La Mesa ADU Guidebook (Feb 2023)

ACCESSORYACCESSORY DWELLING UNITDWELLING UNIT [ADU] GUIDEBOOK[ADU] GUIDEBOOK February 2023

La Mesa Accessory Dwelling Unit Guide ACKNOWLEDGEMENTS This Accessory Dwelling Unit Guidebook was developed with funding provided through the California Department of Housing and Community Development’s SB 2 Planning Grant Program to the City of La Mesa. Published: February 2023 Amended: Prepared by: KTUA Planning and Landscape Architecture and domus studio architecture 2

TABLE OF CONTENTS QUICK REFERENCE GUIDE 5 THE ABCS OF ADUS 15 1 2 1.1 GETTING STARTED: ADU GUIDEBOOK OVERVIEW 6 2.1 UNDERSTANDING THE ADU PROCESS 16 1.2 WHAT YOU NEED TO KNOW 6 2.2 CONCEPTS AND TERMINOLOGY 17 1.2.1 Learn what An Accessory Dwelling Unit is 6 2.2.1 What Is An Accessory Dwelling Unit 17 1.2.2 Understand Why The State Of California Is Encouraging ADUs 7 2.2.2 Types of ADUs 18 1.2.3 Understand the ADU Design and Construction Process 7 2.2.3 How Small Or Large Of An Accessory Dwelling Unit Can I Build 19 1.2.4 Determine My Goals For Building An ADU 8 1.2.5 Find Information About My Property 8 2.3 HOUSING AND ECONOMIC TRENDS 20 1.2.6 Calculate The Allowable Size Of An ADU For My Property 8 2.3.1 Housing Demand Outpacing Inventory 20 1.2.7 Understand Regulations And Standards That Apply To My Property 9 2.3.2 Increased Housing Prices For Renters And Owners 20 1.2.8 Determine If I Can Build An ADU On My Property 9 2.3.3 Limited Land Availability And Barriers To Development 21

1.2.9 Determine if I Should build an ADU on my Property 9 2.3.4 Desire To Live Close To Work, Schools, And Services 21 1.2.10 Research How An ADU Can Provide An Income Stream 10 1.2.11 Determine If My Neighbor Is Allowed To Build An ADU 10 2.4 EFFORTS TO ADDRESS HOUSING SUPPLY AND AFFORDABILITY 21 1.2.12 Learn Best Practices For Managing An ADU On My Property 10 2.4.1 Accessory Dwelling Units As A Solution 21 2.4.2 ADUs Through The Years 22 1.3 ADU CHECKLIST FOR PROPERTY OWNERS 11 2.5 HOUSING AND ADU’S IN LA MESA 23 1.4 DRAW A SKETCH OF YOUR PROPERTY 13 2.6 RESEARCH AND SITE ASSESSMENT 24 1.5 DRAW A SKETCH OF YOUR PROPOSED ADU 14 2.6.1 Identify Goals for your ADU 24 2.6.2 Look Up Your Property Information 24 2.6.3 Evaluate Real Estate and Economic Trends 25 2.6.4 Conduct An Initial Site Assessment 25 2.6.5 Identify Relevant Development Standards 28 2.7 WHAT COMES NEXT? 31 2.8 SHOULD I CONSIDER AN ADU? 31 3

