has been recertified, within the last 10 years.(6) Notwithstanding subdivision (c) and paragraph (1) a local agency that has adopted an ordinance by July 1, 2018, providing for the approval of accessory dwelling units or tiny homes on wheels in multifamily dwelling structures shall ministerially consider a permit application to construct an accessory dwelling unit or tiny home on wheels that is described in paragraph (1), and may impose standards including, but not limited to, design, development, and historic standards on said those accessory dwelling units. units or tiny homes on wheels. These standards shall not include requirements on minimum lot size.(f) (1) Fees charged for the construction of accessory dwelling units or tiny homes on wheels shall be determined in accordance with Chapter 5 (commencing with Section 66000) and Chapter 7 (commencing with Section 66012).(2) An accessory dwelling unit or tiny home on wheels shall not be considered by a local agency, special district, or water corporation to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling.(3) (A) A local agency, special district, or water corporation shall not impose any impact fee upon the development of an accessory dwelling unit or tiny home on wheels less than 750 square feet. Any impact fees charged for an accessory dwelling unit or tiny home on wheels of 750 square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit.(B) For purposes of this paragraph, impact fee has the same meaning as the term fee is defined in subdivision (b) of Section 66000, except that it also includes fees specified in Section 66477. Impact fee does not include any connection fee or capacity charge charged by a local agency, special district, or water corporation.(4) For an accessory dwelling unit or tiny home on wheels described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility or impose a related connection fee or capacity charge, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family home.(5) For an accessory dwelling unit or tiny home on wheels that is not described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation may require a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility. 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, unit or tiny home on wheels, based upon either its square feet or the number of its drainage fixture unit (DFU) 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 this service.(g) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of an accessory dwelling unit. unit or tiny home on wheels.(h) (1) A local agency shall submit a copy of the ordinance adopted pursuant to subdivision (a) to the Department of Housing and Community Development within 60 days after adoption. After adoption of an ordinance, the department may submit written findings to the local agency as to whether the ordinance complies with this section.(2) (A) If the department finds that the local agencys ordinance does not comply with this section, the department shall notify the local agency and shall provide the local agency with a reasonable time, no longer than 30 days, to respond to the findings before taking any other action authorized by this section.(B) The local agency shall consider the findings made by the department pursuant to subparagraph (A) and shall do one of the following:(i) Amend the ordinance to comply with this section.(ii) Adopt the ordinance without changes. The local agency shall include findings in its resolution adopting the ordinance that explain the reasons the local agency believes that the ordinance complies with this section despite the findings of the department.(3) (A) If the local agency does not amend its ordinance in response to the departments findings or does not adopt a resolution with findings explaining the reason the ordinance complies with this section and addressing the departments findings, the department shall notify the local agency and may notify the Attorney General that the local agency is in violation of state law.(B) Before notifying the Attorney General that the local agency is in violation of state law, the department may consider whether a local agency adopted an ordinance in compliance with this section between January 1, 2017, and January 1, 2020.(i) The department may review, adopt, amend, or repeal guidelines to implement uniform standards or criteria that supplement or clarify the terms, references, and standards set forth in this section. The guidelines adopted pursuant to this subdivision are not subject to Chapter 3.5 (commencing with Section 11340) of Part 1 of Division 3 of Title 2.(j) As used in this section, the following terms mean:(1) Accessory dwelling unit means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An accessory dwelling unit also includes the following:(A) An efficiency unit.(B) A manufactured home, as defined in Section 18007 of the Health and Safety Code.(2) Accessory structure means a structure that is accessory and incidental to a dwelling located on the same lot.(3) Efficiency unit has the same meaning as defined in Section 17958.1 of the Health and Safety Code.(4) Living area means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.(5) Local agency means a city, county, or city and county, whether general law or chartered.(6) Nonconforming zoning condition means a physical improvement on a property that does not conform with current zoning standards.(7) Passageway means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. unit or tiny home on wheels.(8) Proposed dwelling means a dwelling that is the subject of a permit application and that meets the requirements for permitting.(9) Public transit means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.(10) Tandem parking means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another.(11) Tiny home on wheels means a separate, independent dwelling unit that meets all of the following requirements:(A) It is a unit no larger than 400 square feet. The square footage of a loft inside of the unit shall not be counted towards the 400-square-footage limitation.(B) It is a park model recreational vehicle that meets the following:(i) Provides living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation.(ii) Mounts and is mounted on a wheeled trailer chassis.(iii) Possesses the necessary title and registration for towing from the California Department of Motor Vehicles.(iv) Meets American National Standards Institute (ANSI) 119.5 requirements or National Fire Protection Association (NFPA) 1192 standards.(C) It possesses certification demonstrating ANSI or NFPA compliance.(D) For purposes of this paragraph, a park model recreational vehicle means a towable recreational vehicle designed to provide temporary living quarters for recreational, seasonal, camping or travel use. A park model recreational vehicle is built on a single trailer chassis, mounted on wheels, and has a gross trailer area not larger than 400 square feet.(k) A local agency shall not issue a certificate of occupancy for an accessory dwelling unit or tiny home on wheels before the local agency issues a certificate of occupancy for the primary dwelling.(l) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for accessory dwelling units. units or tiny homes on wheels.(m) A local agency may count an accessory dwelling unit or tiny home on wheels for purposes of identifying adequate sites for housing, as specified in subdivision (a) of Section 65583.1, subject to authorization by the department and compliance with this division.(n) In enforcing building standards pursuant to Article 1 (commencing with Section 17960) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code for an accessory dwelling unit or tiny home on wheels described in paragraph (1) or (2) below, a local agency, upon request of an owner of an accessory dwelling unit or tiny home on wheels for a delay in enforcement, shall delay enforcement of a building standard, subject to compliance with Section 17980.12 of the Health and Safety Code:(1) The accessory dwelling unit or tiny home on wheels was built before January 1, 2020.(2) The accessory dwelling unit or tiny home on wheels was built on or after January 1, 2020, in a local jurisdiction that, at the time the accessory dwelling unit or tiny home on wheels was built, had a noncompliant accessory dwelling unit ordinance, ordinance or tiny home on wheels ordinance, but the ordinance is compliant at the time the request is made.(o) This section shall remain in effect only until January 1, 2025, and as of that date is repealed. | |
| 60 | 59 | ||
| 61 | 60 | ||
| 62 | 61 | ||
| 63 | - | 65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following: | |
| 62 | + | 65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units and tiny homes on wheels in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following: | |
| 64 | 63 | ||
| 65 | - | (A) Designate areas within the jurisdiction of the local agency where accessory dwelling units may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units may be permitted. | |
| 64 | + | (A) Designate areas within the jurisdiction of the local agency where accessory dwelling units or tiny homes on wheels may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units and tiny homes on wheels on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units or tiny homes on wheels may be permitted. | |
| 66 | 65 | ||
| 67 | - | (B) (i) Impose standards on accessory dwelling units that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size. | |
| 66 | + | (B) (i) Impose standards on accessory dwelling units and tiny homes on wheels that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size. | |
| 68 | 67 | ||
| 69 | - | (ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit located within its jurisdiction. | |
| 68 | + | (ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit or tiny home on wheels located within its jurisdiction. | |
| 70 | 69 | ||
| 71 | - | (C) Provide that accessory dwelling units do not exceed the allowable density for the lot upon which the accessory dwelling unit is located, and that accessory dwelling units are a residential use that is consistent with the existing general plan and zoning designation for the lot. | |
| 70 | + | (C) Provide that accessory dwelling units and tiny homes on wheels do not exceed the allowable density for the lot upon which the accessory dwelling unit or tiny home on wheels is located, and that accessory dwelling units and tiny homes on wheels are a residential use that is uses consistent with the existing general plan and zoning designation for the lot. | |
| 72 | 71 | ||
| 73 | - | (D) Require the accessory dwelling units to comply with all of the following: | |
| 72 | + | (D) Require the accessory dwelling units and tiny homes on wheels to comply with all of the following: | |
| 74 | 73 | ||
| 75 | - | (i) Except as provided in Section 65852.26, the accessory dwelling unit may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence. | |
| 74 | + | (i) Except as provided in Section 65852.26, the an accessory dwelling unit or tiny home on wheels may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence. | |
| 76 | 75 | ||
| 77 | 76 | (ii) The lot is zoned to allow single-family or multifamily dwelling residential use and includes a proposed or existing dwelling. | |
| 78 | 77 | ||
| 79 | - | (iii) The accessory dwelling unit is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling. | |
| 78 | + | (iii) The accessory dwelling unit or the tiny home on wheels is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling. | |
| 80 | 79 | ||
| 81 | - | (iv) If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit shall not exceed 50 percent of the existing primary dwelling. | |
| 80 | + | (iv) If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit or tiny home on wheels shall not exceed 50 percent of the existing primary dwelling. | |
| 82 | 81 | ||
| 83 | - | (v) The total floor area for a detached accessory dwelling unit shall not exceed 1,200 square feet. | |
| 82 | + | (v) The total floor area for a detached accessory dwelling unit or tiny home on wheels shall not exceed 1,200 square feet. | |
| 84 | 83 | ||
| 85 | - | (vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit. | |
| 84 | + | (vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit. unit or tiny home on wheels. | |
| 86 | 85 | ||
| 87 | - | (vii) No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or to a portion of an accessory dwelling unit, and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure. | |
| 86 | + | (vii) No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or tiny home on wheels or to a portion of an accessory dwelling unit, unit or tiny home on wheels and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit or tiny home on wheels that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure. | |
| 88 | 87 | ||
| 89 | - | (viii) Local building code requirements that apply to detached dwellings, as appropriate. | |
| 88 | + | (viii) Local building code requirements that apply to detached dwellings, as appropriate. | |
| 90 | 89 | ||
| 91 | 90 | (ix) Approval by the local health officer where a private sewage disposal system is being used, if required. | |
| 92 | 91 | ||
| 93 | - | (x) (I) Parking requirements for accessory dwelling units shall not exceed one parking space per accessory dwelling unit or per bedroom, whichever is less. These spaces may be provided as tandem parking on a driveway. | |
| 92 | + | (x) (I) Parking requirements for accessory dwelling units and tiny homes on wheels shall not exceed one parking space per accessory dwelling unit unit, per tiny home on wheels, or per bedroom, whichever is less. These spaces may be provided as tandem parking on a driveway. | |
| 94 | 93 | ||
| 95 | 94 | (II) Offstreet parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions. | |
| 96 | 95 | ||
| 97 | - | (III) This clause shall not apply to an accessory dwelling unit that is described in subdivision (d). | |
| 96 | + | (III) This clause shall not apply to an accessory dwelling unit or tiny home on wheels that is described in subdivision (d). | |
| 98 | 97 | ||
| 99 | - | (xi) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or converted to an accessory dwelling unit, the local agency shall not require that those offstreet parking spaces be replaced. | |
| 98 | + | (xi) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or tiny home on wheels or converted to an accessory dwelling unit, unit or tiny home on wheels, the local agency shall not require that those offstreet parking spaces be replaced. | |
| 100 | 99 | ||
| 101 | - | (xii) Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. | |
| 100 | + | (xii) Accessory dwelling units and tiny homes on wheels shall not be required to provide fire sprinklers if they are not required for the primary residence. | |
| 102 | 101 | ||
| 103 | 102 | (2) The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. | |
| 104 | 103 | ||
| 105 | - | (3) A permit application for an accessory dwelling unit or a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. The permitting agency shall act on the application to create an accessory dwelling unit or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit or junior accessory dwelling unit shall be considered without discretionary review or hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. A local agency may charge a fee to reimburse it for costs incurred to implement this paragraph, including the costs of adopting or amending any ordinance that provides for the creation of an accessory dwelling unit. | |
| 104 | + | (3) A permit application for an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. The permitting agency shall act on the application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit shall be considered without discretionary review or hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. A local agency may charge a fee to reimburse it for costs incurred to implement this paragraph, including the costs of adopting or amending any ordinance that provides for the creation of an accessory dwelling unit. unit or tiny home on wheels. | |
| 106 | 105 | ||
| 107 | - | (4) An existing ordinance governing the creation of an accessory dwelling unit by a local agency or an accessory dwelling ordinance adopted by a local agency shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units and shall not include any discretionary processes, provisions, or requirements for those units, except as otherwise provided in this subdivision. If a local agency has an existing accessory dwelling unit ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units, unless and until the agency adopts an ordinance that complies with this section. | |
| 106 | + | (4) An existing ordinance governing the creation of an accessory dwelling unit or tiny home on wheels by a local agency or an accessory dwelling unit ordinance or a tiny home on wheels ordinance adopted by a local agency shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units and tiny homes on wheels and shall not include any discretionary processes, provisions, or requirements for those units, accessory dwelling units or tiny homes on wheels, except as otherwise provided in this subdivision. If a local agency has an existing accessory dwelling unit ordinance or an existing tiny home on wheels ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units, units and tiny homes on wheels, unless and until the agency adopts an ordinance that complies with this section. | |
| 108 | 107 | ||
| 109 | 108 | (5) No other local ordinance, policy, or regulation shall be the basis for the delay or denial of a building permit or a use permit under this subdivision. | |
| 110 | 109 | ||
| 111 | - | (6) This subdivision establishes the maximum standards that local agencies shall use to evaluate a proposed accessory dwelling unit on a lot that includes a proposed or existing single-family dwelling. No additional standards, other than those provided in this subdivision, shall be used or imposed, including any owner-occupant requirement, except that a local agency may require that the property be used for rentals of terms longer than 30 days. | |
| 110 | + | (6) This subdivision establishes the maximum standards that local agencies shall use to evaluate a proposed accessory dwelling unit or tiny home on wheels on a lot that includes a proposed or existing single-family dwelling. No additional standards, other than those provided in this subdivision, shall be used or imposed, including any owner-occupant requirement, except that a local agency may require that the property be used for rentals of terms longer than 30 days. | |
| 112 | 111 | ||
| 113 | - | (7) A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of an accessory dwelling unit if these provisions are consistent with the limitations of this subdivision. | |
| 112 | + | (7) A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of an accessory dwelling unit or tiny home on wheels if these provisions are consistent with the limitations of this subdivision. | |
| 114 | 113 | ||
| 115 | - | (8) An accessory dwelling unit that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot. The accessory dwelling unit shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. | |
| 114 | + | (8) An accessory dwelling unit or tiny home on wheels that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot. The accessory dwelling unit or tiny home on wheels shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. | |
| 116 | 115 | ||
| 117 | - | (b) When a local agency that has not adopted an ordinance governing accessory dwelling units in accordance with subdivision (a) receives an application for a permit to create an accessory dwelling unit pursuant to this subdivision, the local agency shall approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a). The permitting agency shall act on the application to create an accessory dwelling unit or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit or junior accessory dwelling unit shall still be considered ministerially without discretionary review or a hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. | |
| 116 | + | (b) When a local agency that has not adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a) receives an application for a permit to create an accessory dwelling unit or tiny home on wheels pursuant to this subdivision, the local agency shall approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a). The permitting agency shall act on the application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit or unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit or unit, the tiny home on wheels, or the junior accessory dwelling unit shall still be considered ministerially without discretionary review or a hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. | |
| 118 | 117 | ||
| 119 | - | (c) (1) Subject to paragraph (2), a local agency may establish minimum and maximum unit size requirements for both attached and detached accessory dwelling units. | |
| 118 | + | (c) (1) Subject to paragraph (2), a local agency may establish minimum and maximum unit size requirements for both attached and detached accessory dwelling units. units and tiny homes on wheels. | |
| 120 | 119 | ||
| 121 | 120 | (2) Notwithstanding paragraph (1), a local agency shall not establish by ordinance any of the following: | |
| 122 | 121 | ||
| 123 | - | (A) A minimum square footage requirement for either an attached or detached accessory dwelling unit that prohibits an efficiency unit. | |
| 122 | + | (A) A minimum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that prohibits an efficiency unit. | |
| 124 | 123 | ||
| 125 | - | (B) A maximum square footage requirement for either an attached or detached accessory dwelling unit that is less than either of the following: | |
| 124 | + | (B) A maximum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that is less than either of the following: | |
| 126 | 125 | ||
| 127 | 126 | (i) 850 square feet. | |
| 128 | 127 | ||
| 129 | - | (ii) 1,000 square feet for an accessory dwelling unit that provides more than one bedroom. | |
| 128 | + | (ii) 1,000 square feet for an accessory dwelling unit or tiny home on wheels that provides more than one bedroom. | |
| 130 | 129 | ||
| 131 | - | (C) Any other minimum or maximum size for an accessory dwelling unit, size based upon a percentage of the proposed or existing primary dwelling, or limits on lot coverage, floor area ratio, open space, and minimum lot size, for either attached or detached dwellings that does not permit at least an 800 square foot accessory dwelling unit that is at least 16 feet in height with four-foot side and rear yard setbacks to be constructed in compliance with all other local development standards. | |
| 130 | + | (C) Any other minimum or maximum size for an accessory dwelling unit, unit or tiny home on wheels, size based upon a percentage of the proposed or existing primary dwelling, or limits on lot coverage, floor area ratio, open space, and minimum lot size, for either attached or detached dwellings that does not permit at least an 800 square foot accessory dwelling unit or tiny home on wheels that is at least 16 feet in height with four-foot side and rear yard setbacks to be constructed in compliance with all other local development standards. | |
| 132 | 131 | ||
| 133 | - | (d) Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit in any of the following instances: | |
| 132 | + | (d) Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit or tiny home on wheels in any of the following instances: | |
| 134 | 133 | ||
| 135 | - | (1) The accessory dwelling unit is located within one-half mile walking distance of public transit. | |
| 134 | + | (1) The accessory dwelling unit or tiny home on wheels is located within one-half mile walking distance of public transit. | |
| 136 | 135 | ||
| 137 | - | (2) The accessory dwelling unit is located within an architecturally and historically significant historic district. | |
| 136 | + | (2) The accessory dwelling unit or tiny home on wheels is located within an architecturally and historically significant historic district. | |
| 138 | 137 | ||
| 139 | - | (3) The accessory dwelling unit is part of the proposed or existing primary residence or an accessory structure. | |
| 138 | + | (3) The accessory dwelling unit or tiny home on wheels is part of the proposed or existing primary residence or an accessory structure. | |
| 140 | 139 | ||
| 141 | - | (4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. | |
| 140 | + | (4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. unit or tiny home on wheels. | |
| 142 | 141 | ||
| 143 | - | (5) When there is a car share vehicle located within one block of the accessory dwelling unit. | |
| 142 | + | (5) When there is a car share vehicle located within one block of the accessory dwelling unit. unit or tiny home on wheels. | |
| 144 | 143 | ||
| 145 | 144 | (e) (1) Notwithstanding subdivisions (a) to (d), inclusive, a local agency shall ministerially approve an application for a building permit within a residential or mixed-use zone to create any of the following: | |
| 146 | 145 | ||
| 147 | - | (A) One accessory dwelling unit and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply: | |
| 146 | + | (A) One accessory dwelling unit unit, one tiny home on wheels, and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply: | |
| 148 | 147 | ||
| 149 | - | (i) The accessory dwelling unit or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress. | |
| 148 | + | (i) The accessory dwelling unit unit, tiny home on wheels, or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress. | |
| 150 | 149 | ||
| 151 | 150 | (ii) The space has exterior access from the proposed or existing single-family dwelling. | |
| 152 | 151 | ||
| 153 | 152 | (iii) The side and rear setbacks are sufficient for fire and safety. | |
| 154 | 153 | ||
| 155 | 154 | (iv) The junior accessory dwelling unit complies with the requirements of Section 65852.22. | |
| 156 | 155 | ||
| 157 | - | (B) One detached, new construction, accessory dwelling unit that does not exceed four-foot side and rear yard setbacks for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit may be combined with a junior accessory dwelling unit described in subparagraph (A). A local agency may impose the following conditions on the accessory dwelling unit: | |
| 156 | + | (B) One detached, new construction, accessory dwelling unit or tiny home on wheels that does not exceed four-foot side and rear yard setbacks for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit or tiny home on wheels may be combined with a junior accessory dwelling unit described in subparagraph (A). A local agency may impose the following conditions on the accessory dwelling unit: unit or tiny home on wheels: | |
| 158 | 157 | ||
| 159 | 158 | (i) A total floor area limitation of not more than 800 square feet. | |
| 160 | 159 | ||
| 161 | 160 | (ii) A height limitation of 16 feet. | |
| 162 | 161 | ||
| 163 | - | (C) (i) Multiple accessory dwelling units within the portions of existing multifamily dwelling structures 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. | |
| 162 | + | (C) (i) Multiple accessory dwelling units or tiny homes on wheels within the portions of existing multifamily dwelling structures 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. | |
| 164 | 163 | ||
| 165 | - | (ii) A local agency shall allow at least one accessory dwelling unit within an existing multifamily dwelling and shall allow up to 25 percent of the existing multifamily dwelling units. | |
| 164 | + | (ii) A local agency shall allow at least one accessory dwelling unit or tiny home on wheels within an existing multifamily dwelling and shall allow up to 25 percent of the existing multifamily dwelling units. | |
| 166 | 165 | ||
| 167 | - | (D) Not more than two accessory dwelling units that are located on a lot that has an existing multifamily dwelling, but are detached from that multifamily dwelling and are subject to a height limit of 16 feet and four-foot rear yard and side setbacks. | |
| 166 | + | (D) Not more than two accessory dwelling units or tiny homes on wheels that are located on a lot that has an existing multifamily dwelling, but are detached from that multifamily dwelling and are subject to a height limit of 16 feet and four-foot rear yard and side setbacks. | |
| 168 | 167 | ||
| 169 | - | (2) A local agency shall not require, as a condition for ministerial approval of a permit application for the creation of an accessory dwelling unit or a junior accessory dwelling unit, the correction of nonconforming zoning conditions. | |
| 168 | + | (2) A local agency shall not require, as a condition for ministerial approval of a permit application for the creation of an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit, the correction of nonconforming zoning conditions. | |
