HomeMy WebLinkAbout8.1 Informational Report on Accessory Dwelling Unitsr
DUBLIN
CALIFORNIA
STAFF REPORT
CITY COUNCIL
Agenda Item 8.1
DATE:
TO:
FROM:
SUBJECT:
December 3, 2024
Honorable Mayor and City Councilmembers
Colleen Tribby, City Manager
Informational Report on Accessory Dwelling Units
Prepared by: Gaspare Annibale, Senior Planner
EXECUTIVE SUMMARY:
The City Council will receive an informational report on accessory dwelling units, including use of
the City's permit -ready prototype plans, impact and building permit fee waivers, and production.
STAFF RECOMMENDATION:
Receive the report.
FINANCIAL IMPACT:
None.
DESCRIPTION:
Over the past several years, changes in State law have made it easier for homeowners to build
accessory dwelling units (ADUs). In addition to ensuring that the City's Zoning Ordinance is
consistent with State law, the City has taken further steps to encourage the creation of ADUs.
Below is a summary of those efforts.
Accessory Dwelling Unit Prototype Plans and Manual
In June 2022, the City completed ADU prototype plans and an ADU Manual to help facilitate the
construction of ADUs and eliminate the cost and time for homeowners to prepare their own plans.
RRM Design Group, an architectural consulting firm, prepared the City's ADU prototype plans.
There are eight different plans, including five detached ADUs and three plans for converting a
garage to an ADU. The prototype plans include studios, one -bedroom, and two -bedroom ADUs that
range in size from 224 to 909 square feet. The ADUs are available in three different architectural
styles: Spanish, Traditional and Modern, which gives homeowners options for choosing the style,
color and materials most compatible with the primary structure. The permit -ready prototype
plans include floor plans, elevations, electrical and plumbing plans, structural calculations, and
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preliminary energy calculations that have been reviewed for compliance with all required
construction codes and are provided by the City to homeowners at no charge. The homeowner is
responsible for preparing site -specific plans, such as a site plan and geotechnical report. These
plans are estimated to save homeowners approximately $15,000 in architectural/design services,
structural engineering services, and energy document preparation, as well as time. Pursuant to
Assembly Bill 434 effective on January 1, 2025, cities are required to have preapproved ADU plans.
The City's ADU prototype plans meet this requirement.
The ADU Manual is a how -to -guide designed for homeowners who are not familiar with the
development process or looking for information about ADUs. Contents of the ADU Manual include
where to start, design considerations, ADU concepts and prototypes, implementation, glossary and
resources.
Fee Waivers
Impact Fee Waiver
Pursuant to Senate Bill (SB) 13, effective January 1, 2020, through January 1, 2025, ADUs less than
750 square feet are not subject to impact fees and ADUs 750 square feet or larger are subject to
impact fees proportional to the primary dwelling unit. On March 25, 2024, SB 477 was approved
by the Governor, which made non -substantive changes and reorganized various provisions of
State law relating to the creation and regulation of ADUs. Included was removal of an end date for
impact fee waivers, effective January 1, 2025. Staff will update the City's Impact Fee Schedule
accordingly.
Permit Fee Waiver
To further incentivize ADUs, the City waived building permit fees for ADUs applied for between
January 1, 2022, and December 31, 2026. This permit fee waiver excludes State surcharges for the
Strong Motion Instrumentation Program (SMIP) and Green Building fees and does not apply to
ADUs built to satisfy obligations under the City's Inclusionary Zoning Regulations. Permit fees are
waived for ADUs less than 750 square feet and ADUs 750 square feet or larger that are deed
restricted as lower -income units for a period of 55 years. This results in savings of approximately
$2,500 to $6,000 depending on the valuation of the ADU. The City Council may choose to further
extend the provisions of the Permit Fee Waiver beyond December 31, 2026.