La Mesa Accessory Dwelling Unit Guide TABLE OF CONTENTS DECISIONS...DECISIONS 33 IDEAS TO CONSIDER 45 3 4 3.1 MOVING AHEAD WITH YOUR ADU 34 4.1 DESIGN IDEAS 46 3.1.1 Call the Professionals 34 4.2 ARCHITECTURAL EXPRESSIONS 46 3.2 PLANNING AND DESIGN 35 4.3 PHOTO GALLERY 46 3.2.1 Discuss Your Goals And Design Ideas 35 3.2.2 Design With Your Neighbor In Mind 38 4.4 SAMPLE PLANS FOR TYPICAL LA MESA LOTS 49 3.2.3 Review And Refine Your Proposed ADU Design 39 4.4.1 Standard Lot - Attached Single Story ADU 49 3.2.4 Complete Construction Drawings 39 4.4.2 Standard Lot With Alley Access - Two Story ADU Over Garage 50 3.2.5 Line Up Your Financing 39 4.4.3 Standard Lot With 40% Site Coverage - Two Story Detached ADU 51 4.4.4 Corner Lot - Single Story Attached ADU 52 3.3 PLAN REVIEW AND PERMITTING 40 4.4.5 Triangular Lot - Single Story Detached ADU 53 3.3.1 Submit Your Building Permit Application 40 4.4.6 Sloped Lot Example - Single Story Detached ADU 54 3.3.2 Pay Applicable Permit Fees 41 4.4.7 Sloped Lot Example - Two Story Split Level Detached ADU 55

3.3.3 Submit Plans 41 4.4.8 Narrow Lot - Single Story Detached ADU 56 3.3.4 Obtain Your Building Permit 41 4.4.9 Large Lot With Accessory Structures - Single Story Detached ADU 57 4.4.10 Large Lot Split - Two Residences And Two Detached ADUs 58 3.4 CONSTRUCTION AND INSPECTION 42 3.4.1 Obtain Bids and Select a Contractor 42 4.5 SAMPLE ADU FLOOR PLANS 59 3.4.2 Construct Your ADU 43 4.5.1 Sample One Story Detached ADU (1 bd / 1 ba) 59 3.4.3 Complete Inspections 43 4.5.2 Sample Two Story Detached ADU (2 bd / 2.5 ba) 60 4.5.3 Sample One Story Detached ADU (2 bd / 1.75 ba) 61 3.5 PROPERTY MANAGEMENT 44 4.5.4 Sample Two Story Above Garage ADU (1 bd / 1ba) 62 3.5.1 Prepare Documents 44 4.5.5 Sample One Story JADU (1 bd / 1ba) 63 3.5.2 List Your Property and Find a Tenant 44 4.6 ADDITIONAL RESOURCES 64 4

La Mesa Accessory Dwelling Unit Guide 1.1 GETTING STARTED: ADU GUIDEBOOK OVERVIEW This Accessory Dwelling Unit Guidebook has been developed by the City of La Mesa to help provide information to owners of single-family property in La Mesa that are thinking of developing their properties for accessory units. The guidebook also answers common questions about the design, permitting, construction, and property management process for these individual as well as discussing the steps and factors that should be considered when making this decision. This Chapter provides an overview of the different types of ADUs, introduces the process, and provides references to find more information on a particular ADU topic that exceeds the detail that this overview booklet can provide. At the end of this chapter, an informational checklist is provided to help guide interested property owners through steps and items to consider in the ADU process. This guidebook is focused on ADUs that can be constructed in accordance with the City’s regulations ADUs do not have to take up a lot of your property, they

for ADUs in conjunction with a single-family residence. It is not intended to address ADUs proposed can be designed to be compatible with your current under the State-provided ministerial exceptions (CA GOV 65852.2(e)) for single-family or multi-family home and fit into the scale of your neighborhood. residences. 1.2 WHAT YOU NEED TO KNOW » JUMP TO... 1.2.1 I WANT TO... LEARN WHAT AN ACCESSORY DWELLING UNIT IS » Types of ADUs - Page 18 An Accessory Dwelling Unit (or ADU) is commonly known as a granny flat, back house, guest house, casita or in-law suite. An ADU, as defined in the La Mesa Municipal Code (LMMC Section 24.01.100) is a unit that: • provides complete independent living facilities for one or more persons and is located on the same lot as an existing or proposed residence in any single-family or multi-family zone, or on the same lot as existing multi-family dwellings in any residential or mixed-use zone. • includes permanent provisions for living, sleeping, eating, cooking, and sanitation on the same par- cel or parcel as the primary unit is situated.