| 170 | 169 | ||
| 171 | - | (3) The installation of fire sprinklers shall not be required in an accessory dwelling unit if sprinklers are not required for the primary residence. | |
| 170 | + | (3) The installation of fire sprinklers shall not be required in an accessory dwelling unit or tiny home on wheels if sprinklers are not required for the primary residence. | |
| 172 | 171 | ||
| 173 | - | (4) A local agency shall require that a rental of the accessory dwelling unit created pursuant to this subdivision be for a term longer than 30 days. | |
| 172 | + | (4) A local agency shall require that a rental of the accessory dwelling unit or tiny home on wheels created pursuant to this subdivision be for a term longer than 30 days. | |
| 174 | 173 | ||
| 175 | - | (5) A local agency may require, as part of the application for a permit to create an accessory dwelling unit connected to an onsite wastewater treatment system, a percolation test completed within the last five years, or, if the percolation test has been recertified, within the last 10 years. | |
| 174 | + | (5) A local agency may require, as part of the application for a permit to create an accessory dwelling unit or tiny home on wheels connected to an onsite wastewater treatment system, a percolation test completed within the last five years, or, if the percolation test has been recertified, within the last 10 years. | |
| 176 | 175 | ||
| 177 | - | (6) Notwithstanding subdivision (c) and paragraph (1) a local agency that has adopted an ordinance by July 1, 2018, providing for the approval of accessory dwelling units in multifamily dwelling structures shall ministerially consider a permit application to construct an accessory dwelling unit that is described in paragraph (1), and may impose standards including, but not limited to, design, development, and historic standards on said accessory dwelling units. These standards shall not include requirements on minimum lot size. | |
| 176 | + | (6) Notwithstanding subdivision (c) and paragraph (1) a local agency that has adopted an ordinance by July 1, 2018, providing for the approval of accessory dwelling units or tiny homes on wheels in multifamily dwelling structures shall ministerially consider a permit application to construct an accessory dwelling unit or tiny home on wheels that is described in paragraph (1), and may impose standards including, but not limited to, design, development, and historic standards on said those accessory dwelling units. units or tiny homes on wheels. These standards shall not include requirements on minimum lot size. | |
| 178 | 177 | ||
| 179 | - | (f) (1) Fees charged for the construction of accessory dwelling units shall be determined in accordance with Chapter 5 (commencing with Section 66000) and Chapter 7 (commencing with Section 66012). | |
| 178 | + | (f) (1) Fees charged for the construction of accessory dwelling units or tiny homes on wheels shall be determined in accordance with Chapter 5 (commencing with Section 66000) and Chapter 7 (commencing with Section 66012). | |
| 180 | 179 | ||
| 181 | - | (2) An accessory dwelling unit shall not be considered by a local agency, special district, or water corporation to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the accessory dwelling unit was constructed with a new single-family dwelling. | |
| 180 | + | (2) An accessory dwelling unit or tiny home on wheels shall not be considered by a local agency, special district, or water corporation to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling. | |
| 182 | 181 | ||
| 183 | - | (3) (A) A local agency, special district, or water corporation shall not impose any impact fee upon the development of an accessory dwelling unit less than 750 square feet. Any impact fees charged for an accessory dwelling unit of 750 square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit. | |
| 182 | + | (3) (A) A local agency, special district, or water corporation shall not impose any impact fee upon the development of an accessory dwelling unit or tiny home on wheels less than 750 square feet. Any impact fees charged for an accessory dwelling unit or tiny home on wheels of 750 square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit. | |
| 184 | 183 | ||
| 185 | 184 | (B) For purposes of this paragraph, impact fee has the same meaning as the term fee is defined in subdivision (b) of Section 66000, except that it also includes fees specified in Section 66477. Impact fee does not include any connection fee or capacity charge charged by a local agency, special district, or water corporation. | |
| 186 | 185 | ||
| 187 | - | (4) For an accessory dwelling unit described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit and the utility or impose a related connection fee or capacity charge, unless the accessory dwelling unit was constructed with a new single-family home. | |
| 186 | + | (4) For an accessory dwelling unit or tiny home on wheels described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility or impose a related connection fee or capacity charge, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family home. | |
| 188 | 187 | ||
| 189 | - | (5) For an accessory dwelling unit that is not described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation may require a new or separate utility connection directly between the accessory dwelling unit and the utility. 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, based upon either its square feet or the number of its drainage fixture unit (DFU) 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 this service. | |
| 188 | + | (5) For an accessory dwelling unit or tiny home on wheels that is not described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation may require a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility. 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, unit or tiny home on wheels, based upon either its square feet or the number of its drainage fixture unit (DFU) 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 this service. | |
| 190 | 189 | ||
| 191 | - | (g) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of an accessory dwelling unit. | |
| 190 | + | (g) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of an accessory dwelling unit. unit or tiny home on wheels. | |
| 192 | 191 | ||
| 193 | 192 | (h) (1) A local agency shall submit a copy of the ordinance adopted pursuant to subdivision (a) to the Department of Housing and Community Development within 60 days after adoption. After adoption of an ordinance, the department may submit written findings to the local agency as to whether the ordinance complies with this section. | |
| 194 | 193 | ||
| 195 | 194 | (2) (A) If the department finds that the local agencys ordinance does not comply with this section, the department shall notify the local agency and shall provide the local agency with a reasonable time, no longer than 30 days, to respond to the findings before taking any other action authorized by this section. | |
| 196 | 195 | ||
| 197 | 196 | (B) The local agency shall consider the findings made by the department pursuant to subparagraph (A) and shall do one of the following: | |
| 198 | 197 | ||
| 199 | 198 | (i) Amend the ordinance to comply with this section. | |
| 200 | 199 | ||
| 201 | 200 | (ii) Adopt the ordinance without changes. The local agency shall include findings in its resolution adopting the ordinance that explain the reasons the local agency believes that the ordinance complies with this section despite the findings of the department. | |
| 202 | 201 | ||
| 203 | 202 | (3) (A) If the local agency does not amend its ordinance in response to the departments findings or does not adopt a resolution with findings explaining the reason the ordinance complies with this section and addressing the departments findings, the department shall notify the local agency and may notify the Attorney General that the local agency is in violation of state law. | |
| 204 | 203 | ||
| 205 | 204 | (B) Before notifying the Attorney General that the local agency is in violation of state law, the department may consider whether a local agency adopted an ordinance in compliance with this section between January 1, 2017, and January 1, 2020. | |
| 206 | 205 | ||
| 207 | 206 | (i) The department may review, adopt, amend, or repeal guidelines to implement uniform standards or criteria that supplement or clarify the terms, references, and standards set forth in this section. The guidelines adopted pursuant to this subdivision are not subject to Chapter 3.5 (commencing with Section 11340) of Part 1 of Division 3 of Title 2. | |
| 208 | 207 | ||
| 209 | 208 | (j) As used in this section, the following terms mean: | |
| 210 | 209 | ||
| 211 | 210 | (1) Accessory dwelling unit means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An accessory dwelling unit also includes the following: | |
| 212 | 211 | ||
| 213 | 212 | (A) An efficiency unit. | |
| 214 | 213 | ||
| 215 | 214 | (B) A manufactured home, as defined in Section 18007 of the Health and Safety Code. | |
| 216 | 215 | ||
| 217 | - | (C) A movable tiny home, as defined in paragraph (6). | |
| 218 | - | ||
| 219 | 216 | (2) Accessory structure means a structure that is accessory and incidental to a dwelling located on the same lot. | |
| 220 | 217 | ||
| 221 | 218 | (3) Efficiency unit has the same meaning as defined in Section 17958.1 of the Health and Safety Code. | |
| 222 | 219 | ||
| 223 | 220 | (4) Living area means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure. | |
| 224 | 221 | ||
| 225 | 222 | (5) Local agency means a city, county, or city and county, whether general law or chartered. | |
| 226 | 223 | ||
| 227 | - | (6) | |
| 224 | + | (6) Nonconforming zoning condition means a physical improvement on a property that does not conform with current zoning standards. | |
| 228 | 225 | ||
| 229 | - | ( | |
| 226 | + | (7) Passageway means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. unit or tiny home on wheels. | |
| 230 | 227 | ||
| 231 | - | ( | |
| 228 | + | (8) Proposed dwelling means a dwelling that is the subject of a permit application and that meets the requirements for permitting. | |
| 232 | 229 | ||
| 233 | - | ( | |
| 230 | + | (9) Public transit means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public. | |
| 234 | 231 | ||
| 235 | - | ( | |
| 232 | + | (10) Tandem parking means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another. | |
| 236 | 233 | ||
| 237 | - | ( | |
| 234 | + | (11) Tiny home on wheels means a separate, independent dwelling unit that meets all of the following requirements: | |
| 238 | 235 | ||
| 239 | - | ( | |
| 236 | + | (A) It is a unit no larger than 400 square feet. The square footage of a loft inside of the unit shall not be counted towards the 400-square-footage limitation. | |
| 240 | 237 | ||
| 241 | - | ( | |
| 238 | + | (B) It is a park model recreational vehicle that meets the following: | |
| 242 | 239 | ||
| 243 | - | ||
| 240 | + | (i) Provides living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation. | |
| 244 | 241 | ||
| 245 | - | (ii) | |
| 242 | + | (ii) Mounts and is mounted on a wheeled trailer chassis. | |
| 246 | 243 | ||
| 247 | - | ( | |
| 244 | + | (iii) Possesses the necessary title and registration for towing from the California Department of Motor Vehicles. | |
| 248 | 245 | ||
| 249 | - | ( | |
| 246 | + | (iv) Meets American National Standards Institute (ANSI) 119.5 requirements or National Fire Protection Association (NFPA) 1192 standards. | |
| 250 | 247 | ||
| 251 | - | ( | |
| 248 | + | (C) It possesses certification demonstrating ANSI or NFPA compliance. | |
| 252 | 249 | ||
| 253 | - | ( | |
| 250 | + | (D) For purposes of this paragraph, a park model recreational vehicle means a towable recreational vehicle designed to provide temporary living quarters for recreational, seasonal, camping or travel use. A park model recreational vehicle is built on a single trailer chassis, mounted on wheels, and has a gross trailer area not larger than 400 square feet. | |
| 254 | 251 | ||
| 255 | - | ( | |
| 252 | + | (k) A local agency shall not issue a certificate of occupancy for an accessory dwelling unit or tiny home on wheels before the local agency issues a certificate of occupancy for the primary dwelling. | |
| 256 | 253 | ||
| 257 | - | ( | |
| 254 | + | (l) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for accessory dwelling units. units or tiny homes on wheels. | |
| 258 | 255 | ||
| 259 | - | ( | |
| 256 | + | (m) A local agency may count an accessory dwelling unit or tiny home on wheels for purposes of identifying adequate sites for housing, as specified in subdivision (a) of Section 65583.1, subject to authorization by the department and compliance with this division. | |
| 260 | 257 | ||
| 261 | - | ( | |
| 258 | + | (n) In enforcing building standards pursuant to Article 1 (commencing with Section 17960) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code for an accessory dwelling unit or tiny home on wheels described in paragraph (1) or (2) below, a local agency, upon request of an owner of an accessory dwelling unit or tiny home on wheels for a delay in enforcement, shall delay enforcement of a building standard, subject to compliance with Section 17980.12 of the Health and Safety Code: | |
| 262 | 259 | ||
| 263 | - | ( | |
| 260 | + | (1) The accessory dwelling unit or tiny home on wheels was built before January 1, 2020. | |
| 264 | 261 | ||
| 265 | - | (VII) The unit shall have a minimum wall structure composed of 2-inch-by-4-inch wood studs, or equivalent metal studs, or SIP panels. | |
| 266 | - | ||
| 267 | - | (VIII) The unit shall have a minimum shear and sheathing material of 7/16 inch on any exterior wall and of 15/32 inch on a roof. | |
| 268 | - | ||
| 269 | - | (IX) The unit shall have a minimum insulation value standard of R-13 in walls and in floors and a minimum insulation value standard of R-19 in ceilings. | |
| 270 | - | ||
| 271 | - | (X) The unit shall have an electrical system that meets the requirements listed in Sections 551 or 552, as applicable, of the National Fire Protection Association (NFPA) 70 and National Electrical Code (NEC). | |
| 272 | - | ||
| 273 | - | (XI) The unit shall not have any mechanical popouts. | |
| 274 | - | ||
| 275 | - | (iii) Where in conflict with the building standards of this section, a unit located within a very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Section 51178 or as indicated on maps adopted by the Department of Forestry and Fire Protection pursuant to Section 4202 of the Public Resources Code, shall comply with building standards pursuant to Chapter 7A (commencing with Section 701A.1) of Part 2 of Title 24 of the California Code of Regulations, or any appropriate successor regulatory code with the primary purpose of reducing risk to structures from wildfire or conforming to the low-cost retrofit list, and updates to that list developed pursuant to paragraph (1) of subdivision (c) of Section 51189. | |
| 276 | - | ||
| 277 | - | (H) A unit may sit on a foundation that meets state-approved requirements for foundation systems for manufactured housing, or follow an alternative design certified by a professional engineer licensed in the State of California. The city, county, or city and county where the site of the unit is located shall be responsible for issuing permits and inspecting foundations that follow an alternative design and are certified by a professional engineer licensed in the State of California. | |
| 278 | - | ||
| 279 | - | (6) | |
| 280 | - | ||
| 281 | - | ||
| 282 | - | ||
| 283 | - | (7) Nonconforming zoning condition means a physical improvement on a property that does not conform with current zoning standards. | |
| 284 | - | ||
| 285 | - | (7) | |
| 286 | - | ||
| 287 | - | ||
| 288 | - | ||
| 289 | - | (8) Passageway means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. | |
| 290 | - | ||
| 291 | - | (8) | |
| 292 | - | ||
| 293 | - | ||
| 294 | - | ||
| 295 | - | (9) Proposed dwelling means a dwelling that is the subject of a permit application and that meets the requirements for permitting. | |
| 296 | - | ||
| 297 | - | (9) | |
| 298 | - | ||
| 299 | - | ||
| 300 | - | ||
| 301 | - | (10) Public transit means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public. | |
| 302 | - | ||
| 303 | - | (10) | |
| 304 | - | ||
| 305 | - | ||
| 306 | - | ||
| 307 | - | (11) Tandem parking means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another. | |
| 308 | - | ||
| 309 | - | (k) A local agency shall not issue a certificate of occupancy for an accessory dwelling unit before the local agency issues a certificate of occupancy for the primary dwelling. | |
| 310 | - | ||
| 311 | - | (l) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for accessory dwelling units. | |
| 312 | - | ||
| 313 | - | (m) A local agency may count an accessory dwelling unit for purposes of identifying adequate sites for housing, as specified in subdivision (a) of Section 65583.1, subject to authorization by the department and compliance with this division. | |
| 314 | - | ||
| 315 | - | (n) In enforcing building standards pursuant to Article 1 (commencing with Section 17960) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code for an accessory dwelling unit described in paragraph (1) or (2) below, a local agency, upon request of an owner of an accessory dwelling unit for a delay in enforcement, shall delay enforcement of a building standard, subject to compliance with Section 17980.12 of the Health and Safety Code: | |
| 316 | - | ||
| 317 | - | (1) The accessory dwelling unit was built before January 1, 2020. | |
| 318 | - | ||
| 319 | - | (2) The accessory dwelling unit was built on or after January 1, 2020, in a local jurisdiction that, at the time the accessory dwelling unit was built, had a noncompliant accessory dwelling unit ordinance, but the ordinance is compliant at the time the request is made. | |
| 262 | + | (2) The accessory dwelling unit or tiny home on wheels was built on or after January 1, 2020, in a local jurisdiction that, at the time the accessory dwelling unit or tiny home on wheels was built, had a noncompliant accessory dwelling unit ordinance, ordinance or tiny home on wheels ordinance, but the ordinance is compliant at the time the request is made. | |
| 320 | 263 | ||
| 321 | 264 | (o) This section shall remain in effect only until January 1, 2025, and as of that date is repealed. | |
| 322 | 265 | ||
| 323 | - | SEC. 2. Section 65852.2 of the Government Code, as amended by Section 2 of Chapter 343 of the Statutes of 2021, is amended to read:65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following:(A) Designate areas within the jurisdiction of the local agency where accessory dwelling units may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units may be permitted.(B) (i) Impose standards on accessory dwelling units that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size.(ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit located within its jurisdiction.(C) Provide that accessory dwelling units do not exceed the allowable density for the lot upon which the accessory dwelling unit is located, and that accessory dwelling units are a residential use that is consistent with the existing general plan and zoning designation for the lot.(D) Require the accessory dwelling units to comply with all of the following:(i) Except as provided in Section 65852.26, the accessory dwelling unit may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence.(ii) The lot is zoned to allow single-family or multifamily dwelling residential use and includes a proposed or existing dwelling.(iii) The accessory dwelling unit is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling.(iv) If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit shall not exceed 50 percent of the existing primary dwelling.(v) The total floor area for a detached accessory dwelling unit shall not exceed 1,200 square feet.(vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit.(vii) No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or to a portion of an accessory dwelling unit, and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure.(viii) Local building code requirements that apply to detached dwellings, as appropriate. | |
| 266 | + | SEC. 2. Section 65852.2 of the Government Code, as amended by Section 2 of Chapter 343 of the Statutes of 2021, is amended to read:65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units and tiny homes on wheels in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following:(A) Designate areas within the jurisdiction of the local agency where accessory dwelling units or tiny homes on wheels may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units or tiny homes on wheels on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units or tiny homes on wheels may be permitted.(B) (i) Impose standards on accessory dwelling units or tiny homes on wheels that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size.(ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit or tiny home on wheels located within its jurisdiction.(C) Provide that accessory dwelling units or tiny homes on wheels do not exceed the allowable density for the lot upon which the accessory dwelling unit or tiny home on wheels is located, and that accessory dwelling units or tiny homes on wheels are a residential use that is consistent with the existing general plan and zoning designation for the lot.(D) Require the accessory dwelling units or tiny homes on wheels to comply with all of the following:(i) Except as provided in Section 65852.26, the accessory dwelling unit or tiny home on wheels may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence.(ii) The lot is zoned to allow single-family or multifamily dwelling residential use and includes a proposed or existing dwelling.(iii) The accessory dwelling unit or tiny home on wheels is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling.(iv) If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit or tiny home on wheels shall not exceed 50 percent of the existing primary dwelling.(v) The total floor area for a detached accessory dwelling unit or tiny home on wheels shall not exceed 1,200 square feet.(vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit. unit or tiny home on wheels.(vii) No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or tiny home on wheels or to a portion of an accessory dwelling unit, unit or tiny home on wheels, and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit or tiny home on wheels that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure.(viii) Local building code requirements that apply to detached dwellings, as appropriate.(ix) Approval by the local health officer where a private sewage disposal system is being used, if required.(x) (I) Parking requirements for accessory dwelling units or tiny homes on wheels shall not exceed one parking space per accessory dwelling unit unit, per or tiny home on wheels, or per bedroom, whichever is less. These spaces may be provided as tandem parking on a driveway.(II) Offstreet parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions.(III) This clause shall not apply to an accessory dwelling unit or tiny home on wheels that is described in subdivision (d).(xi) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or tiny home on wheels or converted to an accessory dwelling unit, unit or tiny home on wheels, the local agency shall not require that those offstreet parking spaces be replaced.(xii) Accessory dwelling units or tiny homes on wheels shall not be required to provide fire sprinklers if they are not required for the primary residence.(2) The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(3) A permit application for an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. The permitting agency shall act on the application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit unit, the tiny home on wheels, or junior accessory dwelling unit shall be considered without discretionary review or hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. A local agency may charge a fee to reimburse it for costs incurred to implement this paragraph, including the costs of adopting or amending any ordinance that provides for the creation of an accessory dwelling unit. unit or tiny home on wheels.(4) An existing ordinance governing the creation of an accessory dwelling unit or tiny home on wheels by a local agency or an accessory dwelling unit ordinance or tiny home on wheels ordinance adopted by a local agency shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units or tiny homes on wheels and shall not include any discretionary processes, provisions, or requirements for those units, except as otherwise provided in this subdivision. If a local agency has an existing accessory dwelling unit ordinance or tiny home on wheels ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units, units or tiny homes on wheels, unless and until the agency adopts an ordinance that complies with this section.(5) No other local ordinance, policy, or regulation shall be the basis for the delay or denial of a building permit or a use permit under this subdivision.(6) (A) This subdivision establishes the maximum standards that local agencies shall use to evaluate a proposed accessory dwelling unit or tiny home on wheels on a lot that includes a proposed or existing single-family dwelling. No additional standards, other than those provided in this subdivision, shall be used or imposed except that, subject to subparagraph (B), a local agency may require an applicant for a permit issued pursuant to this subdivision to be an owner-occupant or that the property be used for rentals of terms longer than 30 days.(B) Notwithstanding subparagraph (A), a local agency shall not impose an owner-occupant requirement on an accessory dwelling unit or tiny home on wheels permitted between January 1, 2020, to January 1, 2025, during which time the local agency was prohibited from imposing an owner-occupant requirement.(7) A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of an accessory dwelling unit or tiny home on wheels if these provisions are consistent with the limitations of this subdivision.(8) An accessory dwelling unit or tiny home on wheels that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot. The accessory dwelling unit or tiny home on wheels shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(b) When a local agency that has not adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a) receives an application for a permit to create an accessory dwelling unit or a tiny home on wheels pursuant to this subdivision, the local agency shall approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a). The permitting agency shall act on the application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit unit, the tiny home on wheels, or junior accessory dwelling unit shall still be considered ministerially without discretionary review or a hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved.(c) (1) Subject to paragraph (2), a local agency may establish minimum and maximum unit size requirements for both attached and detached accessory dwelling units. units or tiny homes on wheels.(2) Notwithstanding paragraph (1), a local agency shall not establish by ordinance any of the following:(A) A minimum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that prohibits an efficiency unit.(B) A maximum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that is less than either of the following:(i) 850 square feet.(ii) 1,000 square feet for an accessory dwelling unit or tiny home on wheels that provides more than one bedroom.(C) Any other minimum or maximum size for an accessory dwelling unit, unit or tiny home on wheels, size based upon a percentage of the proposed or existing primary dwelling, or limits on lot coverage, floor area ratio, open space, and minimum lot size, for either attached or detached dwellings that does not permit at least an 800 square foot accessory dwelling unit or tiny home on wheels that is at least 16 feet in height with four-foot side and rear yard setbacks to be constructed in compliance with all other local development standards.(d) Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit or tiny home on wheels in any of the following instances:(1) The accessory dwelling unit or tiny home on wheels is located within one-half mile walking distance of public transit.(2) The accessory dwelling unit or tiny home on wheels is located within an architecturally and historically significant historic district.(3) The accessory dwelling unit or tiny home on wheels is part of the proposed or existing primary residence or an accessory structure.(4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. unit or tiny home on wheels.