The Rundown on ADUs in Shasta County
ACCESSORY DWELLING UNITS
What they are, Why they are beneficial, and How to get one built
Image Reference: Zenbox Design
The concept of the Accessory Dwelling Unit (ADU for short) is relatively new, but the reason for rising demand is due to an ongoing need for affordable housing in California, and a continuing trend toward a ‘smaller’ tiny-living sort of lifestyle that appeals to many these days. Additionally, the rise of vacation rental hosting, through companies like AirBnb, has created a new opportunity for homeowners to supplement their income and lower their mortgage payment.
A precursor to this concept is the Guesthouse, Guest Suite, Pool House, or Cabana. Call it what you want - it served a similar purpose but was not quite a fully equipped, self-sustaining structure. The goal of the ADU is to provide living quarters with all the amenities to be self-sustaining, and concurrently utilize an existing property with a single family residence already constructed on it. The difference between a Guest House and an ADU is that the ADU has a full kitchen including a range, and is a legal 2nd dwelling unit.
In this article, we’ll look closely at what Accessory Dwelling Units are, what kinds of options you have when building one, what the actual rules are at a State level, and finally - what it looks like to build one of these in Redding and Shasta County. Many articles and helpful guides have been written about this subject, so you’ll find a variety of links included for your further investigation.
Image Reference: Modative ADU
WHAT ARE ADUs ACCORDING TO CALIFORNIA? The State of California defines an ADU or “accessory dwelling unit” as a self-contained, residential unit located on the same lot as an existing single-family home. An ADU is smaller in size and must include all of the amenities found in a primary dwelling: a kitchen, bathroom, sleeping area, and storage. An ADU must also conform to all State and Local City and Planning code requirements, as well as energy and building code requirements established by California Title 24 Building Energy Efficiency Standards and Housing and Community Development CALGreen compliance. ADUs are also known by many names: granny flats, in-law units, backyard cottages, secondary units, and more.
TYPES OF ADUs
The Detached ADU An independent structure entirely separate from the primary dwelling that includes full amenities.
The Garage Conversion A conversion of an existing garage or structure that includes full amenities.
The Attached ADU An addition, attached to the primary dwelling that includes full amenities.
4. The Interior Conversion ADU A converted existing, interior space within the primary dwelling, also known as Junior ADUs.
Graphic Reference: Modative ADUs
THE BENEFITS & RESTRICTIONS
Because of their flexible ues, ADUs can have many benefits. Simply put, ADUs are a way for families to live close by while maintaining privacy and, in some areas, can be a source of added income. Adults often build these for elder parents or adult children. Sometimes when parents decide to downsize, they move into the smaller dwelling and give the larger dwelling to their children with their growing families. As mentioned, some also build the ADUs as an extra source of income – renting the ADU or living in the ADU and renting out the larger house.
Additionally, increasing density in low-density neighborhoods has been a challenge in many areas around the United States. Boomers want to stay in communities where they have brought up their children, but on fixed incomes may not be able to afford the rising costs. Millennials, facing student debt and stringent credit requirements, face difficulty finding a house they can afford close to their work and with good schools for their growing families.
In a nutshell, the shortage of housing in some areas has put pressure on municipalities to allow ADUs. Los Angeles is a great example of this. They allow for increased density to occur on a limited scale in order to alleviate the housing crisis, allow for more people to afford living in larger, more expensive cities, and assist in the opportunity for minimalists to seek living smaller & simpler lives.
But these do come with many restrictions depending on the area. Where these units are permitted, there can be a variety of limitations and code requirements that could confuse anyone. Some areas only allow family members to live in the unit and in others, the primary homeowner must live in one of the two houses. There are restrictions on the minimum and maximum size of units, how many units are allowed on the property, how big the lot size must be, whether parking is required and so on, depending on the municipality. Unlike tiny houses, they must meet the same regulations and codes as the primary residence. (Sidenote - Tiny houses on wheels are considered ‘mobile’ and do not meet the same state codes.) In many cases the ADU must also be sold with the original house. We’ll look more specifically at what our region requires when it comes to building an ADU.
Image Reference: Oliver Builders
HOW TO GET STARTED
The best way to start down the process is to move forward with the following:
Decide what type of ADU you will build.
Make a list of all the spaces you want to include in the ADU, and the square footage goal that you hope to achieve.