Marketing Efforts
The City launched an ADU webpage in 2021 as a one -stop -shop for information and resources to
assist residents with building an ADU on their property. Two key features of the webpage include
the permit -ready prototype plans and the ADU Manual. This webpage also includes a summary of
the City's efforts to incentivize ADUs, information on impact fee and permit fee waivers, and other
resources. The City has posted articles about the ADU prototype plans and fee waivers in news
briefs, annual newsletters and on social media sites. In addition, in April 2024, Staff participated in
the Alameda County Assessor's Office Homeowners Fair. Staff provided a presentation on building
ADUs in Dublin, shared resources available to homeowners, including the prototype plans, ADU
Manual, and fee waivers, and provided informational materials at the City's booth.
Accessory Dwelling Unit Production
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Since January 2022, the City has received 44 building permit applications for ADUs as shown in
Table 1 below. Of the 44 applications, 40 received a permit fee waiver (39 were for ADUs that
were less than 750 square feet, and one was larger than 750 square feet but was deed -restricted
as a lower -income unit). The permit fees waived by the City total $166,009.
Permits were issued for 23 ADUs and impact fees were waived for 22 of those ADUs (21 ADUs
were less than 750 square feet, one ADU was larger than 750 square feet and deed -restricted as a
lower -income unit, and one ADU was larger than 750 square feet but not deed -restricted as a
lower -income unit). Two applicants decided not to proceed with construction of their ADU after
their permits were issued.
Table 1: ADU Building Permit Activity (January 2022 - November 2024)
Status
Number of ADUs
In Review
14
Under Construction
14
Completed
7
Cancelled or Expired
9
TOTAL
44
Usage of Prototype Plans
Since June 2022 when the permit -ready prototype plans were made available to the public, there
have been 13 inquiries about the plans and four building permit applications that have been
received using a prototype plan. One application is currently under review, one is currently under
construction, and the remaining two were cancelled/expired.
In November 2024, Staff conducted a survey of the 44 homeowners/applicants that applied for an
ADU since 2022 to ask if they considered using the prototype plans, and if they did not use them,
what was the reason. Thirteen responses were received with respondents noting they did not use
the plans either because they are not customizable and/or did not fit within the parameters of
their property, they were already using a contractor, or they estimated that it would be more
expensive to build a prototype plan and instead decided to build a prefabricated ADU as a less
expensive option. In addition, some respondents did not know of the plans.
ADU Accelerator Program
Senator Glazer secured funding from the California Department of Housing and Community
Development for an ADU Accelerator Program for cities in District 7. The purpose of the program
is to increase the production of ADUs. Funds from the program can be used to create/update ADU
prototype plans and to offer incentives to homeowners constructing ADUs through a program
administered by the City. Funding is based on a per capita amount of $1.87 per resident. Dublin's
allocation is $186,353, including $50,000 for prototype plans and $136,353 for homeowner
incentives. Staff has prepared an application to participate in the ADU Accelerator Program.
The City's prototype plans will require updates to reflect Building Code amendments that will be
effective on January 1, 2026. Funds from the Accelerator Program can help defray the City's cost to
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update the prototype plans. Incentives to homeowners are based on the size and affordability of
the ADU they construct. Maximum incentives are provided to homeowners that agree to deed
restrict their ADU to lower income households. Table 2 reflects the range of homeowner
incentives.
Table 2: ADU Incentives
ADU Size
Deed Restricted
Non -Restricted
Under500s.f.
$15,000
$7,500
Under 750 s.f.
$10,000
$5,000
Under 1,000 s. f.
$5,000
$2,500
Next Steps
Staff will continue to promote the City's efforts to facilitate the production of ADUs. Additionally,
Staff will explore opportunities to improve the use of prototype plans, including a review of the
plan types and opportunities to team up with other jurisdictions to maintain prototype plans in
compliance with State law and current construction codes. Staff will submit the application to
participate in Senater Glazer's ADU Accelerator Program. Staff will return to the City Council in
2026 to discuss an extension of the building permit fee waiver program prior to its expiration.
STRATEGIC PLAN INITIATIVE:
Strategy 3: Housing Inclusivity and Affordability
Objective a: Implement the goals, policies, and programs in the 2023-2031 Housing Element.
Objective b: Support efforts to produce housing affordable at all levels of income.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
The City Council Agenda was posted.