(5) When there is a car share vehicle located within one block of the accessory dwelling unit. unit or tiny home on wheels.(e) (1) Notwithstanding subdivisions (a) to (d), inclusive, a local agency shall ministerially approve an application for a building permit within a residential or mixed-use zone to create any of the following:(A) One accessory dwelling unit unit, one tiny home on wheels, and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply:(i) The accessory dwelling unit unit, tiny home on wheels, or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress.(ii) The space has exterior access from the proposed or existing single-family dwelling.(iii) The side and rear setbacks are sufficient for fire and safety.(iv) The junior accessory dwelling unit complies with the requirements of Section 65852.22.(B) One detached, new construction, accessory dwelling unit or tiny home on wheels that does not exceed four-foot side and rear yard setbacks for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit or tiny home on wheels may be combined with a junior accessory dwelling unit described in subparagraph (A). A local agency may impose the following conditions on the accessory dwelling unit: unit or tiny home on wheels:(i) A total floor area limitation of not more than 800 square feet.(ii) A height limitation of 16 feet.(C) (i) Multiple accessory dwelling units or tiny homes on wheels within the portions of existing multifamily dwelling structures 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.(ii) A local agency shall allow at least one accessory dwelling unit or tiny home on wheels within an existing multifamily dwelling and shall allow up to 25 percent of the existing multifamily dwelling units.(D) Not more than two accessory dwelling units or tiny homes on wheels that are located on a lot that has an existing multifamily dwelling, but are detached from that multifamily dwelling and are subject to a height limit of 16 feet and four-foot rear yard and side setbacks.(2) A local agency shall not require, as a condition for ministerial approval of a permit application for the creation of an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit, the correction of nonconforming zoning conditions.(3) The installation of fire sprinklers shall not be required in an accessory dwelling unit or tiny home on wheels if sprinklers are not required for the primary residence.(4) A local agency may require owner occupancy for either the primary dwelling or dwelling, the accessory dwelling unit unit, or the tiny home on wheels on a single-family lot, subject to the requirements of paragraph (6) of subdivision (a).(5) A local agency shall require that a rental of the accessory dwelling unit or tiny home on wheels created pursuant to this subdivision be for a term longer than 30 days.(6) A local agency may require, as part of the application for a permit to create an accessory dwelling unit or tiny home on wheels connected to an onsite wastewater treatment system, a percolation test completed within the last five years, or, if the percolation test has been recertified, within the last 10 years.(7) Notwithstanding subdivision (c) and paragraph (1) a local agency that has adopted an ordinance by July 1, 2018, providing for the approval of accessory dwelling units or tiny homes on wheels in multifamily dwelling structures shall ministerially consider a permit application to construct an accessory dwelling unit or tiny home on wheels that is described in paragraph (1), and may impose standards including, but not limited to, design, development, and historic standards on said those accessory dwelling units. units or tiny homes on wheels. These standards shall not include requirements on minimum lot size.(f) (1) Fees charged for the construction of accessory dwelling units or tiny homes on wheels shall be determined in accordance with Chapter 5 (commencing with Section 66000) and Chapter 7 (commencing with Section 66012).(2) An accessory dwelling unit or tiny home on wheels shall not be considered by a local agency, special district, or water corporation to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling.(3) (A) A local agency, special district, or water corporation shall not impose any impact fee upon the development of an accessory dwelling unit or tiny home on wheels less than 750 square feet. Any impact fees charged for an accessory dwelling unit or tiny home on wheels of 750 square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit.(B) For purposes of this paragraph, impact fee has the same meaning as the term fee is defined in subdivision (b) of Section 66000, except that it also includes fees specified in Section 66477. Impact fee does not include any connection fee or capacity charge charged by a local agency, special district, or water corporation.(4) For an accessory dwelling unit or tiny home on wheels described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility or impose a related connection fee or capacity charge, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling.(5) For an accessory dwelling unit or tiny home on wheels that is not described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation may require a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility. 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, unit or tiny home on wheels, based upon either its square feet or the number of its drainage fixture unit (DFU) 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 this service.(g) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of an accessory dwelling unit. unit or tiny home on wheels.(h) (1) A local agency shall submit a copy of the ordinance adopted pursuant to subdivision (a) to the Department of Housing and Community Development within 60 days after adoption. After adoption of an ordinance, the department may submit written findings to the local agency as to whether the ordinance complies with this section.(2) (A) If the department finds that the local agencys ordinance does not comply with this section, the department shall notify the local agency and shall provide the local agency with a reasonable time, no longer than 30 days, to respond to the findings before taking any other action authorized by this section.(B) The local agency shall consider the findings made by the department pursuant to subparagraph (A) and shall do one of the following:(i) Amend the ordinance to comply with this section.(ii) Adopt the ordinance without changes. The local agency shall include findings in its resolution adopting the ordinance that explain the reasons the local agency believes that the ordinance complies with this section despite the findings of the department.(3) (A) If the local agency does not amend its ordinance in response to the departments findings or does not adopt a resolution with findings explaining the reason the ordinance complies with this section and addressing the departments findings, the department shall notify the local agency and may notify the Attorney General that the local agency is in violation of state law.(B) Before notifying the Attorney General that the local agency is in violation of state law, the department may consider whether a local agency adopted an ordinance in compliance with this section between January 1, 2017, and January 1, 2020.(i) The department may review, adopt, amend, or repeal guidelines to implement uniform standards or criteria that supplement or clarify the terms, references, and standards set forth in this section. The guidelines adopted pursuant to this subdivision are not subject to Chapter 3.5 (commencing with Section 11340) of Part 1 of Division 3 of Title 2.(j) As used in this section, the following terms mean:(1) Accessory dwelling unit means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An accessory dwelling unit also includes the following:(A) An efficiency unit.(B) A manufactured home, as defined in Section 18007 of the Health and Safety Code.(2) Accessory structure means a structure that is accessory and incidental to a dwelling located on the same lot.(3) Efficiency unit has the same meaning as defined in Section 17958.1 of the Health and Safety Code.(4) Living area means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.(5) Local agency means a city, county, or city and county, whether general law or chartered.(6) Nonconforming zoning condition means a physical improvement on a property that does not conform with current zoning standards.(7) Passageway means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. unit or tiny home on wheels.(8) Proposed dwelling means a dwelling that is the subject of a permit application and that meets the requirements for permitting.(9) Public transit means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.(10) Tandem parking means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another.(11) Tiny home on wheels means a separate, independent dwelling unit that meets all of the following requirements:(A) It is a unit no larger than 400 square feet. The square footage of a loft inside of the unit shall not be counted towards the 400-square-footage limitation.(B) It is a park model recreational vehicle that meets the following:(i) Provides living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation.(ii) Mounts and is mounted on a wheeled trailer chassis.(iii) Possesses the necessary title and registration for towing from the California Department of Motor Vehicles.(iv) Meets American National Standards Institute (ANSI) 119.5 requirements or National Fire Protection Association (NFPA) 1192 standards.(C) It possesses certification demonstrating ANSI or NFPA compliance.(D) For purposes of this paragraph, a park model recreational vehicle means a towable recreational vehicle designed to provide temporary living quarters for recreational, seasonal, camping or travel use. A park model recreational vehicle is built on a single trailer chassis, mounted on wheels, and has a gross trailer area not larger than 400 square feet.(k) A local agency shall not issue a certificate of occupancy for an accessory dwelling unit or tiny home on wheels before the local agency issues a certificate of occupancy for the primary dwelling.(l) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for accessory dwelling units. units or tiny homes on wheels.(m) A local agency may count an accessory dwelling unit or a tiny home on wheels for purposes of identifying adequate sites for housing, as specified in subdivision (a) of Section 65583.1, subject to authorization by the department and compliance with this division.(n) In enforcing building standards pursuant to Article 1 (commencing with Section 17960) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code for an accessory dwelling unit or tiny home on wheels described in paragraph (1) or (2) below, a local agency, upon request of an owner of an accessory dwelling unit or a tiny home on wheels for a delay in enforcement, shall delay enforcement of a building standard, subject to compliance with Section 17980.12 of the Health and Safety Code:(1) The accessory dwelling unit or tiny home on wheels was built before January 1, 2020.(2) The accessory dwelling unit or tiny home on wheels was built on or after January 1, 2020, in a local jurisdiction that, at the time the accessory dwelling unit or tiny home on wheels was built, had a noncompliant accessory dwelling unit ordinance, ordinance or the tiny home on wheels ordinance, but the ordinance is compliant at the time the request is made.(o) This section shall become operative on January 1, 2025. | |
| 324 | 267 | ||
| 325 | 268 | SEC. 2. Section 65852.2 of the Government Code, as amended by Section 2 of Chapter 343 of the Statutes of 2021, is amended to read: | |
| 326 | 269 | ||
| 327 | 270 | ### SEC. 2. | |
| 328 | 271 | ||
| 329 | - | 65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following:(A) Designate areas within the jurisdiction of the local agency where accessory dwelling units may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units may be permitted.(B) (i) Impose standards on accessory dwelling units that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size.(ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit located within its jurisdiction.(C) Provide that accessory dwelling units do not exceed the allowable density for the lot upon which the accessory dwelling unit is located, and that accessory dwelling units are a residential use that is consistent with the existing general plan and zoning designation for the lot.(D) Require the accessory dwelling units to comply with all of the following:(i) Except as provided in Section 65852.26, the accessory dwelling unit may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence.(ii) The lot is zoned to allow single-family or multifamily dwelling residential use and includes a proposed or existing dwelling.(iii) The accessory dwelling unit is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling.(iv) If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit shall not exceed 50 percent of the existing primary dwelling.(v) The total floor area for a detached accessory dwelling unit shall not exceed 1,200 square feet.(vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit.(vii) No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or to a portion of an accessory dwelling unit, and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure.(viii) Local building code requirements that apply to detached dwellings, as appropriate. | |
| 272 | + | 65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units and tiny homes on wheels in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following:(A) Designate areas within the jurisdiction of the local agency where accessory dwelling units or tiny homes on wheels may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units or tiny homes on wheels on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units or tiny homes on wheels may be permitted.(B) (i) Impose standards on accessory dwelling units or tiny homes on wheels that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size.(ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit or tiny home on wheels located within its jurisdiction.(C) Provide that accessory dwelling units or tiny homes on wheels do not exceed the allowable density for the lot upon which the accessory dwelling unit or tiny home on wheels is located, and that accessory dwelling units or tiny homes on wheels are a residential use that is consistent with the existing general plan and zoning designation for the lot.(D) Require the accessory dwelling units or tiny homes on wheels to comply with all of the following:(i) Except as provided in Section 65852.26, the accessory dwelling unit or tiny home on wheels may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence.(ii) The lot is zoned to allow single-family or multifamily dwelling residential use and includes a proposed or existing dwelling.(iii) The accessory dwelling unit or tiny home on wheels is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling.(iv) If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit or tiny home on wheels shall not exceed 50 percent of the existing primary dwelling.(v) The total floor area for a detached accessory dwelling unit or tiny home on wheels shall not exceed 1,200 square feet.(vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit. unit or tiny home on wheels.(vii) No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or tiny home on wheels or to a portion of an accessory dwelling unit, unit or tiny home on wheels, and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit or tiny home on wheels that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure.(viii) Local building code requirements that apply to detached dwellings, as appropriate.(ix) Approval by the local health officer where a private sewage disposal system is being used, if required.(x) (I) Parking requirements for accessory dwelling units or tiny homes on wheels shall not exceed one parking space per accessory dwelling unit unit, per or tiny home on wheels, or per bedroom, whichever is less. These spaces may be provided as tandem parking on a driveway.(II) Offstreet parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions.(III) This clause shall not apply to an accessory dwelling unit or tiny home on wheels that is described in subdivision (d).(xi) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or tiny home on wheels or converted to an accessory dwelling unit, unit or tiny home on wheels, the local agency shall not require that those offstreet parking spaces be replaced.(xii) Accessory dwelling units or tiny homes on wheels shall not be required to provide fire sprinklers if they are not required for the primary residence.(2) The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(3) A permit application for an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. The permitting agency shall act on the application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit unit, the tiny home on wheels, or junior accessory dwelling unit shall be considered without discretionary review or hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. A local agency may charge a fee to reimburse it for costs incurred to implement this paragraph, including the costs of adopting or amending any ordinance that provides for the creation of an accessory dwelling unit. unit or tiny home on wheels.(4) An existing ordinance governing the creation of an accessory dwelling unit or tiny home on wheels by a local agency or an accessory dwelling unit ordinance or tiny home on wheels ordinance adopted by a local agency shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units or tiny homes on wheels and shall not include any discretionary processes, provisions, or requirements for those units, except as otherwise provided in this subdivision. If a local agency has an existing accessory dwelling unit ordinance or tiny home on wheels ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units, units or tiny homes on wheels, unless and until the agency adopts an ordinance that complies with this section.(5) No other local ordinance, policy, or regulation shall be the basis for the delay or denial of a building permit or a use permit under this subdivision.(6) (A) This subdivision establishes the maximum standards that local agencies shall use to evaluate a proposed accessory dwelling unit or tiny home on wheels on a lot that includes a proposed or existing single-family dwelling. No additional standards, other than those provided in this subdivision, shall be used or imposed except that, subject to subparagraph (B), a local agency may require an applicant for a permit issued pursuant to this subdivision to be an owner-occupant or that the property be used for rentals of terms longer than 30 days.(B) Notwithstanding subparagraph (A), a local agency shall not impose an owner-occupant requirement on an accessory dwelling unit or tiny home on wheels permitted between January 1, 2020, to January 1, 2025, during which time the local agency was prohibited from imposing an owner-occupant requirement.(7) A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of an accessory dwelling unit or tiny home on wheels if these provisions are consistent with the limitations of this subdivision.(8) An accessory dwelling unit or tiny home on wheels that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot. The accessory dwelling unit or tiny home on wheels shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(b) When a local agency that has not adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a) receives an application for a permit to create an accessory dwelling unit or a tiny home on wheels pursuant to this subdivision, the local agency shall approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a). The permitting agency shall act on the application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit unit, the tiny home on wheels, or junior accessory dwelling unit shall still be considered ministerially without discretionary review or a hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved.(c) (1) Subject to paragraph (2), a local agency may establish minimum and maximum unit size requirements for both attached and detached accessory dwelling units. units or tiny homes on wheels.(2) Notwithstanding paragraph (1), a local agency shall not establish by ordinance any of the following:(A) A minimum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that prohibits an efficiency unit.(B) A maximum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that is less than either of the following:(i) 850 square feet.(ii) 1,000 square feet for an accessory dwelling unit or tiny home on wheels that provides more than one bedroom.(C) Any other minimum or maximum size for an accessory dwelling unit, unit or tiny home on wheels, size based upon a percentage of the proposed or existing primary dwelling, or limits on lot coverage, floor area ratio, open space, and minimum lot size, for either attached or detached dwellings that does not permit at least an 800 square foot accessory dwelling unit or tiny home on wheels that is at least 16 feet in height with four-foot side and rear yard setbacks to be constructed in compliance with all other local development standards.(d) Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit or tiny home on wheels in any of the following instances:(1) The accessory dwelling unit or tiny home on wheels is located within one-half mile walking distance of public transit.(2) The accessory dwelling unit or tiny home on wheels is located within an architecturally and historically significant historic district.(3) The accessory dwelling unit or tiny home on wheels is part of the proposed or existing primary residence or an accessory structure.(4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. unit or tiny home on wheels.(5) When there is a car share vehicle located within one block of the accessory dwelling unit. unit or tiny home on wheels.(e) (1) Notwithstanding subdivisions (a) to (d), inclusive, a local agency shall ministerially approve an application for a building permit within a residential or mixed-use zone to create any of the following:(A) One accessory dwelling unit unit, one tiny home on wheels, and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply:(i) The accessory dwelling unit unit, tiny home on wheels, or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress.(ii) The space has exterior access from the proposed or existing single-family dwelling.(iii) The side and rear setbacks are sufficient for fire and safety.(iv) The junior accessory dwelling unit complies with the requirements of Section 65852.22.(B) One detached, new construction, accessory dwelling unit or tiny home on wheels that does not exceed four-foot side and rear yard setbacks for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit or tiny home on wheels may be combined with a junior accessory dwelling unit described in subparagraph (A). A local agency may impose the following conditions on the accessory dwelling unit: unit or tiny home on wheels:(i) A total floor area limitation of not more than 800 square feet.(ii) A height limitation of 16 feet.(C) (i) Multiple accessory dwelling units or tiny homes on wheels within the portions of existing multifamily dwelling structures 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.(ii) A local agency shall allow at least one accessory dwelling unit or tiny home on wheels within an existing multifamily dwelling and shall allow up to 25 percent of the existing multifamily dwelling units.(D) Not more than two accessory dwelling units or tiny homes on wheels that are located on a lot that has an existing multifamily dwelling, but are detached from that multifamily dwelling and are subject to a height limit of 16 feet and four-foot rear yard and side setbacks.(2) A local agency shall not require, as a condition for ministerial approval of a permit application for the creation of an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit, the correction of nonconforming zoning conditions.(3) The installation of fire sprinklers shall not be required in an accessory dwelling unit or tiny home on wheels if sprinklers are not required for the primary residence.(4) A local agency may require owner occupancy for either the primary dwelling or dwelling, the accessory dwelling unit unit, or the tiny home on wheels on a single-family lot, subject to the requirements of paragraph (6) of subdivision (a).(5) A local agency shall require that a rental of the accessory dwelling unit or tiny home on wheels created pursuant to this subdivision be for a term longer than 30 days.(6) A local agency may require, as part of the application for a permit to create an accessory dwelling unit or tiny home on wheels connected to an onsite wastewater treatment system, a percolation test completed within the last five years, or, if the percolation test has been recertified, within the last 10 years.(7) Notwithstanding subdivision (c) and paragraph (1) a local agency that has adopted an ordinance by July 1, 2018, providing for the approval of accessory dwelling units or tiny homes on wheels in multifamily dwelling structures shall ministerially consider a permit application to construct an accessory dwelling unit or tiny home on wheels that is described in paragraph (1), and may impose standards including, but not limited to, design, development, and historic standards on said those accessory dwelling units. units or tiny homes on wheels. These standards shall not include requirements on minimum lot size.(f) (1) Fees charged for the construction of accessory dwelling units or tiny homes on wheels shall be determined in accordance with Chapter 5 (commencing with Section 66000) and Chapter 7 (commencing with Section 66012).(2) An accessory dwelling unit or tiny home on wheels shall not be considered by a local agency, special district, or water corporation to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling.(3) (A) A local agency, special district, or water corporation shall not impose any impact fee upon the development of an accessory dwelling unit or tiny home on wheels less than 750 square feet. Any impact fees charged for an accessory dwelling unit or tiny home on wheels of 750 square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit.(B) For purposes of this paragraph, impact fee has the same meaning as the term fee is defined in subdivision (b) of Section 66000, except that it also includes fees specified in Section 66477. Impact fee does not include any connection fee or capacity charge charged by a local agency, special district, or water corporation.(4) For an accessory dwelling unit or tiny home on wheels described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility or impose a related connection fee or capacity charge, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling.(5) For an accessory dwelling unit or tiny home on wheels that is not described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation may require a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility. 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, unit or tiny home on wheels, based upon either its square feet or the number of its drainage fixture unit (DFU) 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 this service.(g) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of an accessory dwelling unit. unit or tiny home on wheels.(h) (1) A local agency shall submit a copy of the ordinance adopted pursuant to subdivision (a) to the Department of Housing and Community Development within 60 days after adoption. After adoption of an ordinance, the department may submit written findings to the local agency as to whether the ordinance complies with this section.(2) (A) If the department finds that the local agencys ordinance does not comply with this section, the department shall notify the local agency and shall provide the local agency with a reasonable time, no longer than 30 days, to respond to the findings before taking any other action authorized by this section.(B) The local agency shall consider the findings made by the department pursuant to subparagraph (A) and shall do one of the following:(i) Amend the ordinance to comply with this section.(ii) Adopt the ordinance without changes. The local agency shall include findings in its resolution adopting the ordinance that explain the reasons the local agency believes that the ordinance complies with this section despite the findings of the department.(3) (A) If the local agency does not amend its ordinance in response to the departments findings or does not adopt a resolution with findings explaining the reason the ordinance complies with this section and addressing the departments findings, the department shall notify the local agency and may notify the Attorney General that the local agency is in violation of state law.