Review the applicable local ordinance to confirm that an ADU will be allowed on your property. (See following sections). Additionally, visit the Permit Center at the County or City to discuss what you hope to achieve on your lot. They will be able to confirm what will be acceptable, specifically for your lot.
Contact an Architect to begin the design process and learn more about the design opportunities and limitations of an ADU on your property.
Contact a local Contractor to discuss construction process and potential construction costs.
Also, see the below step by step guide that was created by UCLA’s CityLab, which details the step by step process more thoroughly. Although it focuses on the City of Los Angeles, the process is very much similar and applicable.
CALIFORNIA STATE LAWS
Overall the goal of these laws are to better allow ADUs to exist and thrive in the state. They are more like guidelines that local jurisdictions must adopt and add to or revise to fit their needs. Below are some helpful links to the state laws that guide what municipalities are able to incorporate into their own specific zoning ordinances, and what they are allowed to make their own decisions on. Be sure to watch the video from California State Housing & Development, which quickly summarized the rules without having to read the actual code, which can be difficult to understand.
LOCAL ORDINANCE & CODES
These codes are specifically what drives the rules and regulations for the Redding and Shasta County region. These will provide you will provide you with the actual requirements you must follow for this area.
City of Redding
Below is a relatively quick reference to the City of Redding ordinance that regulates ADUs. This is meant to be a summary list of the requirements. The complete ordinance can also be found at the following link:
Ordinance Summary:
Purpose and Applicability. The purpose of this section is to comply with the Government Code of the state of California pertaining to accessory dwelling units as a means to increase the supply of smaller affordable housing and to recognize that energy-efficient accessory dwelling units are more affordable to the occupants of the dwelling.
Location. An accessory dwelling unit may be constructed in any "RL," "RE," "RS" or "RM" district if the existing use of the property is a single-family dwelling.
1. Location on Lot. An accessory dwelling unit may be attached or detached from the existing main dwelling unit. If detached, the accessory dwelling unit shall meet the setbacks required by this code, unless the unit is contained within the existing space of a legally constructed accessory structure. If attached, the accessory dwelling unit must meet all building setbacks required of the main dwelling, unless the unit is contained within the existing space of a legally constructed main dwelling. Minimum side and rear yard building setbacks of five feet are required for an accessory dwelling unit that is constructed above a legally constructed garage.
2. Lot Size. Six thousand square feet, with a minimum width of sixty feet, unless a zoning exception is approved or the lot was created as part of a planned development. This section of the ordinance is currently being reviewed and adjusted to accommodate lots that are less than 60’ wide. For example, the Garden Tract in Redding has many lots that are less than 60’ and would therefore not be allowed to build an ADU. However, an exception will likely be made to this rule now.
3. Unit Size. Detached accessory dwelling units may be between 500 SF and 1,000 SF, and one ADU is allowed on each site. Smaller units could be allowed as long as they meet building code requirements. Attached accessory dwelling units can’t exceed fifty percent of the living area of the main dwelling unit or one thousand square feet, whichever is less.
4. Separate Entry. A separate entry from the primary residence is required for access to the ADU.
5. Height. Two stories or less and a maximum height of 25 feet.
6. Architectural Compatibility. The same or similar architectural features, building materials, roof pitch, and colors as the main dwelling unit should be used. Windows that face an adjoining residential property shall be designed/located to protect the privacy of neighbors. This is a subjective item that is also under question & scrutiny by the community. Concerns are raised when the ADU must conform too much to the aesthetic of a primary residence that is not actually pleasing architecturally.
7. Off-Street Parking: One off-street parking space is required for an ADU. The parking space may be provided as a tandem parking space located within the front-yard setback within a driveway or as a standard space located within the front-yard setback within a paved area immediately adjacent to the driveway.
Exceptions to this parking rule are as follows:
A. The accessory dwelling unit is located within one-half mile of public transit.
B. The accessory dwelling unit is located within an architecturally and historically significant historic district.
C. The accessory dwelling unit is a part of the existing main dwelling unit or an existing accessory structure.
D. When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit.
E. When there is a car share vehicle located within one block of the accessory dwelling unit.
8.Utilities:
A separate electric meter is required for the accessory dwelling unit, unless the unit is: 1) contained within the existing space of the main dwelling unit or an accessory structure, 2) has independent exterior access from the main dwelling unit, and 3) the side and rear setbacks are sufficient for fire safety. Separate water and gas meters are optional at the discretion of the owner, and impact fees will apply for these meters.