ATTACHMENTS:
None.
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Accessory Dwelling Units
City Council Meeting
December 3, 2024
DUBLIN
CALIFORNIA
5
Overview
• City Council will receive a report on ADUs including:
— ADU Prototype Plans and Manual
— Impact and Building Permit Fee Waivers
— Marketing Efforts
— ADU Production
— ADU Accelerator Program
— Next Steps
6
Accessory Dwelling Unit Prototype Plans
• 8 different ADU prototype plans: 5 plans designed as detached, and 3 plans designed to convert a
garage
• Include studios, one -bedroom and two -bedroom ADUs that range in size from 224 — 909 square
feet
• 3 different architectural styles: Spanish,Traditional and Modern, to give homeowners options for
choosing style, color, and materials most compatible with primary dwelling
CONTEMPORARY
DUBLIN
CALIFORNIA
0
ADU Prototype Plans and Manual
• Include floor plans, elevations, electrical and
plumbing plans, structural calculations, and
energy calculations
• Estimated to save homeowners
approximately $15,000 in
architectural/design services
• Assembly Bill 434 effective on January I,
2025, requires cities to have preapproved
ADU plans
• City ADU Manual "how-to guide" for
building ADU/JADU
ACCESSORY
DWELLING UNIT
MANUAL
VOt
DUBLIN
CALIFORNIA
STEP-BY-STEP GUIDE
TO CONSTRUCTING
ACCESSORY
DWELLING UNITS
APRIL 29, 2022
Fee Waivers
• Impact Fee Waiver: ADUs less than 750 SF are not subject to impact
fees
— Effective January I, 2025, SB 477 removes the end date for impact fee waivers
and makes it permanent
• Building Permit Fee Waiver: January I , 2022 —December 3 I , 2026
— Applies to ADUs less than 750 SF, or ADUs greater than 750 SF that are deed
restricted as a lower income unit for 55 years
— Savings of approximately $2,500 to $6,000 depending on the valuation of ADU
— City Council may choose to extend building permit fee waivers beyond
December 31, 2026
9
Marketing Efforts
• City's ADU webpage is a "one -stop -shop" for information and
resources
• Posted articles about ADU prototype plans and fee waivers in
news briefs, annual newsletters and on social media sites
• April 2024, Staff participated in Alameda County Assessor's Office
Homeowners Fair and promoted the City's ADU prototype plans
and Manual, and impact and building permit fee waivers
ADU Production
ADU Building Permit Activity (Jan. 2022 — Nov. 2024)
In Review
14
Under Construction
14
Completed
7
Cancelled or Expired
9
TOTAL 44
• Permit Fee Waiver Received: 40 (39 ADUs less than 750 SF, one ADU greater than 750 SF but deed
restricted as a lower income unit)
• Impact Fee Waiver Received: 22 (21 ADUs less than 750 SF, one ADU greater than 750 SF but deed
restricted as a lower income unit)
Usage of Prototype Plans
• Since June 2022, 13 inquiries about prototype plans and four building permit
applications received using a prototype plan:
— One application is currently under review, one is currently under construction, and remaining
two were cancelled/expired
• In November 2024, Staff conducted survey of 44 homeowners/applicants that applied
for an ADU since 2022 to understand why they did not use the prototype plans:
— 13 responses received:
• Not customizable/fit within parameters of property
• Already using a contractor
• Prototype plans were too expensive to build
• Not aware of plans
ADU Accelerator Program
• Senator Glazer secured funding from HCD for ADU
Accelerator Program
• Purpose is to increase production of ADUs
• Funds from program can be used to create/update ADU
prototype plans and offer incentives to homeowners
constructing ADUs
• Staff has prepared application to participate in ADU
Accelerator Program
Next Steps
• Promote City's efforts to facilitate production of ADUs
• Explore opportunities to improve use of prototype plans and
work with other jurisdictions to maintain prototype plans in
compliance with State law and current construction codes
• Submit application to participate in ADU Accelerator
Program
• Staff will return to City Council in 2026 to discuss extension
of building permit fee waiver program prior to its expiration
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