(B) Before notifying the Attorney General that the local agency is in violation of state law, the department may consider whether a local agency adopted an ordinance in compliance with this section between January 1, 2017, and January 1, 2020.(i) The department may review, adopt, amend, or repeal guidelines to implement uniform standards or criteria that supplement or clarify the terms, references, and standards set forth in this section. The guidelines adopted pursuant to this subdivision are not subject to Chapter 3.5 (commencing with Section 11340) of Part 1 of Division 3 of Title 2.(j) As used in this section, the following terms mean:(1) Accessory dwelling unit means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An accessory dwelling unit also includes the following:(A) An efficiency unit.(B) A manufactured home, as defined in Section 18007 of the Health and Safety Code.(2) Accessory structure means a structure that is accessory and incidental to a dwelling located on the same lot.(3) Efficiency unit has the same meaning as defined in Section 17958.1 of the Health and Safety Code.(4) Living area means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.(5) Local agency means a city, county, or city and county, whether general law or chartered.(6) Nonconforming zoning condition means a physical improvement on a property that does not conform with current zoning standards.(7) Passageway means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. unit or tiny home on wheels.(8) Proposed dwelling means a dwelling that is the subject of a permit application and that meets the requirements for permitting.(9) Public transit means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.(10) Tandem parking means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another.(11) Tiny home on wheels means a separate, independent dwelling unit that meets all of the following requirements:(A) It is a unit no larger than 400 square feet. The square footage of a loft inside of the unit shall not be counted towards the 400-square-footage limitation.(B) It is a park model recreational vehicle that meets the following:(i) Provides living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation.(ii) Mounts and is mounted on a wheeled trailer chassis.(iii) Possesses the necessary title and registration for towing from the California Department of Motor Vehicles.(iv) Meets American National Standards Institute (ANSI) 119.5 requirements or National Fire Protection Association (NFPA) 1192 standards.(C) It possesses certification demonstrating ANSI or NFPA compliance.(D) For purposes of this paragraph, a park model recreational vehicle means a towable recreational vehicle designed to provide temporary living quarters for recreational, seasonal, camping or travel use. A park model recreational vehicle is built on a single trailer chassis, mounted on wheels, and has a gross trailer area not larger than 400 square feet.(k) A local agency shall not issue a certificate of occupancy for an accessory dwelling unit or tiny home on wheels before the local agency issues a certificate of occupancy for the primary dwelling.(l) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for accessory dwelling units. units or tiny homes on wheels.(m) A local agency may count an accessory dwelling unit or a tiny home on wheels for purposes of identifying adequate sites for housing, as specified in subdivision (a) of Section 65583.1, subject to authorization by the department and compliance with this division.(n) In enforcing building standards pursuant to Article 1 (commencing with Section 17960) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code for an accessory dwelling unit or tiny home on wheels described in paragraph (1) or (2) below, a local agency, upon request of an owner of an accessory dwelling unit or a tiny home on wheels for a delay in enforcement, shall delay enforcement of a building standard, subject to compliance with Section 17980.12 of the Health and Safety Code:(1) The accessory dwelling unit or tiny home on wheels was built before January 1, 2020.(2) The accessory dwelling unit or tiny home on wheels was built on or after January 1, 2020, in a local jurisdiction that, at the time the accessory dwelling unit or tiny home on wheels was built, had a noncompliant accessory dwelling unit ordinance, ordinance or the tiny home on wheels ordinance, but the ordinance is compliant at the time the request is made.(o) This section shall become operative on January 1, 2025. | |
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| 331 | - | 65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following:(A) Designate areas within the jurisdiction of the local agency where accessory dwelling units may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units may be permitted.(B) (i) Impose standards on accessory dwelling units that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size.(ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit located within its jurisdiction.(C) Provide that accessory dwelling units do not exceed the allowable density for the lot upon which the accessory dwelling unit is located, and that accessory dwelling units are a residential use that is consistent with the existing general plan and zoning designation for the lot.(D) Require the accessory dwelling units to comply with all of the following:(i) Except as provided in Section 65852.26, the accessory dwelling unit may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence.(ii) The lot is zoned to allow single-family or multifamily dwelling residential use and includes a proposed or existing dwelling.(iii) The accessory dwelling unit is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling.(iv) If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit shall not exceed 50 percent of the existing primary dwelling.(v) The total floor area for a detached accessory dwelling unit shall not exceed 1,200 square feet.(vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit.(vii) No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or to a portion of an accessory dwelling unit, and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure.(viii) Local building code requirements that apply to detached dwellings, as appropriate. | |
| 274 | + | 65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units and tiny homes on wheels in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following:(A) Designate areas within the jurisdiction of the local agency where accessory dwelling units or tiny homes on wheels may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units or tiny homes on wheels on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units or tiny homes on wheels may be permitted.(B) (i) Impose standards on accessory dwelling units or tiny homes on wheels that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size.(ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit or tiny home on wheels located within its jurisdiction.(C) Provide that accessory dwelling units or tiny homes on wheels do not exceed the allowable density for the lot upon which the accessory dwelling unit or tiny home on wheels is located, and that accessory dwelling units or tiny homes on wheels are a residential use that is consistent with the existing general plan and zoning designation for the lot.(D) Require the accessory dwelling units or tiny homes on wheels to comply with all of the following:(i) Except as provided in Section 65852.26, the accessory dwelling unit or tiny home on wheels may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence.(ii) The lot is zoned to allow single-family or multifamily dwelling residential use and includes a proposed or existing dwelling.(iii) The accessory dwelling unit or tiny home on wheels is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling.(iv) If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit or tiny home on wheels shall not exceed 50 percent of the existing primary dwelling.(v) The total floor area for a detached accessory dwelling unit or tiny home on wheels shall not exceed 1,200 square feet.(vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit. unit or tiny home on wheels.(vii) No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or tiny home on wheels or to a portion of an accessory dwelling unit, unit or tiny home on wheels, and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit or tiny home on wheels that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure.(viii) Local building code requirements that apply to detached dwellings, as appropriate.(ix) Approval by the local health officer where a private sewage disposal system is being used, if required.(x) (I) Parking requirements for accessory dwelling units or tiny homes on wheels shall not exceed one parking space per accessory dwelling unit unit, per or tiny home on wheels, or per bedroom, whichever is less. These spaces may be provided as tandem parking on a driveway.(II) Offstreet parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions.(III) This clause shall not apply to an accessory dwelling unit or tiny home on wheels that is described in subdivision (d).(xi) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or tiny home on wheels or converted to an accessory dwelling unit, unit or tiny home on wheels, the local agency shall not require that those offstreet parking spaces be replaced.(xii) Accessory dwelling units or tiny homes on wheels shall not be required to provide fire sprinklers if they are not required for the primary residence.(2) The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(3) A permit application for an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. The permitting agency shall act on the application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit unit, the tiny home on wheels, or junior accessory dwelling unit shall be considered without discretionary review or hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. A local agency may charge a fee to reimburse it for costs incurred to implement this paragraph, including the costs of adopting or amending any ordinance that provides for the creation of an accessory dwelling unit. unit or tiny home on wheels.(4) An existing ordinance governing the creation of an accessory dwelling unit or tiny home on wheels by a local agency or an accessory dwelling unit ordinance or tiny home on wheels ordinance adopted by a local agency shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units or tiny homes on wheels and shall not include any discretionary processes, provisions, or requirements for those units, except as otherwise provided in this subdivision. If a local agency has an existing accessory dwelling unit ordinance or tiny home on wheels ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units, units or tiny homes on wheels, unless and until the agency adopts an ordinance that complies with this section.(5) No other local ordinance, policy, or regulation shall be the basis for the delay or denial of a building permit or a use permit under this subdivision.(6) (A) This subdivision establishes the maximum standards that local agencies shall use to evaluate a proposed accessory dwelling unit or tiny home on wheels on a lot that includes a proposed or existing single-family dwelling. No additional standards, other than those provided in this subdivision, shall be used or imposed except that, subject to subparagraph (B), a local agency may require an applicant for a permit issued pursuant to this subdivision to be an owner-occupant or that the property be used for rentals of terms longer than 30 days.(B) Notwithstanding subparagraph (A), a local agency shall not impose an owner-occupant requirement on an accessory dwelling unit or tiny home on wheels permitted between January 1, 2020, to January 1, 2025, during which time the local agency was prohibited from imposing an owner-occupant requirement.(7) A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of an accessory dwelling unit or tiny home on wheels if these provisions are consistent with the limitations of this subdivision.(8) An accessory dwelling unit or tiny home on wheels that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot. The accessory dwelling unit or tiny home on wheels shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(b) When a local agency that has not adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a) receives an application for a permit to create an accessory dwelling unit or a tiny home on wheels pursuant to this subdivision, the local agency shall approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a). The permitting agency shall act on the application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit unit, the tiny home on wheels, or junior accessory dwelling unit shall still be considered ministerially without discretionary review or a hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved.(c) (1) Subject to paragraph (2), a local agency may establish minimum and maximum unit size requirements for both attached and detached accessory dwelling units. units or tiny homes on wheels.(2) Notwithstanding paragraph (1), a local agency shall not establish by ordinance any of the following:(A) A minimum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that prohibits an efficiency unit.(B) A maximum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that is less than either of the following:(i) 850 square feet.(ii) 1,000 square feet for an accessory dwelling unit or tiny home on wheels that provides more than one bedroom.(C) Any other minimum or maximum size for an accessory dwelling unit, unit or tiny home on wheels, size based upon a percentage of the proposed or existing primary dwelling, or limits on lot coverage, floor area ratio, open space, and minimum lot size, for either attached or detached dwellings that does not permit at least an 800 square foot accessory dwelling unit or tiny home on wheels that is at least 16 feet in height with four-foot side and rear yard setbacks to be constructed in compliance with all other local development standards.(d) Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit or tiny home on wheels in any of the following instances:(1) The accessory dwelling unit or tiny home on wheels is located within one-half mile walking distance of public transit.(2) The accessory dwelling unit or tiny home on wheels is located within an architecturally and historically significant historic district.(3) The accessory dwelling unit or tiny home on wheels is part of the proposed or existing primary residence or an accessory structure.(4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. unit or tiny home on wheels.(5) When there is a car share vehicle located within one block of the accessory dwelling unit. unit or tiny home on wheels.(e) (1) Notwithstanding subdivisions (a) to (d), inclusive, a local agency shall ministerially approve an application for a building permit within a residential or mixed-use zone to create any of the following:(A) One accessory dwelling unit unit, one tiny home on wheels, and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply:(i) The accessory dwelling unit unit, tiny home on wheels, or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress.(ii) The space has exterior access from the proposed or existing single-family dwelling.(iii) The side and rear setbacks are sufficient for fire and safety.(iv) The junior accessory dwelling unit complies with the requirements of Section 65852.22.(B) One detached, new construction, accessory dwelling unit or tiny home on wheels that does not exceed four-foot side and rear yard setbacks for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit or tiny home on wheels may be combined with a junior accessory dwelling unit described in subparagraph (A). A local agency may impose the following conditions on the accessory dwelling unit: unit or tiny home on wheels:(i) A total floor area limitation of not more than 800 square feet.(ii) A height limitation of 16 feet.(C) (i) Multiple accessory dwelling units or tiny homes on wheels within the portions of existing multifamily dwelling structures 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.(ii) A local agency shall allow at least one accessory dwelling unit or tiny home on wheels within an existing multifamily dwelling and shall allow up to 25 percent of the existing multifamily dwelling units.(D) Not more than two accessory dwelling units or tiny homes on wheels that are located on a lot that has an existing multifamily dwelling, but are detached from that multifamily dwelling and are subject to a height limit of 16 feet and four-foot rear yard and side setbacks.(2) A local agency shall not require, as a condition for ministerial approval of a permit application for the creation of an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit, the correction of nonconforming zoning conditions.(3) The installation of fire sprinklers shall not be required in an accessory dwelling unit or tiny home on wheels if sprinklers are not required for the primary residence.(4) A local agency may require owner occupancy for either the primary dwelling or dwelling, the accessory dwelling unit unit, or the tiny home on wheels on a single-family lot, subject to the requirements of paragraph (6) of subdivision (a).(5) A local agency shall require that a rental of the accessory dwelling unit or tiny home on wheels created pursuant to this subdivision be for a term longer than 30 days.(6) A local agency may require, as part of the application for a permit to create an accessory dwelling unit or tiny home on wheels connected to an onsite wastewater treatment system, a percolation test completed within the last five years, or, if the percolation test has been recertified, within the last 10 years.(7) Notwithstanding subdivision (c) and paragraph (1) a local agency that has adopted an ordinance by July 1, 2018, providing for the approval of accessory dwelling units or tiny homes on wheels in multifamily dwelling structures shall ministerially consider a permit application to construct an accessory dwelling unit or tiny home on wheels that is described in paragraph (1), and may impose standards including, but not limited to, design, development, and historic standards on said those accessory dwelling units. units or tiny homes on wheels. These standards shall not include requirements on minimum lot size.(f) (1) Fees charged for the construction of accessory dwelling units or tiny homes on wheels shall be determined in accordance with Chapter 5 (commencing with Section 66000) and Chapter 7 (commencing with Section 66012).(2) An accessory dwelling unit or tiny home on wheels shall not be considered by a local agency, special district, or water corporation to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling.(3) (A) A local agency, special district, or water corporation shall not impose any impact fee upon the development of an accessory dwelling unit or tiny home on wheels less than 750 square feet. Any impact fees charged for an accessory dwelling unit or tiny home on wheels of 750 square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit.(B) For purposes of this paragraph, impact fee has the same meaning as the term fee is defined in subdivision (b) of Section 66000, except that it also includes fees specified in Section 66477. Impact fee does not include any connection fee or capacity charge charged by a local agency, special district, or water corporation.(4) For an accessory dwelling unit or tiny home on wheels described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility or impose a related connection fee or capacity charge, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling.(5) For an accessory dwelling unit or tiny home on wheels that is not described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation may require a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility. 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, unit or tiny home on wheels, based upon either its square feet or the number of its drainage fixture unit (DFU) 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 this service.(g) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of an accessory dwelling unit. unit or tiny home on wheels.(h) (1) A local agency shall submit a copy of the ordinance adopted pursuant to subdivision (a) to the Department of Housing and Community Development within 60 days after adoption. After adoption of an ordinance, the department may submit written findings to the local agency as to whether the ordinance complies with this section.(2) (A) If the department finds that the local agencys ordinance does not comply with this section, the department shall notify the local agency and shall provide the local agency with a reasonable time, no longer than 30 days, to respond to the findings before taking any other action authorized by this section.(B) The local agency shall consider the findings made by the department pursuant to subparagraph (A) and shall do one of the following:(i) Amend the ordinance to comply with this section.(ii) Adopt the ordinance without changes. The local agency shall include findings in its resolution adopting the ordinance that explain the reasons the local agency believes that the ordinance complies with this section despite the findings of the department.(3) (A) If the local agency does not amend its ordinance in response to the departments findings or does not adopt a resolution with findings explaining the reason the ordinance complies with this section and addressing the departments findings, the department shall notify the local agency and may notify the Attorney General that the local agency is in violation of state law.(B) Before notifying the Attorney General that the local agency is in violation of state law, the department may consider whether a local agency adopted an ordinance in compliance with this section between January 1, 2017, and January 1, 2020.(i) The department may review, adopt, amend, or repeal guidelines to implement uniform standards or criteria that supplement or clarify the terms, references, and standards set forth in this section. The guidelines adopted pursuant to this subdivision are not subject to Chapter 3.5 (commencing with Section 11340) of Part 1 of Division 3 of Title 2.(j) As used in this section, the following terms mean:(1) Accessory dwelling unit means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An accessory dwelling unit also includes the following:(A) An efficiency unit.(B) A manufactured home, as defined in Section 18007 of the Health and Safety Code.(2) Accessory structure means a structure that is accessory and incidental to a dwelling located on the same lot.(3) Efficiency unit has the same meaning as defined in Section 17958.1 of the Health and Safety Code.(4) Living area means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.(5) Local agency means a city, county, or city and county, whether general law or chartered.(6) Nonconforming zoning condition means a physical improvement on a property that does not conform with current zoning standards.(7) Passageway means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. unit or tiny home on wheels.(8) Proposed dwelling means a dwelling that is the subject of a permit application and that meets the requirements for permitting.(9) Public transit means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.(10) Tandem parking means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another.(11) Tiny home on wheels means a separate, independent dwelling unit that meets all of the following requirements:(A) It is a unit no larger than 400 square feet. The square footage of a loft inside of the unit shall not be counted towards the 400-square-footage limitation.(B) It is a park model recreational vehicle that meets the following:(i) Provides living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation.(ii) Mounts and is mounted on a wheeled trailer chassis.(iii) Possesses the necessary title and registration for towing from the California Department of Motor Vehicles.(iv) Meets American National Standards Institute (ANSI) 119.5 requirements or National Fire Protection Association (NFPA) 1192 standards.(C) It possesses certification demonstrating ANSI or NFPA compliance.(D) For purposes of this paragraph, a park model recreational vehicle means a towable recreational vehicle designed to provide temporary living quarters for recreational, seasonal, camping or travel use. A park model recreational vehicle is built on a single trailer chassis, mounted on wheels, and has a gross trailer area not larger than 400 square feet.(k) A local agency shall not issue a certificate of occupancy for an accessory dwelling unit or tiny home on wheels before the local agency issues a certificate of occupancy for the primary dwelling.(l) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for accessory dwelling units. units or tiny homes on wheels.(m) A local agency may count an accessory dwelling unit or a tiny home on wheels for purposes of identifying adequate sites for housing, as specified in subdivision (a) of Section 65583.1, subject to authorization by the department and compliance with this division.(n) In enforcing building standards pursuant to Article 1 (commencing with Section 17960) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code for an accessory dwelling unit or tiny home on wheels described in paragraph (1) or (2) below, a local agency, upon request of an owner of an accessory dwelling unit or a tiny home on wheels for a delay in enforcement, shall delay enforcement of a building standard, subject to compliance with Section 17980.12 of the Health and Safety Code:(1) The accessory dwelling unit or tiny home on wheels was built before January 1, 2020.(2) The accessory dwelling unit or tiny home on wheels was built on or after January 1, 2020, in a local jurisdiction that, at the time the accessory dwelling unit or tiny home on wheels was built, had a noncompliant accessory dwelling unit ordinance, ordinance or the tiny home on wheels ordinance, but the ordinance is compliant at the time the request is made.(o) This section shall become operative on January 1, 2025. | |
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| 333 | - | 65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following:(A) Designate areas within the jurisdiction of the local agency where accessory dwelling units may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units may be permitted.(B) (i) Impose standards on accessory dwelling units that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size.(ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit located within its jurisdiction.(C) Provide that accessory dwelling units do not exceed the allowable density for the lot upon which the accessory dwelling unit is located, and that accessory dwelling units are a residential use that is consistent with the existing general plan and zoning designation for the lot.(D) Require the accessory dwelling units to comply with all of the following:(i) Except as provided in Section 65852.26, the accessory dwelling unit may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence.(ii) The lot is zoned to allow single-family or multifamily dwelling residential use and includes a proposed or existing dwelling.(iii) The accessory dwelling unit is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling.(iv) If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit shall not exceed 50 percent of the existing primary dwelling.(v) The total floor area for a detached accessory dwelling unit shall not exceed 1,200 square feet.(vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit.(vii) No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or to a portion of an accessory dwelling unit, and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure.(viii) Local building code requirements that apply to detached dwellings, as appropriate. | |