D. Deed Restrictions:
1.The accessory dwelling unit is only legal if the property owner is occupying the either the primary residence or the ADU full time.
2.The accessory dwelling unit can’t be sold separately from the primary residence.
Shasta County Ordinance:
Below is a link to the Shasta County Ordinance, which provides a very similar level of requirements to that of City of Redding, however some of the more distinct differences are also listed here:
Impact Fees: These are calculated at the same rate as one single family residence unit.
Size: An ADU cannot exceed 1,200 SF or 50% of the living space of the primary residence.
Utility Services: Allowance of an ADU varies depending on lot acreage size and whether or not public water and wastewater services are provided.
Garages: An attached garage of up to 600 SF is allowed with the construction of an ADU.
Shasta County / City of Redding Emergency Carr Fire Revisions
Since a precursor to building an ADU typically requires that a primary residence exist on the property, a revision was put in place after the Carr Fire to allow for an ADU to be constructed on the property prior to a primary residence that needs to be rebuilt due to the fire. The goal in this revision is to allow for homeowners to quickly build an ADU and live on their property while they make plans for rebuilding the primary residence, which would take longer to complete. Thus, it is currently allowed for owners of Carr Fire burn lots to build an ADU immediately and construct their primary house at a later time. This is an emergency ordinance that has a limited timeframe.
Image Reference: RAD Studio
IMPACT FEES AND ADUs
Sewer and Water
As far as the City of Redding is concerned, there are no water and sewer development impact fees incurred when building an ADU, as long as the ADU shares utilities with the main residence.
If the property owner would like to have the ADU on separate water and sewer connections, then impact fees would apply. The added fees for these second services amount to over $9,000.00. This can be a deal breaker for the project and thus it is recommended to avoid a second water meter. An ADU can typically function perfectly fine on the same water meter as the primary residence.
Electrical
If you build a new, detached ADU, you are required to have a separate electrical meter. The fee for the second meter is only $100.00. It has to be installed on the main house next to the house meter. If the ADU is attached to the main house, or is an existing detached structure, a second meter is recommended but not required.
School Fees
School Fees are only charged when the ADU is over 500 sq. ft. in Living Space. These fees are calculated exactly the same way as a Guest house would be calculated, at a price of about $3-4 per square foot. For a 600 SF ADU, this could amount to $1,800-2,400. If you want to avoid paying school fees, keep the square footage just under 500.
DESIGN AND CONSTRUCTION COSTS
Image Reference: Hausable
Design is one of the most important steps in the process of planning and building an ADU. Efficiency and flexible use of space becomes an essential design strategy of these structures. There are infinite creative ways to space and plan a unique, functional, flexible and sustainable ADU that allows a family to live a flexible life. A space that offers energy efficiency, passive heating/cooling techniques, and great timeless design aesthetic. Within this process, working with a design team that understands these concepts, along with the local codes / ordinances and construction costs is essential. Getting the design right is incredibly important when it comes time to build. Many don’t realize that the level of investment in designing a residence directly impacts the built result. There are several Architects in the Redding area that are proficient and in designing ADUs, so take your time and find the right Architect to best design your project.
Construction Costs can vary by project and location, and by the overall scope of the project. Currently, the market is also seeing heavy fluxuations in material costs, as well as labor costs, due to the demand for labor after the Carr & Camp Fires. This has the tendency to increase costs. It can be expected that an ADU will cost between $150 per square foot and $250 per square foot, depending on complexity of structure, materials & finishes selected, contractor selected, and overall square footage.
A garage conversion or an interior remodel to create an ADU will likely cost less than a completely new build, unless the remodel is very complex. If you are planning to build a brand new structure, sticking with a single story with a concrete slab will be your most affordable option. Two story structures and raised foundations will start to increase costs. Material selections will also greatly impact costs. Siding and roof materials, window type and style, and interior finishes for counters, cabinets, floors, etc are all elements that will cause costs to fluctuate. Talk with your Architect and contractor about finding the right balance for your project.
Below is a helpful calculator to determine construction costs for your ADU, as well as potential mortgage payment and rental income.
SUMMARY
Considering the option & process of building of an ADU on your property can be a bit overwhelming, but with the right guidance, it can be an enjoyable process and definitely worth the effort. Not only are you potentially investing in real estate that could provide you with rental income, you are also doing your part to relieve the housing crisis, one unit at a time.
Enjoy the process and best of luck developing your ADU
Please note that the opinions in this article represent those of the author and not the Envision Redding group as a whole.