| 276 | + | 65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units and tiny homes on wheels in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following:(A) Designate areas within the jurisdiction of the local agency where accessory dwelling units or tiny homes on wheels may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units or tiny homes on wheels on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units or tiny homes on wheels may be permitted.(B) (i) Impose standards on accessory dwelling units or tiny homes on wheels that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size.(ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit or tiny home on wheels located within its jurisdiction.(C) Provide that accessory dwelling units or tiny homes on wheels do not exceed the allowable density for the lot upon which the accessory dwelling unit or tiny home on wheels is located, and that accessory dwelling units or tiny homes on wheels are a residential use that is consistent with the existing general plan and zoning designation for the lot.(D) Require the accessory dwelling units or tiny homes on wheels to comply with all of the following:(i) Except as provided in Section 65852.26, the accessory dwelling unit or tiny home on wheels may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence.(ii) The lot is zoned to allow single-family or multifamily dwelling residential use and includes a proposed or existing dwelling.(iii) The accessory dwelling unit or tiny home on wheels is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling.(iv) If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit or tiny home on wheels shall not exceed 50 percent of the existing primary dwelling.(v) The total floor area for a detached accessory dwelling unit or tiny home on wheels shall not exceed 1,200 square feet.(vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit. unit or tiny home on wheels.(vii) No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or tiny home on wheels or to a portion of an accessory dwelling unit, unit or tiny home on wheels, and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit or tiny home on wheels that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure.(viii) Local building code requirements that apply to detached dwellings, as appropriate.(ix) Approval by the local health officer where a private sewage disposal system is being used, if required.(x) (I) Parking requirements for accessory dwelling units or tiny homes on wheels shall not exceed one parking space per accessory dwelling unit unit, per or tiny home on wheels, or per bedroom, whichever is less. These spaces may be provided as tandem parking on a driveway.(II) Offstreet parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions.(III) This clause shall not apply to an accessory dwelling unit or tiny home on wheels that is described in subdivision (d).(xi) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or tiny home on wheels or converted to an accessory dwelling unit, unit or tiny home on wheels, the local agency shall not require that those offstreet parking spaces be replaced.(xii) Accessory dwelling units or tiny homes on wheels shall not be required to provide fire sprinklers if they are not required for the primary residence.(2) The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(3) A permit application for an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. The permitting agency shall act on the application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit unit, the tiny home on wheels, or junior accessory dwelling unit shall be considered without discretionary review or hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. A local agency may charge a fee to reimburse it for costs incurred to implement this paragraph, including the costs of adopting or amending any ordinance that provides for the creation of an accessory dwelling unit. unit or tiny home on wheels.(4) An existing ordinance governing the creation of an accessory dwelling unit or tiny home on wheels by a local agency or an accessory dwelling unit ordinance or tiny home on wheels ordinance adopted by a local agency shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units or tiny homes on wheels and shall not include any discretionary processes, provisions, or requirements for those units, except as otherwise provided in this subdivision. If a local agency has an existing accessory dwelling unit ordinance or tiny home on wheels ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units, units or tiny homes on wheels, unless and until the agency adopts an ordinance that complies with this section.(5) No other local ordinance, policy, or regulation shall be the basis for the delay or denial of a building permit or a use permit under this subdivision.(6) (A) This subdivision establishes the maximum standards that local agencies shall use to evaluate a proposed accessory dwelling unit or tiny home on wheels on a lot that includes a proposed or existing single-family dwelling. No additional standards, other than those provided in this subdivision, shall be used or imposed except that, subject to subparagraph (B), a local agency may require an applicant for a permit issued pursuant to this subdivision to be an owner-occupant or that the property be used for rentals of terms longer than 30 days.(B) Notwithstanding subparagraph (A), a local agency shall not impose an owner-occupant requirement on an accessory dwelling unit or tiny home on wheels permitted between January 1, 2020, to January 1, 2025, during which time the local agency was prohibited from imposing an owner-occupant requirement.(7) A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of an accessory dwelling unit or tiny home on wheels if these provisions are consistent with the limitations of this subdivision.(8) An accessory dwelling unit or tiny home on wheels that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot. The accessory dwelling unit or tiny home on wheels shall not be considered in the application of any local ordinance, policy, or program to limit residential growth.(b) When a local agency that has not adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a) receives an application for a permit to create an accessory dwelling unit or a tiny home on wheels pursuant to this subdivision, the local agency shall approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a). The permitting agency shall act on the application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit unit, the tiny home on wheels, or junior accessory dwelling unit shall still be considered ministerially without discretionary review or a hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved.(c) (1) Subject to paragraph (2), a local agency may establish minimum and maximum unit size requirements for both attached and detached accessory dwelling units. units or tiny homes on wheels.(2) Notwithstanding paragraph (1), a local agency shall not establish by ordinance any of the following:(A) A minimum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that prohibits an efficiency unit.(B) A maximum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that is less than either of the following:(i) 850 square feet.(ii) 1,000 square feet for an accessory dwelling unit or tiny home on wheels that provides more than one bedroom.(C) Any other minimum or maximum size for an accessory dwelling unit, unit or tiny home on wheels, size based upon a percentage of the proposed or existing primary dwelling, or limits on lot coverage, floor area ratio, open space, and minimum lot size, for either attached or detached dwellings that does not permit at least an 800 square foot accessory dwelling unit or tiny home on wheels that is at least 16 feet in height with four-foot side and rear yard setbacks to be constructed in compliance with all other local development standards.(d) Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit or tiny home on wheels in any of the following instances:(1) The accessory dwelling unit or tiny home on wheels is located within one-half mile walking distance of public transit.(2) The accessory dwelling unit or tiny home on wheels is located within an architecturally and historically significant historic district.(3) The accessory dwelling unit or tiny home on wheels is part of the proposed or existing primary residence or an accessory structure.(4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. unit or tiny home on wheels.(5) When there is a car share vehicle located within one block of the accessory dwelling unit. unit or tiny home on wheels.(e) (1) Notwithstanding subdivisions (a) to (d), inclusive, a local agency shall ministerially approve an application for a building permit within a residential or mixed-use zone to create any of the following:(A) One accessory dwelling unit unit, one tiny home on wheels, and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply:(i) The accessory dwelling unit unit, tiny home on wheels, or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress.(ii) The space has exterior access from the proposed or existing single-family dwelling.(iii) The side and rear setbacks are sufficient for fire and safety.(iv) The junior accessory dwelling unit complies with the requirements of Section 65852.22.(B) One detached, new construction, accessory dwelling unit or tiny home on wheels that does not exceed four-foot side and rear yard setbacks for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit or tiny home on wheels may be combined with a junior accessory dwelling unit described in subparagraph (A). A local agency may impose the following conditions on the accessory dwelling unit: unit or tiny home on wheels:(i) A total floor area limitation of not more than 800 square feet.(ii) A height limitation of 16 feet.(C) (i) Multiple accessory dwelling units or tiny homes on wheels within the portions of existing multifamily dwelling structures 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.(ii) A local agency shall allow at least one accessory dwelling unit or tiny home on wheels within an existing multifamily dwelling and shall allow up to 25 percent of the existing multifamily dwelling units.(D) Not more than two accessory dwelling units or tiny homes on wheels that are located on a lot that has an existing multifamily dwelling, but are detached from that multifamily dwelling and are subject to a height limit of 16 feet and four-foot rear yard and side setbacks.(2) A local agency shall not require, as a condition for ministerial approval of a permit application for the creation of an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit, the correction of nonconforming zoning conditions.(3) The installation of fire sprinklers shall not be required in an accessory dwelling unit or tiny home on wheels if sprinklers are not required for the primary residence.(4) A local agency may require owner occupancy for either the primary dwelling or dwelling, the accessory dwelling unit unit, or the tiny home on wheels on a single-family lot, subject to the requirements of paragraph (6) of subdivision (a).(5) A local agency shall require that a rental of the accessory dwelling unit or tiny home on wheels created pursuant to this subdivision be for a term longer than 30 days.(6) A local agency may require, as part of the application for a permit to create an accessory dwelling unit or tiny home on wheels connected to an onsite wastewater treatment system, a percolation test completed within the last five years, or, if the percolation test has been recertified, within the last 10 years.(7) Notwithstanding subdivision (c) and paragraph (1) a local agency that has adopted an ordinance by July 1, 2018, providing for the approval of accessory dwelling units or tiny homes on wheels in multifamily dwelling structures shall ministerially consider a permit application to construct an accessory dwelling unit or tiny home on wheels that is described in paragraph (1), and may impose standards including, but not limited to, design, development, and historic standards on said those accessory dwelling units. units or tiny homes on wheels. These standards shall not include requirements on minimum lot size.(f) (1) Fees charged for the construction of accessory dwelling units or tiny homes on wheels shall be determined in accordance with Chapter 5 (commencing with Section 66000) and Chapter 7 (commencing with Section 66012).(2) An accessory dwelling unit or tiny home on wheels shall not be considered by a local agency, special district, or water corporation to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling.(3) (A) A local agency, special district, or water corporation shall not impose any impact fee upon the development of an accessory dwelling unit or tiny home on wheels less than 750 square feet. Any impact fees charged for an accessory dwelling unit or tiny home on wheels of 750 square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit.(B) For purposes of this paragraph, impact fee has the same meaning as the term fee is defined in subdivision (b) of Section 66000, except that it also includes fees specified in Section 66477. Impact fee does not include any connection fee or capacity charge charged by a local agency, special district, or water corporation.(4) For an accessory dwelling unit or tiny home on wheels described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility or impose a related connection fee or capacity charge, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling.(5) For an accessory dwelling unit or tiny home on wheels that is not described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation may require a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility. 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, unit or tiny home on wheels, based upon either its square feet or the number of its drainage fixture unit (DFU) 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 this service.(g) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of an accessory dwelling unit. unit or tiny home on wheels.(h) (1) A local agency shall submit a copy of the ordinance adopted pursuant to subdivision (a) to the Department of Housing and Community Development within 60 days after adoption. After adoption of an ordinance, the department may submit written findings to the local agency as to whether the ordinance complies with this section.(2) (A) If the department finds that the local agencys ordinance does not comply with this section, the department shall notify the local agency and shall provide the local agency with a reasonable time, no longer than 30 days, to respond to the findings before taking any other action authorized by this section.(B) The local agency shall consider the findings made by the department pursuant to subparagraph (A) and shall do one of the following:(i) Amend the ordinance to comply with this section.(ii) Adopt the ordinance without changes. The local agency shall include findings in its resolution adopting the ordinance that explain the reasons the local agency believes that the ordinance complies with this section despite the findings of the department.(3) (A) If the local agency does not amend its ordinance in response to the departments findings or does not adopt a resolution with findings explaining the reason the ordinance complies with this section and addressing the departments findings, the department shall notify the local agency and may notify the Attorney General that the local agency is in violation of state law.(B) Before notifying the Attorney General that the local agency is in violation of state law, the department may consider whether a local agency adopted an ordinance in compliance with this section between January 1, 2017, and January 1, 2020.(i) The department may review, adopt, amend, or repeal guidelines to implement uniform standards or criteria that supplement or clarify the terms, references, and standards set forth in this section. The guidelines adopted pursuant to this subdivision are not subject to Chapter 3.5 (commencing with Section 11340) of Part 1 of Division 3 of Title 2.(j) As used in this section, the following terms mean:(1) Accessory dwelling unit means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An accessory dwelling unit also includes the following:(A) An efficiency unit.(B) A manufactured home, as defined in Section 18007 of the Health and Safety Code.(2) Accessory structure means a structure that is accessory and incidental to a dwelling located on the same lot.(3) Efficiency unit has the same meaning as defined in Section 17958.1 of the Health and Safety Code.(4) Living area means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.(5) Local agency means a city, county, or city and county, whether general law or chartered.(6) Nonconforming zoning condition means a physical improvement on a property that does not conform with current zoning standards.(7) Passageway means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. unit or tiny home on wheels.(8) Proposed dwelling means a dwelling that is the subject of a permit application and that meets the requirements for permitting.(9) Public transit means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.(10) Tandem parking means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another.(11) Tiny home on wheels means a separate, independent dwelling unit that meets all of the following requirements:(A) It is a unit no larger than 400 square feet. The square footage of a loft inside of the unit shall not be counted towards the 400-square-footage limitation.(B) It is a park model recreational vehicle that meets the following:(i) Provides living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation.(ii) Mounts and is mounted on a wheeled trailer chassis.(iii) Possesses the necessary title and registration for towing from the California Department of Motor Vehicles.(iv) Meets American National Standards Institute (ANSI) 119.5 requirements or National Fire Protection Association (NFPA) 1192 standards.(C) It possesses certification demonstrating ANSI or NFPA compliance.(D) For purposes of this paragraph, a park model recreational vehicle means a towable recreational vehicle designed to provide temporary living quarters for recreational, seasonal, camping or travel use. A park model recreational vehicle is built on a single trailer chassis, mounted on wheels, and has a gross trailer area not larger than 400 square feet.(k) A local agency shall not issue a certificate of occupancy for an accessory dwelling unit or tiny home on wheels before the local agency issues a certificate of occupancy for the primary dwelling.(l) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for accessory dwelling units. units or tiny homes on wheels.(m) A local agency may count an accessory dwelling unit or a tiny home on wheels for purposes of identifying adequate sites for housing, as specified in subdivision (a) of Section 65583.1, subject to authorization by the department and compliance with this division.(n) In enforcing building standards pursuant to Article 1 (commencing with Section 17960) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code for an accessory dwelling unit or tiny home on wheels described in paragraph (1) or (2) below, a local agency, upon request of an owner of an accessory dwelling unit or a tiny home on wheels for a delay in enforcement, shall delay enforcement of a building standard, subject to compliance with Section 17980.12 of the Health and Safety Code:(1) The accessory dwelling unit or tiny home on wheels was built before January 1, 2020.(2) The accessory dwelling unit or tiny home on wheels was built on or after January 1, 2020, in a local jurisdiction that, at the time the accessory dwelling unit or tiny home on wheels was built, had a noncompliant accessory dwelling unit ordinance, ordinance or the tiny home on wheels ordinance, but the ordinance is compliant at the time the request is made.(o) This section shall become operative on January 1, 2025. | |
| 334 | 277 | ||
| 335 | 278 | ||
| 336 | 279 | ||
| 337 | - | 65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following: | |
| 280 | + | 65852.2. (a) (1) A local agency may, by ordinance, provide for the creation of accessory dwelling units and tiny homes on wheels in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following: | |
| 338 | 281 | ||
| 339 | - | (A) Designate areas within the jurisdiction of the local agency where accessory dwelling units may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units may be permitted. | |
| 282 | + | (A) Designate areas within the jurisdiction of the local agency where accessory dwelling units or tiny homes on wheels may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units or tiny homes on wheels on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units or tiny homes on wheels may be permitted. | |
| 340 | 283 | ||
| 341 | - | (B) (i) Impose standards on accessory dwelling units that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size. | |
| 284 | + | (B) (i) Impose standards on accessory dwelling units or tiny homes on wheels that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size. | |
| 342 | 285 | ||
| 343 | - | (ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit located within its jurisdiction. | |
| 286 | + | (ii) Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit or tiny home on wheels located within its jurisdiction. | |
| 344 | 287 | ||
| 345 | - | (C) Provide that accessory dwelling units do not exceed the allowable density for the lot upon which the accessory dwelling unit is located, and that accessory dwelling units are a residential use that is consistent with the existing general plan and zoning designation for the lot. | |
| 288 | + | (C) Provide that accessory dwelling units or tiny homes on wheels do not exceed the allowable density for the lot upon which the accessory dwelling unit or tiny home on wheels is located, and that accessory dwelling units or tiny homes on wheels are a residential use that is consistent with the existing general plan and zoning designation for the lot. | |
| 346 | 289 | ||
| 347 | - | (D) Require the accessory dwelling units to comply with all of the following: | |
| 290 | + | (D) Require the accessory dwelling units or tiny homes on wheels to comply with all of the following: | |
| 348 | 291 | ||
| 349 | - | (i) Except as provided in Section 65852.26, the accessory dwelling unit may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence. | |
| 292 | + | (i) Except as provided in Section 65852.26, the accessory dwelling unit or tiny home on wheels may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence. | |
| 350 | 293 | ||
| 351 | 294 | (ii) The lot is zoned to allow single-family or multifamily dwelling residential use and includes a proposed or existing dwelling. | |
| 352 | 295 | ||
| 353 | - | (iii) The accessory dwelling unit is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling. | |
| 296 | + | (iii) The accessory dwelling unit or tiny home on wheels is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling. | |
| 354 | 297 | ||
| 355 | - | (iv) If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit shall not exceed 50 percent of the existing primary dwelling. | |
| 298 | + | (iv) If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit or tiny home on wheels shall not exceed 50 percent of the existing primary dwelling. | |
| 356 | 299 | ||
| 357 | - | (v) The total floor area for a detached accessory dwelling unit shall not exceed 1,200 square feet. | |
| 300 | + | (v) The total floor area for a detached accessory dwelling unit or tiny home on wheels shall not exceed 1,200 square feet. | |
| 358 | 301 | ||
| 359 | - | (vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit. | |
| 302 | + | (vi) No passageway shall be required in conjunction with the construction of an accessory dwelling unit. unit or tiny home on wheels. | |
| 360 | 303 | ||
| 361 | - | (vii) No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or to a portion of an accessory dwelling unit, and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure. | |
| 304 | + | (vii) No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or tiny home on wheels or to a portion of an accessory dwelling unit, unit or tiny home on wheels, and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit or tiny home on wheels that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure. | |
| 362 | 305 | ||
| 363 | - | (viii) Local building code requirements that apply to detached dwellings, as appropriate. | |
| 306 | + | (viii) Local building code requirements that apply to detached dwellings, as appropriate. | |
| 364 | 307 | ||
| 365 | 308 | (ix) Approval by the local health officer where a private sewage disposal system is being used, if required. | |
| 366 | 309 | ||
| 367 | - | (x) (I) Parking requirements for accessory dwelling units shall not exceed one parking space per accessory dwelling unit or per bedroom, whichever is less. These spaces may be provided as tandem parking on a driveway. | |
| 310 | + | (x) (I) Parking requirements for accessory dwelling units or tiny homes on wheels shall not exceed one parking space per accessory dwelling unit unit, per or tiny home on wheels, or per bedroom, whichever is less. These spaces may be provided as tandem parking on a driveway. | |
| 368 | 311 | ||
| 369 | 312 | (II) Offstreet parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions. | |
| 370 | 313 | ||
| 371 | - | (III) This clause shall not apply to an accessory dwelling unit that is described in subdivision (d). | |
| 314 | + | (III) This clause shall not apply to an accessory dwelling unit or tiny home on wheels that is described in subdivision (d). | |
| 372 | 315 | ||
| 373 | - | (xi) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or converted to an accessory dwelling unit, the local agency shall not require that those offstreet parking spaces be replaced. | |
| 316 | + | (xi) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or tiny home on wheels or converted to an accessory dwelling unit, unit or tiny home on wheels, the local agency shall not require that those offstreet parking spaces be replaced. | |
| 374 | 317 | ||
| 375 | - | (xii) Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. | |
| 318 | + | (xii) Accessory dwelling units or tiny homes on wheels shall not be required to provide fire sprinklers if they are not required for the primary residence. | |
| 376 | 319 | ||
| 377 | 320 | (2) The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. | |
| 378 | 321 | ||
| 379 | - | (3) A permit application for an accessory dwelling unit or a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. The permitting agency shall act on the application to create an accessory dwelling unit or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit or junior accessory dwelling unit shall be considered without discretionary review or hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. A local agency may charge a fee to reimburse it for costs incurred to implement this paragraph, including the costs of adopting or amending any ordinance that provides for the creation of an accessory dwelling unit. | |
| 322 | + | (3) A permit application for an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. The permitting agency shall act on the application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit unit, the tiny home on wheels, or junior accessory dwelling unit shall be considered without discretionary review or hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. A local agency may charge a fee to reimburse it for costs incurred to implement this paragraph, including the costs of adopting or amending any ordinance that provides for the creation of an accessory dwelling unit. unit or tiny home on wheels. | |
| 380 | 323 | ||
| 381 | - | (4) An existing ordinance governing the creation of an accessory dwelling unit by a local agency or an accessory dwelling ordinance adopted by a local agency shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units and shall not include any discretionary processes, provisions, or requirements for those units, except as otherwise provided in this subdivision. If a local agency has an existing accessory dwelling unit ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units, unless and until the agency adopts an ordinance that complies with this section. | |
| 324 | + | (4) An existing ordinance governing the creation of an accessory dwelling unit or tiny home on wheels by a local agency or an accessory dwelling unit ordinance or tiny home on wheels ordinance adopted by a local agency shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units or tiny homes on wheels and shall not include any discretionary processes, provisions, or requirements for those units, except as otherwise provided in this subdivision. If a local agency has an existing accessory dwelling unit ordinance or tiny home on wheels ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units, units or tiny homes on wheels, unless and until the agency adopts an ordinance that complies with this section. | |
| 382 | 325 | ||
| 383 | 326 | (5) No other local ordinance, policy, or regulation shall be the basis for the delay or denial of a building permit or a use permit under this subdivision. | |
| 384 | 327 | ||
| 385 | - | (6) (A) This subdivision establishes the maximum standards that local agencies shall use to evaluate a proposed accessory dwelling unit on a lot that includes a proposed or existing single-family dwelling. No additional standards, other than those provided in this subdivision, shall be used or imposed except that, subject to subparagraph (B), a local agency may require an applicant for a permit issued pursuant to this subdivision to be an owner-occupant or that the property be used for rentals of terms longer than 30 days. | |
| 328 | + | (6) (A) This subdivision establishes the maximum standards that local agencies shall use to evaluate a proposed accessory dwelling unit or tiny home on wheels on a lot that includes a proposed or existing single-family dwelling. No additional standards, other than those provided in this subdivision, shall be used or imposed except that, subject to subparagraph (B), a local agency may require an applicant for a permit issued pursuant to this subdivision to be an owner-occupant or that the property be used for rentals of terms longer than 30 days. | |
| 386 | 329 | ||
| 387 | - | (B) Notwithstanding subparagraph (A), a local agency shall not impose an owner-occupant requirement on an accessory dwelling unit permitted between January 1, 2020, to January 1, 2025, during which time the local agency was prohibited from imposing an owner-occupant requirement. | |
| 330 | + | (B) Notwithstanding subparagraph (A), a local agency shall not impose an owner-occupant requirement on an accessory dwelling unit or tiny home on wheels permitted between January 1, 2020, to January 1, 2025, during which time the local agency was prohibited from imposing an owner-occupant requirement. | |
| 388 | 331 | ||
| 389 | - | (7) A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of an accessory dwelling unit if these provisions are consistent with the limitations of this subdivision. | |
| 332 | + | (7) A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of an accessory dwelling unit or tiny home on wheels if these provisions are consistent with the limitations of this subdivision. | |
| 390 | 333 | ||
| 391 | - | (8) An accessory dwelling unit that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot. The accessory dwelling unit shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. | |
| 334 | + | (8) An accessory dwelling unit or tiny home on wheels that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot. The accessory dwelling unit or tiny home on wheels shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. | |
| 392 | 335 | ||
| 393 | - | (b) When a local agency that has not adopted an ordinance governing accessory dwelling units in accordance with subdivision (a) receives an application for a permit to create an accessory dwelling unit pursuant to this subdivision, the local agency shall approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a). The permitting agency shall act on the application to create an accessory dwelling unit or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit or junior accessory dwelling unit shall still be considered ministerially without discretionary review or a hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. | |
| 336 | + | (b) When a local agency that has not adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a) receives an application for a permit to create an accessory dwelling unit or a tiny home on wheels pursuant to this subdivision, the local agency shall approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a). The permitting agency shall act on the application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit unit, the tiny home on wheels, or junior accessory dwelling unit shall still be considered ministerially without discretionary review or a hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. | |
| 394 | 337 | ||
| 395 | - | (c) (1) Subject to paragraph (2), a local agency may establish minimum and maximum unit size requirements for both attached and detached accessory dwelling units. | |
| 338 | + | (c) (1) Subject to paragraph (2), a local agency may establish minimum and maximum unit size requirements for both attached and detached accessory dwelling units. units or tiny homes on wheels. | |
| 396 | 339 | ||
| 397 | 340 | (2) Notwithstanding paragraph (1), a local agency shall not establish by ordinance any of the following: | |
| 398 | 341 | ||
| 399 | - | (A) A minimum square footage requirement for either an attached or detached accessory dwelling unit that prohibits an efficiency unit. | |
| 342 | + | (A) A minimum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that prohibits an efficiency unit. | |
| 400 | 343 | ||
| 401 | - | (B) A maximum square footage requirement for either an attached or detached accessory dwelling unit that is less than either of the following: | |
| 344 | + | (B) A maximum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that is less than either of the following: | |
| 402 | 345 | ||
| 403 | 346 | (i) 850 square feet. | |
| 404 | 347 | ||
| 405 | - | (ii) 1,000 square feet for an accessory dwelling unit that provides more than one bedroom. | |
| 348 | + | (ii) 1,000 square feet for an accessory dwelling unit or tiny home on wheels that provides more than one bedroom. | |
| 406 | 349 | ||
| 407 | - | (C) Any other minimum or maximum size for an accessory dwelling unit, size based upon a percentage of the proposed or existing primary dwelling, or limits on lot coverage, floor area ratio, open space, and minimum lot size, for either attached or detached dwellings that does not permit at least an 800 square foot accessory dwelling unit that is at least 16 feet in height with four-foot side and rear yard setbacks to be constructed in compliance with all other local development standards. | |
| 350 | + | (C) Any other minimum or maximum size for an accessory dwelling unit, unit or tiny home on wheels, size based upon a percentage of the proposed or existing primary dwelling, or limits on lot coverage, floor area ratio, open space, and minimum lot size, for either attached or detached dwellings that does not permit at least an 800 square foot accessory dwelling unit or tiny home on wheels that is at least 16 feet in height with four-foot side and rear yard setbacks to be constructed in compliance with all other local development standards. | |
| 408 | 351 | ||
| 409 | - | (d) Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit in any of the following instances: | |
| 352 | + | (d) Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit or tiny home on wheels in any of the following instances: | |
| 410 | 353 | ||
| 411 | - | (1) The accessory dwelling unit is located within one-half mile walking distance of public transit. | |
| 354 | + | (1) The accessory dwelling unit or tiny home on wheels is located within one-half mile walking distance of public transit. | |
| 412 | 355 | ||
| 413 | - | (2) The accessory dwelling unit is located within an architecturally and historically significant historic district. | |
| 356 | + | (2) The accessory dwelling unit or tiny home on wheels is located within an architecturally and historically significant historic district. | |
| 414 | 357 | ||
| 415 | - | (3) The accessory dwelling unit is part of the proposed or existing primary residence or an accessory structure. | |
| 358 | + | (3) The accessory dwelling unit or tiny home on wheels is part of the proposed or existing primary residence or an accessory structure. | |
| 416 | 359 | ||
| 417 | - | (4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. | |
| 360 | + | (4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit. unit or tiny home on wheels. | |
| 418 | 361 | ||
| 419 | - | (5) When there is a car share vehicle located within one block of the accessory dwelling unit. | |
| 362 | + | (5) When there is a car share vehicle located within one block of the accessory dwelling unit. unit or tiny home on wheels. | |
| 420 | 363 | ||
| 421 | 364 | (e) (1) Notwithstanding subdivisions (a) to (d), inclusive, a local agency shall ministerially approve an application for a building permit within a residential or mixed-use zone to create any of the following: | |
| 422 | 365 | ||
| 423 | - | (A) One accessory dwelling unit and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply: | |
| 366 | + | (A) One accessory dwelling unit unit, one tiny home on wheels, and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply: | |
| 424 | 367 | ||
| 425 | - | (i) The accessory dwelling unit or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress. | |
| 368 | + | (i) The accessory dwelling unit unit, tiny home on wheels, or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress. | |
| 426 | 369 | ||
| 427 | 370 | (ii) The space has exterior access from the proposed or existing single-family dwelling. | |
| 428 | 371 | ||
| 429 | 372 | (iii) The side and rear setbacks are sufficient for fire and safety. | |
| 430 | 373 | ||
| 431 | 374 | (iv) The junior accessory dwelling unit complies with the requirements of Section 65852.22. | |
| 432 | 375 | ||
| 433 | - | (B) One detached, new construction, accessory dwelling unit that does not exceed four-foot side and rear yard setbacks for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit may be combined with a junior accessory dwelling unit described in subparagraph (A). A local agency may impose the following conditions on the accessory dwelling unit: | |
| 376 | + | (B) One detached, new construction, accessory dwelling unit or tiny home on wheels that does not exceed four-foot side and rear yard setbacks for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit or tiny home on wheels may be combined with a junior accessory dwelling unit described in subparagraph (A). A local agency may impose the following conditions on the accessory dwelling unit: unit or tiny home on wheels: | |
| 434 | 377 | ||
| 435 | 378 | (i) A total floor area limitation of not more than 800 square feet. | |
| 436 | 379 | ||
| 437 | 380 | (ii) A height limitation of 16 feet. | |
| 438 | 381 | ||
| 439 | - | (C) (i) Multiple accessory dwelling units within the portions of existing multifamily dwelling structures 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. | |
| 382 | + | (C) (i) Multiple accessory dwelling units or tiny homes on wheels within the portions of existing multifamily dwelling structures 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. | |
| 440 | 383 | ||
| 441 | - | (ii) A local agency shall allow at least one accessory dwelling unit within an existing multifamily dwelling and shall allow up to 25 percent of the existing multifamily dwelling units. | |
| 384 | + | (ii) A local agency shall allow at least one accessory dwelling unit or tiny home on wheels within an existing multifamily dwelling and shall allow up to 25 percent of the existing multifamily dwelling units. | |
| 442 | 385 | ||
| 443 | - | (D) Not more than two accessory dwelling units that are located on a lot that has an existing multifamily dwelling, but are detached from that multifamily dwelling and are subject to a height limit of 16 feet and four-foot rear yard and side setbacks. | |
| 386 | + | (D) Not more than two accessory dwelling units or tiny homes on wheels that are located on a lot that has an existing multifamily dwelling, but are detached from that multifamily dwelling and are subject to a height limit of 16 feet and four-foot rear yard and side setbacks. | |
| 444 | 387 | ||
| 445 | - | (2) A local agency shall not require, as a condition for ministerial approval of a permit application for the creation of an accessory dwelling unit or a junior accessory dwelling unit, the correction of nonconforming zoning conditions. | |
| 388 | + | (2) A local agency shall not require, as a condition for ministerial approval of a permit application for the creation of an accessory dwelling unit unit, a tiny home on wheels, or a junior accessory dwelling unit, the correction of nonconforming zoning conditions. | |
| 446 | 389 | ||
| 447 | - | (3) The installation of fire sprinklers shall not be required in an accessory dwelling unit if sprinklers are not required for the primary residence. | |
| 390 | + | (3) The installation of fire sprinklers shall not be required in an accessory dwelling unit or tiny home on wheels if sprinklers are not required for the primary residence. | |
| 448 | 391 | ||
| 449 | - | (4) A local agency may require owner occupancy for either the primary dwelling or the accessory dwelling unit on a single-family lot, subject to the requirements of paragraph (6) of subdivision (a). | |
| 392 | + | (4) A local agency may require owner occupancy for either the primary dwelling or dwelling, the accessory dwelling unit unit, or the tiny home on wheels on a single-family lot, subject to the requirements of paragraph (6) of subdivision (a). | |
| 450 | 393 | ||
| 451 | - | (5) A local agency shall require that a rental of the accessory dwelling unit created pursuant to this subdivision be for a term longer than 30 days. | |
| 394 | + | (5) A local agency shall require that a rental of the accessory dwelling unit or tiny home on wheels created pursuant to this subdivision be for a term longer than 30 days. | |
| 452 | 395 | ||
| 453 | - | (6) A local agency may require, as part of the application for a permit to create an accessory dwelling unit connected to an onsite wastewater treatment system, a percolation test completed within the last five years, or, if the percolation test has been recertified, within the last 10 years. | |
| 396 | + | (6) A local agency may require, as part of the application for a permit to create an accessory dwelling unit or tiny home on wheels connected to an onsite wastewater treatment system, a percolation test completed within the last five years, or, if the percolation test has been recertified, within the last 10 years. | |
| 454 | 397 | ||
| 455 | - | (7) Notwithstanding subdivision (c) and paragraph (1) a local agency that has adopted an ordinance by July 1, 2018, providing for the approval of accessory dwelling units in multifamily dwelling structures shall ministerially consider a permit application to construct an accessory dwelling unit that is described in paragraph (1), and may impose standards including, but not limited to, design, development, and historic standards on said accessory dwelling units. These standards shall not include requirements on minimum lot size. | |
| 398 | + | (7) Notwithstanding subdivision (c) and paragraph (1) a local agency that has adopted an ordinance by July 1, 2018, providing for the approval of accessory dwelling units or tiny homes on wheels in multifamily dwelling structures shall ministerially consider a permit application to construct an accessory dwelling unit or tiny home on wheels that is described in paragraph (1), and may impose standards including, but not limited to, design, development, and historic standards on said those accessory dwelling units. units or tiny homes on wheels. These standards shall not include requirements on minimum lot size. | |
| 456 | 399 | ||
| 457 | - | (f) (1) Fees charged for the construction of accessory dwelling units shall be determined in accordance with Chapter 5 (commencing with Section 66000) and Chapter 7 (commencing with Section 66012). | |
| 400 | + | (f) (1) Fees charged for the construction of accessory dwelling units or tiny homes on wheels shall be determined in accordance with Chapter 5 (commencing with Section 66000) and Chapter 7 (commencing with Section 66012). | |
| 458 | 401 | ||
| 459 | - | (2) An accessory dwelling unit shall not be considered by a local agency, special district, or water corporation to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the accessory dwelling unit was constructed with a new single-family dwelling. | |
| 402 | + | (2) An accessory dwelling unit or tiny home on wheels shall not be considered by a local agency, special district, or water corporation to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling. | |
| 460 | 403 | ||
| 461 | - | (3) (A) A local agency, special district, or water corporation shall not impose any impact fee upon the development of an accessory dwelling unit less than 750 square feet. Any impact fees charged for an accessory dwelling unit of 750 square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit. | |
| 404 | + | (3) (A) A local agency, special district, or water corporation shall not impose any impact fee upon the development of an accessory dwelling unit or tiny home on wheels less than 750 square feet. Any impact fees charged for an accessory dwelling unit or tiny home on wheels of 750 square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit. | |
| 462 | 405 | ||
| 463 | 406 | (B) For purposes of this paragraph, impact fee has the same meaning as the term fee is defined in subdivision (b) of Section 66000, except that it also includes fees specified in Section 66477. Impact fee does not include any connection fee or capacity charge charged by a local agency, special district, or water corporation. | |
| 464 | 407 | ||
| 465 | - | (4) For an accessory dwelling unit described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit and the utility or impose a related connection fee or capacity charge, unless the accessory dwelling unit was constructed with a new single-family dwelling. | |
| 408 | + | (4) For an accessory dwelling unit or tiny home on wheels described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility or impose a related connection fee or capacity charge, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling. | |
| 466 | 409 | ||
| 467 | - | (5) For an accessory dwelling unit that is not described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation may require a new or separate utility connection directly between the accessory dwelling unit and the utility. 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, based upon either its square feet or the number of its drainage fixture unit (DFU) 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 this service. | |
| 410 | + | (5) For an accessory dwelling unit or tiny home on wheels that is not described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation may require a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility. 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, unit or tiny home on wheels, based upon either its square feet or the number of its drainage fixture unit (DFU) 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 this service. | |
| 468 | 411 | ||
| 469 | - | (g) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of an accessory dwelling unit. | |
| 412 | + | (g) This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of an accessory dwelling unit. unit or tiny home on wheels. | |
| 470 | 413 | ||
| 471 | 414 | (h) (1) A local agency shall submit a copy of the ordinance adopted pursuant to subdivision (a) to the Department of Housing and Community Development within 60 days after adoption. After adoption of an ordinance, the department may submit written findings to the local agency as to whether the ordinance complies with this section. | |
| 472 | 415 | ||
| 473 | 416 | (2) (A) If the department finds that the local agencys ordinance does not comply with this section, the department shall notify the local agency and shall provide the local agency with a reasonable time, no longer than 30 days, to respond to the findings before taking any other action authorized by this section. | |
| 474 | 417 | ||
| 475 | 418 | (B) The local agency shall consider the findings made by the department pursuant to subparagraph (A) and shall do one of the following: | |
| 476 | 419 | ||
| 477 | 420 | (i) Amend the ordinance to comply with this section. | |
| 478 | 421 | ||
| 479 | 422 | (ii) Adopt the ordinance without changes. The local agency shall include findings in its resolution adopting the ordinance that explain the reasons the local agency believes that the ordinance complies with this section despite the findings of the department. | |
| 480 | 423 | ||
| 481 | 424 | (3) (A) If the local agency does not amend its ordinance in response to the departments findings or does not adopt a resolution with findings explaining the reason the ordinance complies with this section and addressing the departments findings, the department shall notify the local agency and may notify the Attorney General that the local agency is in violation of state law. | |
| 482 | 425 | ||
| 483 | 426 | (B) Before notifying the Attorney General that the local agency is in violation of state law, the department may consider whether a local agency adopted an ordinance in compliance with this section between January 1, 2017, and January 1, 2020. | |
| 484 | 427 | ||
| 485 | 428 | (i) The department may review, adopt, amend, or repeal guidelines to implement uniform standards or criteria that supplement or clarify the terms, references, and standards set forth in this section. The guidelines adopted pursuant to this subdivision are not subject to Chapter 3.5 (commencing with Section 11340) of Part 1 of Division 3 of Title 2. | |
| 486 | 429 | ||
| 487 | 430 | (j) As used in this section, the following terms mean: | |
| 488 | 431 | ||
| 489 | 432 | (1) Accessory dwelling unit means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An accessory dwelling unit also includes the following: | |
| 490 | 433 | ||
| 491 | 434 | (A) An efficiency unit. | |
| 492 | 435 | ||
| 493 | 436 | (B) A manufactured home, as defined in Section 18007 of the Health and Safety Code. | |
| 494 | 437 | ||
| 495 | - | (C) A movable tiny home, as defined in paragraph (6). | |
| 496 | - | ||
| 497 | 438 | (2) Accessory structure means a structure that is accessory and incidental to a dwelling located on the same lot. | |
| 498 | 439 | ||
| 499 | 440 | (3) Efficiency unit has the same meaning as defined in Section 17958.1 of the Health and Safety Code. | |
| 500 | 441 | ||
| 501 | 442 | (4) Living area means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure. | |
| 502 | 443 | ||
| 503 | 444 | (5) Local agency means a city, county, or city and county, whether general law or chartered. | |
| 504 | 445 | ||
| 505 | - | (6) | |
| 446 | + | (6) Nonconforming zoning condition means a physical improvement on a property that does not conform with current zoning standards. | |
| 506 | 447 | ||
| 507 | - | ( | |
| 448 | + | (7) Passageway means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. unit or tiny home on wheels. | |
| 508 | 449 | ||
| 509 | - | ( | |
| 450 | + | (8) Proposed dwelling means a dwelling that is the subject of a permit application and that meets the requirements for permitting. | |
| 510 | 451 | ||
| 511 | - | ( | |
| 452 | + | (9) Public transit means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public. | |
| 512 | 453 | ||
| 513 | - | ( | |
| 454 | + | (10) Tandem parking means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another. | |
| 514 | 455 | ||
| 515 | - | ( | |
| 456 | + | (11) Tiny home on wheels means a separate, independent dwelling unit that meets all of the following requirements: | |
| 516 | 457 | ||
| 517 | - | ( | |
| 458 | + | (A) It is a unit no larger than 400 square feet. The square footage of a loft inside of the unit shall not be counted towards the 400-square-footage limitation. | |
| 518 | 459 | ||
| 519 | - | ( | |
| 460 | + | (B) It is a park model recreational vehicle that meets the following: | |
| 520 | 461 | ||
| 521 | - | ||
| 462 | + | (i) Provides living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation. | |
| 522 | 463 | ||
| 523 | - | (ii) | |
| 464 | + | (ii) Mounts and is mounted on a wheeled trailer chassis. | |
| 524 | 465 | ||
| 525 | - | ( | |
| 466 | + | (iii) Possesses the necessary title and registration for towing from the California Department of Motor Vehicles. | |
| 526 | 467 | ||
| 527 | - | ( | |
| 468 | + | (iv) Meets American National Standards Institute (ANSI) 119.5 requirements or National Fire Protection Association (NFPA) 1192 standards. | |
| 528 | 469 | ||
| 529 | - | ( | |
| 470 | + | (C) It possesses certification demonstrating ANSI or NFPA compliance. | |
| 530 | 471 | ||
| 531 | - | ( | |
| 472 | + | (D) For purposes of this paragraph, a park model recreational vehicle means a towable recreational vehicle designed to provide temporary living quarters for recreational, seasonal, camping or travel use. A park model recreational vehicle is built on a single trailer chassis, mounted on wheels, and has a gross trailer area not larger than 400 square feet. | |
| 532 | 473 | ||
| 533 | - | ( | |
| 474 | + | (k) A local agency shall not issue a certificate of occupancy for an accessory dwelling unit or tiny home on wheels before the local agency issues a certificate of occupancy for the primary dwelling. | |
| 534 | 475 | ||
| 535 | - | ( | |
| 476 | + | (l) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for accessory dwelling units. units or tiny homes on wheels. | |
| 536 | 477 | ||
| 537 | - | ( | |
| 478 | + | (m) A local agency may count an accessory dwelling unit or a tiny home on wheels for purposes of identifying adequate sites for housing, as specified in subdivision (a) of Section 65583.1, subject to authorization by the department and compliance with this division. | |
| 538 | 479 | ||
| 539 | - | ( | |
| 480 | + | (n) In enforcing building standards pursuant to Article 1 (commencing with Section 17960) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code for an accessory dwelling unit or tiny home on wheels described in paragraph (1) or (2) below, a local agency, upon request of an owner of an accessory dwelling unit or a tiny home on wheels for a delay in enforcement, shall delay enforcement of a building standard, subject to compliance with Section 17980.12 of the Health and Safety Code: | |
| 540 | 481 | ||
| 541 | - | ( | |
| 482 | + | (1) The accessory dwelling unit or tiny home on wheels was built before January 1, 2020. | |
| 542 | 483 | ||
| 543 | - | (VII) The unit shall have a minimum wall structure composed of 2-inch-by-4-inch wood studs, or equivalent metal studs, or SIP panels. | |
| 544 | - | ||
| 545 | - | (VIII) The unit shall have a minimum shear and sheathing material of 7/16 inch on any exterior wall and of 15/32 inch on a roof. | |
| 546 | - | ||
| 547 | - | (IX) The unit shall have a minimum insulation value standard of R-13 in walls and in floors and a minimum insulation value standard of R-19 in ceilings. | |
| 548 | - | ||
| 549 | - | (X) The unit shall have an electrical system that meets the requirements listed in Sections 551 or 552, as applicable, of the National Fire Protection Association (NFPA) 70 and National Electrical Code (NEC). | |
| 550 | - | ||
| 551 | - | (XI) The unit shall not have any mechanical popouts. | |
| 552 | - | ||
| 553 | - | (iii) Where in conflict with the building standards of this section, a unit located within a very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Section 51178 or as indicated on maps adopted by the Department of Forestry and Fire Protection pursuant to Section 4202 of the Public Resources Code, shall comply with building standards pursuant to Chapter 7A (commencing with Section 701A.1) of Part 2 of Title 24 of the California Code of Regulations, or any appropriate successor regulatory code with the primary purpose of reducing risk to structures from wildfire or conforming to the low-cost retrofit list, and updates to that list developed pursuant to paragraph (1) of subdivision (c) of Section 51189. | |
| 554 | - | ||
| 555 | - | (H) A unit may sit on a foundation that meets state-approved requirements for foundation systems for manufactured housing, or follow an alternative design certified by a professional engineer licensed in the State of California. The city, county, or city and county where the site of the unit is located shall be responsible for issuing permits and inspecting foundations that follow an alternative design and are certified by a professional engineer licensed in the State of California. | |
| 556 | - | ||
| 557 | - | (6) | |
| 558 | - | ||
| 559 | - | ||
| 560 | - | ||
| 561 | - | (7) Nonconforming zoning condition means a physical improvement on a property that does not conform with current zoning standards. | |
| 562 | - | ||
| 563 | - | (7) | |
| 564 | - | ||
| 565 | - | ||
| 566 | - | ||
| 567 | - | (8) Passageway means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit. | |
| 568 | - | ||
| 569 | - | (8) | |
| 570 | - | ||
| 571 | - | ||
| 572 | - | ||
| 573 | - | (9) Proposed dwelling means a dwelling that is the subject of a permit application and that meets the requirements for permitting. | |
| 574 | - | ||
| 575 | - | (9) | |
| 576 | - | ||
| 577 | - | ||
| 578 | - | ||
| 579 | - | (10) Public transit means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public. | |
| 580 | - | ||
| 581 | - | (10) | |
| 582 | - | ||
| 583 | - | ||
| 584 | - | ||
| 585 | - | (11) Tandem parking means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another. | |
| 586 | - | ||
| 587 | - | (k) A local agency shall not issue a certificate of occupancy for an accessory dwelling unit before the local agency issues a certificate of occupancy for the primary dwelling. | |
| 588 | - | ||
| 589 | - | (l) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for accessory dwelling units. | |
| 590 | - | ||
| 591 | - | (m) A local agency may count an accessory dwelling unit for purposes of identifying adequate sites for housing, as specified in subdivision (a) of Section 65583.1, subject to authorization by the department and compliance with this division. | |
| 592 | - | ||
| 593 | - | (n) In enforcing building standards pursuant to Article 1 (commencing with Section 17960) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code for an accessory dwelling unit described in paragraph (1) or (2) below, a local agency, upon request of an owner of an accessory dwelling unit for a delay in enforcement, shall delay enforcement of a building standard, subject to compliance with Section 17980.12 of the Health and Safety Code: | |
| 594 | - | ||
| 595 | - | (1) The accessory dwelling unit was built before January 1, 2020. | |
| 596 | - | ||
| 597 | - | (2) The accessory dwelling unit was built on or after January 1, 2020, in a local jurisdiction that, at the time the accessory dwelling unit was built, had a noncompliant accessory dwelling unit ordinance, but the ordinance is compliant at the time the request is made. | |
| 484 | + | (2) The accessory dwelling unit or tiny home on wheels was built on or after January 1, 2020, in a local jurisdiction that, at the time the accessory dwelling unit or tiny home on wheels was built, had a noncompliant accessory dwelling unit ordinance, ordinance or the tiny home on wheels ordinance, but the ordinance is compliant at the time the request is made. | |
| 598 | 485 | ||
| 599 | 486 | (o) This section shall become operative on January 1, 2025. | |
| 600 | 487 | ||
| 601 | 488 | SEC. 3. No reimbursement is required by this act pursuant to Section 6 of Article XIIIB of the California Constitution because a local agency or school district has the authority to levy service charges, fees, or assessments sufficient to pay for the program or level of service mandated by this act, within the meaning of Section 17556 of the Government Code. | |
| 602 | 489 | ||
| 603 | 490 | SEC. 3. No reimbursement is required by this act pursuant to Section 6 of Article XIIIB of the California Constitution because a local agency or school district has the authority to levy service charges, fees, or assessments sufficient to pay for the program or level of service mandated by this act, within the meaning of Section 17556 of the Government Code. | |
| 604 | 491 | ||
| 605 | 492 | SEC. 3. No reimbursement is required by this act pursuant to Section 6 of Article XIIIB of the California Constitution because a local agency or school district has the authority to levy service charges, fees, or assessments sufficient to pay for the program or level of service mandated by this act, within the meaning of Section 17556 of the Government Code. | |
| 606 | 493 | ||
| 607 | 494 | ### SEC. 3. | |
| 608 | 495 | ||
| 609 | 496 | ||
| 610 | 497 | ||
| 611 | - | ||
| 612 | - | ||
| 613 | - | (a)(1)A local agency may, by ordinance, provide for the creation of accessory dwelling units and tiny homes on wheels in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following: | |
| 614 | - | ||
| 615 | - | ||
| 616 | - | ||
| 617 | - | (A)Designate areas within the jurisdiction of the local agency where accessory dwelling units or tiny homes on wheels may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units and tiny homes on wheels on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units or tiny homes on wheels may be permitted. | |
| 618 | - | ||
| 619 | - | ||
| 620 | - | ||
| 621 | - | (B)(i)Impose standards on accessory dwelling units and tiny homes on wheels that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size. | |
| 622 | - | ||
| 623 | - | ||
| 624 | - | ||
| 625 | - | (ii)Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit or tiny home on wheels located within its jurisdiction. | |
| 626 | - | ||
| 627 | - | ||
| 628 | - | ||
| 629 | - | (C)Provide that accessory dwelling units and tiny homes on wheels do not exceed the allowable density for the lot upon which the accessory dwelling unit or tiny home on wheels is located, and that accessory dwelling units and tiny homes on wheels are residential uses consistent with the existing general plan and zoning designation for the lot. | |
| 630 | - | ||
| 631 | - | ||
| 632 | - | ||
| 633 | - | (D)Require accessory dwelling units and tiny homes on wheels to comply with all of the following: | |
| 634 | - | ||
| 635 | - | ||
| 636 | - | ||
| 637 | - | (i)Except as provided in Section 65852.26, an accessory dwelling unit or tiny home on wheels may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence. | |
| 638 | - | ||
| 639 | - | ||
| 640 | - | ||
| 641 | - | (ii)The lot is zoned to allow single-family or multifamily dwelling residential use and includes a proposed or existing dwelling. | |
| 642 | - | ||
| 643 | - | ||
| 644 | - | ||
| 645 | - | (iii)The accessory dwelling unit or the tiny home on wheels is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling. | |
| 646 | - | ||
| 647 | - | ||
| 648 | - | ||
| 649 | - | (iv)If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit or tiny home on wheels shall not exceed 50 percent of the existing primary dwelling. | |
| 650 | - | ||
| 651 | - | ||
| 652 | - | ||
| 653 | - | (v)The total floor area for a detached accessory dwelling unit or tiny home on wheels shall not exceed 1,200 square feet. | |
| 654 | - | ||
| 655 | - | ||
| 656 | - | ||
| 657 | - | (vi)No passageway shall be required in conjunction with the construction of an accessory dwelling unit or tiny home on wheels. | |
| 658 | - | ||
| 659 | - | ||
| 660 | - | ||
| 661 | - | (vii)No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or tiny home on wheels or to a portion of an accessory dwelling unit or tiny home on wheels and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit or tiny home on wheels that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure. | |
| 662 | - | ||
| 663 | - | ||
| 664 | - | ||
| 665 | - | (viii)Local building code requirements that apply to detached dwellings, as appropriate. | |
| 666 | - | ||
| 667 | - | ||
| 668 | - | ||
| 669 | - | (ix)Approval by the local health officer where a private sewage disposal system is being used, if required. | |
| 670 | - | ||
| 671 | - | ||
| 672 | - | ||
| 673 | - | (x)(I)Parking requirements for accessory dwelling units and tiny homes on wheels shall not exceed one parking space per accessory dwelling unit, per tiny home on wheels, or per bedroom, whichever is less. These spaces may be provided as tandem parking on a driveway. | |
| 674 | - | ||
| 675 | - | ||
| 676 | - | ||
| 677 | - | (II)Offstreet parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions. | |
| 678 | - | ||
| 679 | - | ||
| 680 | - | ||
| 681 | - | (III)This clause shall not apply to an accessory dwelling unit or tiny home on wheels that is described in subdivision (d). | |
| 682 | - | ||
| 683 | - | ||
| 684 | - | ||
| 685 | - | (xi)When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or tiny home on wheels or converted to an accessory dwelling unit or tiny home on wheels, the local agency shall not require that those offstreet parking spaces be replaced. | |
| 686 | - | ||
| 687 | - | ||
| 688 | - | ||
| 689 | - | (xii)Accessory dwelling units and tiny homes on wheels shall not be required to provide fire sprinklers if they are not required for the primary residence. | |
| 690 | - | ||
| 691 | - | ||
| 692 | - | ||
| 693 | - | (2)The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. | |
| 694 | - | ||
| 695 | - | ||
| 696 | - | ||
| 697 | - | (3)A permit application for an accessory dwelling unit, a tiny home on wheels, or a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. The permitting agency shall act on the application to create an accessory dwelling unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit, the tiny home on wheels, or the junior accessory dwelling unit shall be considered without discretionary review or hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. A local agency may charge a fee to reimburse it for costs incurred to implement this paragraph, including the costs of adopting or amending any ordinance that provides for the creation of an accessory dwelling unit or tiny home on wheels. | |
| 698 | - | ||
| 699 | - | ||
| 700 | - | ||
| 701 | - | (4)An existing ordinance governing the creation of an accessory dwelling unit or tiny home on wheels by a local agency or an accessory dwelling unit ordinance or a tiny home on wheels ordinance adopted by a local agency shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units and tiny homes on wheels and shall not include any discretionary processes, provisions, or requirements for accessory dwelling units or tiny homes on wheels, except as otherwise provided in this subdivision. If a local agency has an existing accessory dwelling unit ordinance or an existing tiny home on wheels ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units and tiny homes on wheels, unless and until the agency adopts an ordinance that complies with this section. | |
| 702 | - | ||
| 703 | - | ||
| 704 | - | ||
| 705 | - | (5)No other local ordinance, policy, or regulation shall be the basis for the delay or denial of a building permit or a use permit under this subdivision. | |
| 706 | - | ||
| 707 | - | ||
| 708 | - | ||
| 709 | - | (6)This subdivision establishes the maximum standards that local agencies shall use to evaluate a proposed accessory dwelling unit or tiny home on wheels on a lot that includes a proposed or existing single-family dwelling. No additional standards, other than those provided in this subdivision, shall be used or imposed, including any owner-occupant requirement, except that a local agency may require that the property be used for rentals of terms longer than 30 days. | |
| 710 | - | ||
| 711 | - | ||
| 712 | - | ||
| 713 | - | (7)A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of an accessory dwelling unit or tiny home on wheels if these provisions are consistent with the limitations of this subdivision. | |
| 714 | - | ||
| 715 | - | ||
| 716 | - | ||
| 717 | - | (8)An accessory dwelling unit or tiny home on wheels that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot. The accessory dwelling unit or tiny home on wheels shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. | |
| 718 | - | ||
| 719 | - | ||
| 720 | - | ||
| 721 | - | (b)When a local agency that has not adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a) receives an application for a permit to create an accessory dwelling unit or tiny home on wheels pursuant to this subdivision, the local agency shall approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a). The permitting agency shall act on the application to create an accessory dwelling unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit, the tiny home on wheels, or the junior accessory dwelling unit shall still be considered ministerially without discretionary review or a hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. | |
| 722 | - | ||
| 723 | - | ||
| 724 | - | ||
| 725 | - | (c)(1)Subject to paragraph (2), a local agency may establish minimum and maximum unit size requirements for both attached and detached accessory dwelling units and tiny homes on wheels. | |
| 726 | - | ||
| 727 | - | ||
| 728 | - | ||
| 729 | - | (2)Notwithstanding paragraph (1), a local agency shall not establish by ordinance any of the following: | |
| 730 | - | ||
| 731 | - | ||
| 732 | - | ||
| 733 | - | (A)A minimum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that prohibits an efficiency unit. | |
| 734 | - | ||
| 735 | - | ||
| 736 | - | ||
| 737 | - | (B)A maximum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that is less than either of the following: | |
| 738 | - | ||
| 739 | - | ||
| 740 | - | ||
| 741 | - | (i)850 square feet. | |
| 742 | - | ||
| 743 | - | ||
| 744 | - | ||
| 745 | - | (ii)1,000 square feet for an accessory dwelling unit or tiny home on wheels that provides more than one bedroom. | |
| 746 | - | ||
| 747 | - | ||
| 748 | - | ||
| 749 | - | (C)Any other minimum or maximum size for an accessory dwelling unit or tiny home on wheels, size based upon a percentage of the proposed or existing primary dwelling, or limits on lot coverage, floor area ratio, open space, and minimum lot size, for either attached or detached dwellings that does not permit at least an 800 square foot accessory dwelling unit or tiny home on wheels that is at least 16 feet in height with four-foot side and rear yard setbacks to be constructed in compliance with all other local development standards. | |
| 750 | - | ||
| 751 | - | ||
| 752 | - | ||
| 753 | - | (d)Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit or tiny home on wheels in any of the following instances: | |
| 754 | - | ||
| 755 | - | ||
| 756 | - | ||
| 757 | - | (1)The accessory dwelling unit or tiny home on wheels is located within one-half mile walking distance of public transit. | |
| 758 | - | ||
| 759 | - | ||
| 760 | - | ||
| 761 | - | (2)The accessory dwelling unit or tiny home on wheels is located within an architecturally and historically significant historic district. | |
| 762 | - | ||
| 763 | - | ||
| 764 | - | ||
| 765 | - | (3)The accessory dwelling unit or tiny home on wheels is part of the proposed or existing primary residence or an accessory structure. | |
| 766 | - | ||
| 767 | - | ||
| 768 | - | ||
| 769 | - | (4)When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit or tiny home on wheels. | |
| 770 | - | ||
| 771 | - | ||
| 772 | - | ||
| 773 | - | (5)When there is a car share vehicle located within one block of the accessory dwelling unit or tiny home on wheels. | |
| 774 | - | ||
| 775 | - | ||
| 776 | - | ||
| 777 | - | (e)(1)Notwithstanding subdivisions (a) to (d), inclusive, a local agency shall ministerially approve an application for a building permit within a residential or mixed-use zone to create any of the following: | |
| 778 | - | ||
| 779 | - | ||
| 780 | - | ||
| 781 | - | (A)One accessory dwelling unit, one tiny home on wheels, and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply: | |
| 782 | - | ||
| 783 | - | ||
| 784 | - | ||
| 785 | - | (i)The accessory dwelling unit, tiny home on wheels, or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress. | |
| 786 | - | ||
| 787 | - | ||
| 788 | - | ||
| 789 | - | (ii)The space has exterior access from the proposed or existing single-family dwelling. | |
| 790 | - | ||
| 791 | - | ||
| 792 | - | ||
| 793 | - | (iii)The side and rear setbacks are sufficient for fire and safety. | |
| 794 | - | ||
| 795 | - | ||
| 796 | - | ||
| 797 | - | (iv)The junior accessory dwelling unit complies with the requirements of Section 65852.22. | |
| 798 | - | ||
| 799 | - | ||
| 800 | - | ||
| 801 | - | (B)One detached, new construction, accessory dwelling unit or tiny home on wheels that does not exceed four-foot side and rear yard setbacks for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit or tiny home on wheels may be combined with a junior accessory dwelling unit described in subparagraph (A). A local agency may impose the following conditions on the accessory dwelling unit or tiny home on wheels: | |
| 802 | - | ||
| 803 | - | ||
| 804 | - | ||
| 805 | - | (i)A total floor area limitation of not more than 800 square feet. | |
| 806 | - | ||
| 807 | - | ||
| 808 | - | ||
| 809 | - | (ii)A height limitation of 16 feet. | |
| 810 | - | ||
| 811 | - | ||
| 812 | - | ||
| 813 | - | (C)(i)Multiple accessory dwelling units or tiny homes on wheels within the portions of existing multifamily dwelling structures 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. | |
| 814 | - | ||
| 815 | - | ||
| 816 | - | ||
| 817 | - | (ii)A local agency shall allow at least one accessory dwelling unit or tiny home on wheels within an existing multifamily dwelling and shall allow up to 25 percent of the existing multifamily dwelling units. | |
| 818 | - | ||
| 819 | - | ||
| 820 | - | ||
| 821 | - | (D)Not more than two accessory dwelling units or tiny homes on wheels that are located on a lot that has an existing multifamily dwelling, but are detached from that multifamily dwelling and are subject to a height limit of 16 feet and four-foot rear yard and side setbacks. | |
| 822 | - | ||
| 823 | - | ||
| 824 | - | ||
| 825 | - | (2)A local agency shall not require, as a condition for ministerial approval of a permit application for the creation of an accessory dwelling unit, a tiny home on wheels, or a junior accessory dwelling unit, the correction of nonconforming zoning conditions. | |
| 826 | - | ||
| 827 | - | ||
| 828 | - | ||
| 829 | - | (3)The installation of fire sprinklers shall not be required in an accessory dwelling unit or tiny home on wheels if sprinklers are not required for the primary residence. | |
| 830 | - | ||
| 831 | - | ||
| 832 | - | ||
| 833 | - | (4)A local agency shall require that a rental of the accessory dwelling unit or tiny home on wheels created pursuant to this subdivision be for a term longer than 30 days. | |
| 834 | - | ||
| 835 | - | ||
| 836 | - | ||
| 837 | - | (5)A local agency may require, as part of the application for a permit to create an accessory dwelling unit or tiny home on wheels connected to an onsite wastewater treatment system, a percolation test completed within the last five years, or, if the percolation test has been recertified, within the last 10 years. | |
| 838 | - | ||
| 839 | - | ||
| 840 | - | ||
| 841 | - | (6)Notwithstanding subdivision (c) and paragraph (1) a local agency that has adopted an ordinance by July 1, 2018, providing for the approval of accessory dwelling units or tiny homes on wheels in multifamily dwelling structures shall ministerially consider a permit application to construct an accessory dwelling unit or tiny home on wheels that is described in paragraph (1), and may impose standards including, but not limited to, design, development, and historic standards on those accessory dwelling units or tiny homes on wheels. These standards shall not include requirements on minimum lot size. | |
| 842 | - | ||
| 843 | - | ||
| 844 | - | ||
| 845 | - | (f)(1)Fees charged for the construction of accessory dwelling units or tiny homes on wheels shall be determined in accordance with Chapter 5 (commencing with Section 66000) and Chapter 7 (commencing with Section 66012). | |
| 846 | - | ||
| 847 | - | ||
| 848 | - | ||
| 849 | - | (2)An accessory dwelling unit or tiny home on wheels shall not be considered by a local agency, special district, or water corporation to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling. | |
| 850 | - | ||
| 851 | - | ||
| 852 | - | ||
| 853 | - | (3)(A)A local agency, special district, or water corporation shall not impose any impact fee upon the development of an accessory dwelling unit or tiny home on wheels less than 750 square feet. Any impact fees charged for an accessory dwelling unit or tiny home on wheels of 750 square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit. | |
| 854 | - | ||
| 855 | - | ||
| 856 | - | ||
| 857 | - | (B)For purposes of this paragraph, impact fee has the same meaning as the term fee is defined in subdivision (b) of Section 66000, except that it also includes fees specified in Section 66477. Impact fee does not include any connection fee or capacity charge charged by a local agency, special district, or water corporation. | |
| 858 | - | ||
| 859 | - | ||
| 860 | - | ||
| 861 | - | (4)For an accessory dwelling unit or tiny home on wheels described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility or impose a related connection fee or capacity charge, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family home. | |
| 862 | - | ||
| 863 | - | ||
| 864 | - | ||
| 865 | - | (5)For an accessory dwelling unit or tiny home on wheels that is not described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation may require a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility. 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 tiny home on wheels, based upon either its square feet or the number of its drainage fixture unit (DFU) 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 this service. | |
| 866 | - | ||
| 867 | - | ||
| 868 | - | ||
| 869 | - | (g)This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of an accessory dwelling unit or tiny home on wheels. | |
| 870 | - | ||
| 871 | - | ||
| 872 | - | ||
| 873 | - | (h)(1)A local agency shall submit a copy of the ordinance adopted pursuant to subdivision (a) to the Department of Housing and Community Development within 60 days after adoption. After adoption of an ordinance, the department may submit written findings to the local agency as to whether the ordinance complies with this section. | |
| 874 | - | ||
| 875 | - | ||
| 876 | - | ||
| 877 | - | (2)(A)If the department finds that the local agencys ordinance does not comply with this section, the department shall notify the local agency and shall provide the local agency with a reasonable time, no longer than 30 days, to respond to the findings before taking any other action authorized by this section. | |
| 878 | - | ||
| 879 | - | ||
| 880 | - | ||
| 881 | - | (B)The local agency shall consider the findings made by the department pursuant to subparagraph (A) and shall do one of the following: | |
| 882 | - | ||
| 883 | - | ||
| 884 | - | ||
| 885 | - | (i)Amend the ordinance to comply with this section. | |
| 886 | - | ||
| 887 | - | ||
| 888 | - | ||
| 889 | - | (ii)Adopt the ordinance without changes. The local agency shall include findings in its resolution adopting the ordinance that explain the reasons the local agency believes that the ordinance complies with this section despite the findings of the department. | |
| 890 | - | ||
| 891 | - | ||
| 892 | - | ||
| 893 | - | (3)(A)If the local agency does not amend its ordinance in response to the departments findings or does not adopt a resolution with findings explaining the reason the ordinance complies with this section and addressing the departments findings, the department shall notify the local agency and may notify the Attorney General that the local agency is in violation of state law. | |
| 894 | - | ||
| 895 | - | ||
| 896 | - | ||
| 897 | - | (B)Before notifying the Attorney General that the local agency is in violation of state law, the department may consider whether a local agency adopted an ordinance in compliance with this section between January 1, 2017, and January 1, 2020. | |
| 898 | - | ||
| 899 | - | ||
| 900 | - | ||
| 901 | - | (i)The department may review, adopt, amend, or repeal guidelines to implement uniform standards or criteria that supplement or clarify the terms, references, and standards set forth in this section. The guidelines adopted pursuant to this subdivision are not subject to Chapter 3.5 (commencing with Section 11340) of Part 1 of Division 3 of Title 2. | |
| 902 | - | ||
| 903 | - | ||
| 904 | - | ||
| 905 | - | (j)As used in this section, the following terms mean: | |
| 906 | - | ||
| 907 | - | ||
| 908 | - | ||
| 909 | - | (1)Accessory dwelling unit means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An accessory dwelling unit also includes the following: | |
| 910 | - | ||
| 911 | - | ||
| 912 | - | ||
| 913 | - | (A)An efficiency unit. | |
| 914 | - | ||
| 915 | - | ||
| 916 | - | ||
| 917 | - | (B)A manufactured home, as defined in Section 18007 of the Health and Safety Code. | |
| 918 | - | ||
| 919 | - | ||
| 920 | - | ||
| 921 | - | (2)Accessory structure means a structure that is accessory and incidental to a dwelling located on the same lot. | |
| 922 | - | ||
| 923 | - | ||
| 924 | - | ||
| 925 | - | (3)Efficiency unit has the same meaning as defined in Section 17958.1 of the Health and Safety Code. | |
| 926 | - | ||
| 927 | - | ||
| 928 | - | ||
| 929 | - | (4)Living area means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure. | |
| 930 | - | ||
| 931 | - | ||
| 932 | - | ||
| 933 | - | (5)Local agency means a city, county, or city and county, whether general law or chartered. | |
| 934 | - | ||
| 935 | - | ||
| 936 | - | ||
| 937 | - | (6)Nonconforming zoning condition means a physical improvement on a property that does not conform with current zoning standards. | |
| 938 | - | ||
| 939 | - | ||
| 940 | - | ||
| 941 | - | (7)Passageway means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit or tiny home on wheels. | |
| 942 | - | ||
| 943 | - | ||
| 944 | - | ||
| 945 | - | (8)Proposed dwelling means a dwelling that is the subject of a permit application and that meets the requirements for permitting. | |
| 946 | - | ||
| 947 | - | ||
| 948 | - | ||
| 949 | - | (9)Public transit means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public. | |
| 950 | - | ||
| 951 | - | ||
| 952 | - | ||
| 953 | - | (10)Tandem parking means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another. | |
| 954 | - | ||
| 955 | - | ||
| 956 | - | ||
| 957 | - | (11)Tiny home on wheels means a separate, independent dwelling unit that meets all of the following requirements: | |
| 958 | - | ||
| 959 | - | ||
| 960 | - | ||
| 961 | - | (A)It is a unit no larger than 400 square feet. The square footage of a loft inside of the unit shall not be counted towards the 400-square-footage limitation. | |
| 962 | - | ||
| 963 | - | ||
| 964 | - | ||
| 965 | - | (B)It is a park model recreational vehicle that meets the following: | |
| 966 | - | ||
| 967 | - | ||
| 968 | - | ||
| 969 | - | (i)Provides living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation. | |
| 970 | - | ||
| 971 | - | ||
| 972 | - | ||
| 973 | - | (ii)Mounts and is mounted on a wheeled trailer chassis. | |
| 974 | - | ||
| 975 | - | ||
| 976 | - | ||
| 977 | - | (iii)Possesses the necessary title and registration for towing from the California Department of Motor Vehicles. | |
| 978 | - | ||
| 979 | - | ||
| 980 | - | ||
| 981 | - | (iv)Meets American National Standards Institute (ANSI) 119.5 requirements or National Fire Protection Association (NFPA) 1192 standards. | |
| 982 | - | ||
| 983 | - | ||
| 984 | - | ||
| 985 | - | (C)It possesses certification demonstrating ANSI or NFPA compliance. | |
| 986 | - | ||
| 987 | - | ||
| 988 | - | ||
| 989 | - | (D)For purposes of this paragraph, a park model recreational vehicle means a towable recreational vehicle designed to provide temporary living quarters for recreational, seasonal, camping or travel use. A park model recreational vehicle is built on a single trailer chassis, mounted on wheels, and has a gross trailer area not larger than 400 square feet. | |
| 990 | - | ||
| 991 | - | ||
| 992 | - | ||
| 993 | - | (k)A local agency shall not issue a certificate of occupancy for an accessory dwelling unit or tiny home on wheels before the local agency issues a certificate of occupancy for the primary dwelling. | |
| 994 | - | ||
| 995 | - | ||
| 996 | - | ||
| 997 | - | (l)Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for accessory dwelling units or tiny homes on wheels. | |
| 998 | - | ||
| 999 | - | ||
| 1000 | - | ||
| 1001 | - | (m)A local agency may count an accessory dwelling unit or tiny home on wheels for purposes of identifying adequate sites for housing, as specified in subdivision (a) of Section 65583.1, subject to authorization by the department and compliance with this division. | |
| 1002 | - | ||
| 1003 | - | ||
| 1004 | - | ||
| 1005 | - | (n)In enforcing building standards pursuant to Article 1 (commencing with Section 17960) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code for an accessory dwelling unit or tiny home on wheels described in paragraph (1) or (2) below, a local agency, upon request of an owner of an accessory dwelling unit or tiny home on wheels for a delay in enforcement, shall delay enforcement of a building standard, subject to compliance with Section 17980.12 of the Health and Safety Code: | |
| 1006 | - | ||
| 1007 | - | ||
| 1008 | - | ||
| 1009 | - | (1)The accessory dwelling unit or tiny home on wheels was built before January 1, 2020. | |
| 1010 | - | ||
| 1011 | - | ||
| 1012 | - | ||
| 1013 | - | (2)The accessory dwelling unit or tiny home on wheels was built on or after January 1, 2020, in a local jurisdiction that, at the time the accessory dwelling unit or tiny home on wheels was built, had a noncompliant accessory dwelling unit ordinance or tiny home on wheels ordinance, but the ordinance is compliant at the time the request is made. | |
| 1014 | - | ||
| 1015 | - | ||
| 1016 | - | ||
| 1017 | - | (o)This section shall remain in effect only until January 1, 2025, and as of that date is repealed. | |
| 1018 | - | ||
| 1019 | - | ||
| 1020 | - | ||
| 1021 | - | ||
| 1022 | - | ||
| 1023 | - | ||
| 1024 | - | ||
| 1025 | - | (a)(1)A local agency may, by ordinance, provide for the creation of accessory dwelling units and tiny homes on wheels in areas zoned to allow single-family or multifamily dwelling residential use. The ordinance shall do all of the following: | |
| 1026 | - | ||
| 1027 | - | ||
| 1028 | - | ||
| 1029 | - | (A)Designate areas within the jurisdiction of the local agency where accessory dwelling units or tiny homes on wheels may be permitted. The designation of areas may be based on the adequacy of water and sewer services and the impact of accessory dwelling units or tiny homes on wheels on traffic flow and public safety. A local agency that does not provide water or sewer services shall consult with the local water or sewer service provider regarding the adequacy of water and sewer services before designating an area where accessory dwelling units or tiny homes on wheels may be permitted. | |
| 1030 | - | ||
| 1031 | - | ||
| 1032 | - | ||
| 1033 | - | (B)(i)Impose standards on accessory dwelling units or tiny homes on wheels that include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. These standards shall not include requirements on minimum lot size. | |
| 1034 | - | ||
| 1035 | - | ||
| 1036 | - | ||
| 1037 | - | (ii)Notwithstanding clause (i), a local agency may reduce or eliminate parking requirements for any accessory dwelling unit or tiny home on wheels located within its jurisdiction. | |
| 1038 | - | ||
| 1039 | - | ||
| 1040 | - | ||
| 1041 | - | (C)Provide that accessory dwelling units or tiny homes on wheels do not exceed the allowable density for the lot upon which the accessory dwelling unit or tiny home on wheels is located, and that accessory dwelling units or tiny homes on wheels are a residential use that is consistent with the existing general plan and zoning designation for the lot. | |
| 1042 | - | ||
| 1043 | - | ||
| 1044 | - | ||
| 1045 | - | (D)Require the accessory dwelling units or tiny homes on wheels to comply with all of the following: | |
| 1046 | - | ||
| 1047 | - | ||
| 1048 | - | ||
| 1049 | - | (i)Except as provided in Section 65852.26, the accessory dwelling unit or tiny home on wheels may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence. | |
| 1050 | - | ||
| 1051 | - | ||
| 1052 | - | ||
| 1053 | - | (ii)The lot is zoned to allow single-family or multifamily dwelling residential use and includes a proposed or existing dwelling. | |
| 1054 | - | ||
| 1055 | - | ||
| 1056 | - | ||
| 1057 | - | (iii)The accessory dwelling unit or tiny home on wheels is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling. | |
| 1058 | - | ||
| 1059 | - | ||
| 1060 | - | ||
| 1061 | - | (iv)If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit or tiny home on wheels shall not exceed 50 percent of the existing primary dwelling. | |
| 1062 | - | ||
| 1063 | - | ||
| 1064 | - | ||
| 1065 | - | (v)The total floor area for a detached accessory dwelling unit or tiny home on wheels shall not exceed 1,200 square feet. | |
| 1066 | - | ||
| 1067 | - | ||
| 1068 | - | ||
| 1069 | - | (vi)No passageway shall be required in conjunction with the construction of an accessory dwelling unit or tiny home on wheels. | |
| 1070 | - | ||
| 1071 | - | ||
| 1072 | - | ||
| 1073 | - | (vii)No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or tiny home on wheels or to a portion of an accessory dwelling unit or tiny home on wheels, and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit or tiny home on wheels that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure. | |
| 1074 | - | ||
| 1075 | - | ||
| 1076 | - | ||
| 1077 | - | (viii)Local building code requirements that apply to detached dwellings, as appropriate. | |
| 1078 | - | ||
| 1079 | - | ||
| 1080 | - | ||
| 1081 | - | (ix)Approval by the local health officer where a private sewage disposal system is being used, if required. | |
| 1082 | - | ||
| 1083 | - | ||
| 1084 | - | ||
| 1085 | - | (x)(I)Parking requirements for accessory dwelling units or tiny homes on wheels shall not exceed one parking space per accessory dwelling unit, per or tiny home on wheels, or per bedroom, whichever is less. These spaces may be provided as tandem parking on a driveway. | |
| 1086 | - | ||
| 1087 | - | ||
| 1088 | - | ||
| 1089 | - | (II)Offstreet parking shall be permitted in setback areas in locations determined by the local agency or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions. | |
| 1090 | - | ||
| 1091 | - | ||
| 1092 | - | ||
| 1093 | - | (III)This clause shall not apply to an accessory dwelling unit or tiny home on wheels that is described in subdivision (d). | |
| 1094 | - | ||
| 1095 | - | ||
| 1096 | - | ||
| 1097 | - | (xi)When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or tiny home on wheels or converted to an accessory dwelling unit or tiny home on wheels, the local agency shall not require that those offstreet parking spaces be replaced. | |
| 1098 | - | ||
| 1099 | - | ||
| 1100 | - | ||
| 1101 | - | (xii)Accessory dwelling units or tiny homes on wheels shall not be required to provide fire sprinklers if they are not required for the primary residence. | |
| 1102 | - | ||
| 1103 | - | ||
| 1104 | - | ||
| 1105 | - | (2)The ordinance shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. | |
| 1106 | - | ||
| 1107 | - | ||
| 1108 | - | ||
| 1109 | - | (3)A permit application for an accessory dwelling unit, a tiny home on wheels, or a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing, notwithstanding Section 65901 or 65906 or any local ordinance regulating the issuance of variances or special use permits. The permitting agency shall act on the application to create an accessory dwelling unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit, the tiny home on wheels, or junior accessory dwelling unit shall be considered without discretionary review or hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. A local agency may charge a fee to reimburse it for costs incurred to implement this paragraph, including the costs of adopting or amending any ordinance that provides for the creation of an accessory dwelling unit or tiny home on wheels. | |
| 1110 | - | ||
| 1111 | - | ||
| 1112 | - | ||
| 1113 | - | (4)An existing ordinance governing the creation of an accessory dwelling unit or tiny home on wheels by a local agency or an accessory dwelling unit ordinance or tiny home on wheels ordinance adopted by a local agency shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units or tiny homes on wheels and shall not include any discretionary processes, provisions, or requirements for those units, except as otherwise provided in this subdivision. If a local agency has an existing accessory dwelling unit ordinance or tiny home on wheels ordinance that fails to meet the requirements of this subdivision, that ordinance shall be null and void and that agency shall thereafter apply the standards established in this subdivision for the approval of accessory dwelling units or tiny homes on wheels, unless and until the agency adopts an ordinance that complies with this section. | |
| 1114 | - | ||
| 1115 | - | ||
| 1116 | - | ||
| 1117 | - | (5)No other local ordinance, policy, or regulation shall be the basis for the delay or denial of a building permit or a use permit under this subdivision. | |
| 1118 | - | ||
| 1119 | - | ||
| 1120 | - | ||
| 1121 | - | (6)(A)This subdivision establishes the maximum standards that local agencies shall use to evaluate a proposed accessory dwelling unit or tiny home on wheels on a lot that includes a proposed or existing single-family dwelling. No additional standards, other than those provided in this subdivision, shall be used or imposed except that, subject to subparagraph (B), a local agency may require an applicant for a permit issued pursuant to this subdivision to be an owner-occupant or that the property be used for rentals of terms longer than 30 days. | |
| 1122 | - | ||
| 1123 | - | ||
| 1124 | - | ||
| 1125 | - | (B)Notwithstanding subparagraph (A), a local agency shall not impose an owner-occupant requirement on an accessory dwelling unit or tiny home on wheels permitted between January 1, 2020, to January 1, 2025, during which time the local agency was prohibited from imposing an owner-occupant requirement. | |
| 1126 | - | ||
| 1127 | - | ||
| 1128 | - | ||
| 1129 | - | (7)A local agency may amend its zoning ordinance or general plan to incorporate the policies, procedures, or other provisions applicable to the creation of an accessory dwelling unit or tiny home on wheels if these provisions are consistent with the limitations of this subdivision. | |
| 1130 | - | ||
| 1131 | - | ||
| 1132 | - | ||
| 1133 | - | (8)An accessory dwelling unit or tiny home on wheels that conforms to this subdivision shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot. The accessory dwelling unit or tiny home on wheels shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. | |
| 1134 | - | ||
| 1135 | - | ||
| 1136 | - | ||
| 1137 | - | (b)When a local agency that has not adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a) receives an application for a permit to create an accessory dwelling unit or a tiny home on wheels pursuant to this subdivision, the local agency shall approve or disapprove the application ministerially without discretionary review pursuant to subdivision (a). The permitting agency shall act on the application to create an accessory dwelling unit, a tiny home on wheels, or a junior accessory dwelling unit within 60 days from the date the local agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit, a tiny home on wheels, or a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the permitting agency may delay acting on the permit application for the accessory dwelling unit, the tiny home on wheels, or the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single-family dwelling, but the application to create the accessory dwelling unit, the tiny home on wheels, or junior accessory dwelling unit shall still be considered ministerially without discretionary review or a hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the delay. If the local agency has not acted upon the completed application within 60 days, the application shall be deemed approved. | |
| 1138 | - | ||
| 1139 | - | ||
| 1140 | - | ||
| 1141 | - | (c)(1)Subject to paragraph (2), a local agency may establish minimum and maximum unit size requirements for both attached and detached accessory dwelling units or tiny homes on wheels. | |
| 1142 | - | ||
| 1143 | - | ||
| 1144 | - | ||
| 1145 | - | (2)Notwithstanding paragraph (1), a local agency shall not establish by ordinance any of the following: | |
| 1146 | - | ||
| 1147 | - | ||
| 1148 | - | ||
| 1149 | - | (A)A minimum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that prohibits an efficiency unit. | |
| 1150 | - | ||
| 1151 | - | ||
| 1152 | - | ||
| 1153 | - | (B)A maximum square footage requirement for either an attached or detached accessory dwelling unit or tiny home on wheels that is less than either of the following: | |
| 1154 | - | ||
| 1155 | - | ||
| 1156 | - | ||
| 1157 | - | (i)850 square feet. | |
| 1158 | - | ||
| 1159 | - | ||
| 1160 | - | ||
| 1161 | - | (ii)1,000 square feet for an accessory dwelling unit or tiny home on wheels that provides more than one bedroom. | |
| 1162 | - | ||
| 1163 | - | ||
| 1164 | - | ||
| 1165 | - | (C)Any other minimum or maximum size for an accessory dwelling unit or tiny home on wheels, size based upon a percentage of the proposed or existing primary dwelling, or limits on lot coverage, floor area ratio, open space, and minimum lot size, for either attached or detached dwellings that does not permit at least an 800 square foot accessory dwelling unit or tiny home on wheels that is at least 16 feet in height with four-foot side and rear yard setbacks to be constructed in compliance with all other local development standards. | |
| 1166 | - | ||
| 1167 | - | ||
| 1168 | - | ||
| 1169 | - | (d)Notwithstanding any other law, a local agency, whether or not it has adopted an ordinance governing accessory dwelling units or tiny homes on wheels in accordance with subdivision (a), shall not impose parking standards for an accessory dwelling unit or tiny home on wheels in any of the following instances: | |
| 1170 | - | ||
| 1171 | - | ||
| 1172 | - | ||
| 1173 | - | (1)The accessory dwelling unit or tiny home on wheels is located within one-half mile walking distance of public transit. | |
| 1174 | - | ||
| 1175 | - | ||
| 1176 | - | ||
| 1177 | - | (2)The accessory dwelling unit or tiny home on wheels is located within an architecturally and historically significant historic district. | |
| 1178 | - | ||
| 1179 | - | ||
| 1180 | - | ||
| 1181 | - | (3)The accessory dwelling unit or tiny home on wheels is part of the proposed or existing primary residence or an accessory structure. | |
| 1182 | - | ||
| 1183 | - | ||
| 1184 | - | ||
| 1185 | - | (4)When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit or tiny home on wheels. | |
| 1186 | - | ||
| 1187 | - | ||
| 1188 | - | ||
| 1189 | - | (5)When there is a car share vehicle located within one block of the accessory dwelling unit or tiny home on wheels. | |
| 1190 | - | ||
| 1191 | - | ||
| 1192 | - | ||
| 1193 | - | (e)(1)Notwithstanding subdivisions (a) to (d), inclusive, a local agency shall ministerially approve an application for a building permit within a residential or mixed-use zone to create any of the following: | |
| 1194 | - | ||
| 1195 | - | ||
| 1196 | - | ||
| 1197 | - | (A)One accessory dwelling unit, one tiny home on wheels, and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply: | |
| 1198 | - | ||
| 1199 | - | ||
| 1200 | - | ||
| 1201 | - | (i)The accessory dwelling unit, tiny home on wheels, or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress. | |
| 1202 | - | ||
| 1203 | - | ||
| 1204 | - | ||
| 1205 | - | (ii)The space has exterior access from the proposed or existing single-family dwelling. | |
| 1206 | - | ||
| 1207 | - | ||
| 1208 | - | ||
| 1209 | - | (iii)The side and rear setbacks are sufficient for fire and safety. | |
| 1210 | - | ||
| 1211 | - | ||
| 1212 | - | ||
| 1213 | - | (iv)The junior accessory dwelling unit complies with the requirements of Section 65852.22. | |
| 1214 | - | ||
| 1215 | - | ||
| 1216 | - | ||
| 1217 | - | (B)One detached, new construction, accessory dwelling unit or tiny home on wheels that does not exceed four-foot side and rear yard setbacks for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit or tiny home on wheels may be combined with a junior accessory dwelling unit described in subparagraph (A). A local agency may impose the following conditions on the accessory dwelling unit or tiny home on wheels: | |
| 1218 | - | ||
| 1219 | - | ||
| 1220 | - | ||
| 1221 | - | (i)A total floor area limitation of not more than 800 square feet. | |
| 1222 | - | ||
| 1223 | - | ||
| 1224 | - | ||
| 1225 | - | (ii)A height limitation of 16 feet. | |
| 1226 | - | ||
| 1227 | - | ||
| 1228 | - | ||
| 1229 | - | (C)(i)Multiple accessory dwelling units or tiny homes on wheels within the portions of existing multifamily dwelling structures 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. | |
| 1230 | - | ||
| 1231 | - | ||
| 1232 | - | ||
| 1233 | - | (ii)A local agency shall allow at least one accessory dwelling unit or tiny home on wheels within an existing multifamily dwelling and shall allow up to 25 percent of the existing multifamily dwelling units. | |
| 1234 | - | ||
| 1235 | - | ||
| 1236 | - | ||
| 1237 | - | (D)Not more than two accessory dwelling units or tiny homes on wheels that are located on a lot that has an existing multifamily dwelling, but are detached from that multifamily dwelling and are subject to a height limit of 16 feet and four-foot rear yard and side setbacks. | |
| 1238 | - | ||
| 1239 | - | ||
| 1240 | - | ||
| 1241 | - | (2)A local agency shall not require, as a condition for ministerial approval of a permit application for the creation of an accessory dwelling unit, a tiny home on wheels, or a junior accessory dwelling unit, the correction of nonconforming zoning conditions. | |
| 1242 | - | ||
| 1243 | - | ||
| 1244 | - | ||
| 1245 | - | (3)The installation of fire sprinklers shall not be required in an accessory dwelling unit or tiny home on wheels if sprinklers are not required for the primary residence. | |
| 1246 | - | ||
| 1247 | - | ||
| 1248 | - | ||
| 1249 | - | (4)A local agency may require owner occupancy for either the primary dwelling, the accessory dwelling unit, or the tiny home on wheels on a single-family lot, subject to the requirements of paragraph (6) of subdivision (a). | |
| 1250 | - | ||
| 1251 | - | ||
| 1252 | - | ||
| 1253 | - | (5)A local agency shall require that a rental of the accessory dwelling unit or tiny home on wheels created pursuant to this subdivision be for a term longer than 30 days. | |
| 1254 | - | ||
| 1255 | - | ||
| 1256 | - | ||
| 1257 | - | (6)A local agency may require, as part of the application for a permit to create an accessory dwelling unit or tiny home on wheels connected to an onsite wastewater treatment system, a percolation test completed within the last five years, or, if the percolation test has been recertified, within the last 10 years. | |
| 1258 | - | ||
| 1259 | - | ||
| 1260 | - | ||
| 1261 | - | (7)Notwithstanding subdivision (c) and paragraph (1) a local agency that has adopted an ordinance by July 1, 2018, providing for the approval of accessory dwelling units or tiny homes on wheels in multifamily dwelling structures shall ministerially consider a permit application to construct an accessory dwelling unit or tiny home on wheels that is described in paragraph (1), and may impose standards including, but not limited to, design, development, and historic standards on those accessory dwelling units or tiny homes on wheels. These standards shall not include requirements on minimum lot size. | |
| 1262 | - | ||
| 1263 | - | ||
| 1264 | - | ||
| 1265 | - | (f)(1)Fees charged for the construction of accessory dwelling units or tiny homes on wheels shall be determined in accordance with Chapter 5 (commencing with Section 66000) and Chapter 7 (commencing with Section 66012). | |
| 1266 | - | ||
| 1267 | - | ||
| 1268 | - | ||
| 1269 | - | (2)An accessory dwelling unit or tiny home on wheels shall not be considered by a local agency, special district, or water corporation to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling. | |
| 1270 | - | ||
| 1271 | - | ||
| 1272 | - | ||
| 1273 | - | (3)(A)A local agency, special district, or water corporation shall not impose any impact fee upon the development of an accessory dwelling unit or tiny home on wheels less than 750 square feet. Any impact fees charged for an accessory dwelling unit or tiny home on wheels of 750 square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit. | |
| 1274 | - | ||
| 1275 | - | ||
| 1276 | - | ||
| 1277 | - | (B)For purposes of this paragraph, impact fee has the same meaning as the term fee is defined in subdivision (b) of Section 66000, except that it also includes fees specified in Section 66477. Impact fee does not include any connection fee or capacity charge charged by a local agency, special district, or water corporation. | |
| 1278 | - | ||
| 1279 | - | ||
| 1280 | - | ||
| 1281 | - | (4)For an accessory dwelling unit or tiny home on wheels described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility or impose a related connection fee or capacity charge, unless the accessory dwelling unit or tiny home on wheels was constructed with a new single-family dwelling. | |
| 1282 | - | ||
| 1283 | - | ||
| 1284 | - | ||
| 1285 | - | (5)For an accessory dwelling unit or tiny home on wheels that is not described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation may require a new or separate utility connection directly between the accessory dwelling unit or tiny home on wheels and the utility. 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 tiny home on wheels, based upon either its square feet or the number of its drainage fixture unit (DFU) 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 this service. | |
| 1286 | - | ||
| 1287 | - | ||
| 1288 | - | ||
| 1289 | - | (g)This section does not limit the authority of local agencies to adopt less restrictive requirements for the creation of an accessory dwelling unit or tiny home on wheels. | |
| 1290 | - | ||
| 1291 | - | ||
| 1292 | - | ||
| 1293 | - | (h)(1)A local agency shall submit a copy of the ordinance adopted pursuant to subdivision (a) to the Department of Housing and Community Development within 60 days after adoption. After adoption of an ordinance, the department may submit written findings to the local agency as to whether the ordinance complies with this section. | |
| 1294 | - | ||
| 1295 | - | ||
| 1296 | - | ||
| 1297 | - | (2)(A)If the department finds that the local agencys ordinance does not comply with this section, the department shall notify the local agency and shall provide the local agency with a reasonable time, no longer than 30 days, to respond to the findings before taking any other action authorized by this section. | |
| 1298 | - | ||
| 1299 | - | ||
| 1300 | - | ||
| 1301 | - | (B)The local agency shall consider the findings made by the department pursuant to subparagraph (A) and shall do one of the following: | |
| 1302 | - | ||
| 1303 | - | ||
| 1304 | - | ||
| 1305 | - | (i)Amend the ordinance to comply with this section. | |
| 1306 | - | ||
| 1307 | - | ||
| 1308 | - | ||
| 1309 | - | (ii)Adopt the ordinance without changes. The local agency shall include findings in its resolution adopting the ordinance that explain the reasons the local agency believes that the ordinance complies with this section despite the findings of the department. | |
| 1310 | - | ||
| 1311 | - | ||
| 1312 | - | ||
| 1313 | - | (3)(A)If the local agency does not amend its ordinance in response to the departments findings or does not adopt a resolution with findings explaining the reason the ordinance complies with this section and addressing the departments findings, the department shall notify the local agency and may notify the Attorney General that the local agency is in violation of state law. | |
| 1314 | - | ||
| 1315 | - | ||
| 1316 | - | ||
| 1317 | - | (B)Before notifying the Attorney General that the local agency is in violation of state law, the department may consider whether a local agency adopted an ordinance in compliance with this section between January 1, 2017, and January 1, 2020. | |
| 1318 | - | ||
| 1319 | - | ||
| 1320 | - | ||
| 1321 | - | (i)The department may review, adopt, amend, or repeal guidelines to implement uniform standards or criteria that supplement or clarify the terms, references, and standards set forth in this section. The guidelines adopted pursuant to this subdivision are not subject to Chapter 3.5 (commencing with Section 11340) of Part 1 of Division 3 of Title 2. | |
| 1322 | - | ||
| 1323 | - | ||
| 1324 | - | ||
| 1325 | - | (j)As used in this section, the following terms mean: | |
| 1326 | - | ||
| 1327 | - | ||
| 1328 | - | ||
| 1329 | - | (1)Accessory dwelling unit means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An accessory dwelling unit also includes the following: | |
| 1330 | - | ||
| 1331 | - | ||
| 1332 | - | ||
| 1333 | - | (A)An efficiency unit. | |
| 1334 | - | ||
| 1335 | - | ||
| 1336 | - | ||
| 1337 | - | (B)A manufactured home, as defined in Section 18007 of the Health and Safety Code. | |
| 1338 | - | ||
| 1339 | - | ||
| 1340 | - | ||
| 1341 | - | (2)Accessory structure means a structure that is accessory and incidental to a dwelling located on the same lot. | |
| 1342 | - | ||
| 1343 | - | ||
| 1344 | - | ||
| 1345 | - | (3)Efficiency unit has the same meaning as defined in Section 17958.1 of the Health and Safety Code. | |
| 1346 | - | ||
| 1347 | - | ||
| 1348 | - | ||
| 1349 | - | (4)Living area means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure. | |
| 1350 | - | ||
| 1351 | - | ||
| 1352 | - | ||
| 1353 | - | (5)Local agency means a city, county, or city and county, whether general law or chartered. | |
| 1354 | - | ||
| 1355 | - | ||
| 1356 | - | ||
| 1357 | - | (6)Nonconforming zoning condition means a physical improvement on a property that does not conform with current zoning standards. | |
| 1358 | - | ||
| 1359 | - | ||
| 1360 | - | ||
| 1361 | - | (7)Passageway means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit or tiny home on wheels. | |
| 1362 | - | ||
| 1363 | - | ||
| 1364 | - | ||
| 1365 | - | (8)Proposed dwelling means a dwelling that is the subject of a permit application and that meets the requirements for permitting. | |
| 1366 | - | ||
| 1367 | - | ||
| 1368 | - | ||
| 1369 | - | (9)Public transit means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public. | |
| 1370 | - | ||
| 1371 | - | ||
| 1372 | - | ||
| 1373 | - | (10)Tandem parking means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another. | |
| 1374 | - | ||
| 1375 | - | ||
| 1376 | - | ||
| 1377 | - | (11)Tiny home on wheels means a separate, independent dwelling unit that meets all of the following requirements: | |
| 1378 | - | ||
| 1379 | - | ||
| 1380 | - | ||
| 1381 | - | (A)It is a unit no larger than 400 square feet. The square footage of a loft inside of the unit shall not be counted towards the 400-square-footage limitation. | |
| 1382 | - | ||
| 1383 | - | ||
| 1384 | - | ||
| 1385 | - | (B)It is a park model recreational vehicle that meets the following: | |
| 1386 | - | ||
| 1387 | - | ||
| 1388 | - | ||
| 1389 | - | (i)Provides living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation. | |
| 1390 | - | ||
| 1391 | - | ||
| 1392 | - | ||
| 1393 | - | (ii)Mounts and is mounted on a wheeled trailer chassis. | |
| 1394 | - | ||
| 1395 | - | ||
| 1396 | - | ||
| 1397 | - | (iii)Possesses the necessary title and registration for towing from the California Department of Motor Vehicles. | |
| 1398 | - | ||
| 1399 | - | ||
| 1400 | - | ||
| 1401 | - | (iv)Meets American National Standards Institute (ANSI) 119.5 requirements or National Fire Protection Association (NFPA) 1192 standards. | |
| 1402 | - | ||
| 1403 | - | ||
| 1404 | - | ||
| 1405 | - | (C)It possesses certification demonstrating ANSI or NFPA compliance. | |
| 1406 | - | ||
| 1407 | - | ||
| 1408 | - | ||
| 1409 | - | (D)For purposes of this paragraph, a park model recreational vehicle means a towable recreational vehicle designed to provide temporary living quarters for recreational, seasonal, camping or travel use. A park model recreational vehicle is built on a single trailer chassis, mounted on wheels, and has a gross trailer area not larger than 400 square feet. | |
| 1410 | - | ||
| 1411 | - | ||
| 1412 | - | ||
| 1413 | - | (k)A local agency shall not issue a certificate of occupancy for an accessory dwelling unit or tiny home on wheels before the local agency issues a certificate of occupancy for the primary dwelling. | |
| 1414 | - | ||
| 1415 | - | ||
| 1416 | - | ||
| 1417 | - | (l)Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for accessory dwelling units or tiny homes on wheels. | |
| 1418 | - | ||
| 1419 | - | ||
| 1420 | - | ||
| 1421 | - | (m)A local agency may count an accessory dwelling unit or a tiny home on wheels for purposes of identifying adequate sites for housing, as specified in subdivision (a) of Section 65583.1, subject to authorization by the department and compliance with this division. | |
| 1422 | - | ||
| 1423 | - | ||
| 1424 | - | ||
| 1425 | - | (n)In enforcing building standards pursuant to Article 1 (commencing with Section 17960) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code for an accessory dwelling unit or tiny home on wheels described in paragraph (1) or (2) below, a local agency, upon request of an owner of an accessory dwelling unit or a tiny home on wheels for a delay in enforcement, shall delay enforcement of a building standard, subject to compliance with Section 17980.12 of the Health and Safety Code: | |
| 1426 | - | ||
| 1427 | - | ||
| 1428 | - | ||
| 1429 | - | (1)The accessory dwelling unit or tiny home on wheels was built before January 1, 2020. | |
| 1430 | - | ||
| 1431 | - | ||
| 1432 | - | ||
| 1433 | - | (2)The accessory dwelling unit or tiny home on wheels was built on or after January 1, 2020, in a local jurisdiction that, at the time the accessory dwelling unit or tiny home on wheels was built, had a noncompliant accessory dwelling unit ordinance or the tiny home on wheels ordinance, but the ordinance is compliant at the time the request is made. | |
| 1434 | - | ||
| 1435 | - | ||
| 1436 | - | ||
| 1437 | - | (o)This section shall become operative on January 1, 2025. | |
| 1438 | - | ||
| 1439 | - | ||
| 1440 | - | ||
| 1441 | - | ||
| 1442 | - | ||
| 1443 | - | No reimbursement is required by this act pursuant to Section 6 of Article XIII B of the California Constitution because a local agency or school district has the authority to levy service charges, fees, or assessments sufficient to pay for the program or level of service mandated by this act, within the meaning of Section 17556 of the Government Code. | |
| 498 | + | It is the intent of the Legislature to enact legislation relating to tiny homes. |