• can be an efficiency unit or a manufactured home as defined California Health and Safety Codes. ADUs come in all shapes, sizes, styles, colors, and configurations, and there are several different types of residential units that fall under the “ADU” umbrella. These different types of ADUs include attached and detached units, converted structures such as garages, internal units such as basement or attic ADUs, and junior ADUs (JADU).For more information on the specific types of ADUs and their physical characteristics, please see Section 2.2 Types of ADUs. 6

Quick Reference Guide “ I Want To” 01 1.2.2 I WANT TO... UNDERSTAND WHY THE STATE OF CALIFORNIA IS ENCOURAGING ADUS Over the last several decades, housing construction in California (as well as the nation) has not kept pace with population growth nor has it provided for choices on housing » JUMP TO... type options. As demand for housing has extended well beyond the supply, housing has become less affordable. Housing costs have pushed many people to move further away » Housing and Economic Trends - Page 20 from existing neighborhoods, communities, and job centers in order to find housing op- » Efforts to Address Housing Supply and tions that meet their needs. This has led to more sprawling development patterns that increase commute times and distances for many, which in turn impacts transportation infrastructure, the Affordability - Page 21 environment, and quality of life for those that must spend so much of their time commuting. Along with many other initiatives to increase the construction and availability of housing for Califor-

nians, the State of California has enacted legislation to support the development of ADUs in com- munities throughout the State. By removing barriers to the development of ADUs, the State aims to provide creative and diverse housing solutions that can “be significantly less expensive to build”. The State’s legislative efforts have also resulted in the lessening of common development barriers” according to the State’s Housing and Community Development ADU Handbook. 1.2.3 I WANT TO... UNDERSTAND THE ADU DESIGN AND CONSTRUCTION PROCESS Every new ADU project in the City of La Mesa will undergo a process that involves planning, design, review, permitting, and construction. While time-lines will vary due » JUMP TO... to project and site complexity, design and construction schedules, and material avail- ability and lead times, these are the general steps you can expect to take as you move » Research and Site Assessment - Page 24 toward completion of your ADU. » Planning and Design - Page 35 » Plan Review and Permitting - Page 40 » Construction and Inspection - Page 42

» Property Management - Page 44 Research and Planning and Plan Review Construction Property Site Assessment Design and Permitting and Inspection Management 7

La Mesa Accessory Dwelling Unit Guide 1.2.4 I WANT TO... DETERMINE MY GOALS FOR BUILDING AN ADU There are a variety of reasons why you may wish to develop an ADU on your property and it can be helpful to identify your motivation or goals for building an ADU before in- » JUMP TO... vesting time, money, and energy into the ADU design and development process. Having a clear set of goals can help you determine how to design and “right size” an ADU that » Identify Goals for your ADU - Page 24 meets your goals and needs. Common goals or motivations for an ADU may include: • Create separate/nearby living space for family/relatives or an in home health care provider • Provide a source of rental income • Increase the potential value/re-sale of my property • Convert extra space within a home or on a property • Contribute to the supply of housing and housing type options • Downsize and rent out the primary living unit Note: The City of La Mesa does not allow an ADU to be sold or conveyed separately from the primary residence.

Additionally, JADUs cannot be used for short-term vacation rentals less than 30 days. For more information on identifying goals for building an ADU, please see Section 2.6.1. 1.2.5 I WANT TO... FIND INFORMATION ABOUT MY PROPERTY The City of La Mesa provides an Online Interactive Zoning Map (or see Section 4.6 » JUMP TO... for current URL) that includes zoning and lot size information that can be used for planning purposes just by entering an address or Assessor’s Parcel Number (APN) to » Look Up Your Property Information - search for property information. The online zoning map is based on the best data avail- able at the time of publishing from the City of La Mesa, SanGIS, SANDAG, and other data sources. Page 24 The map is not guaranteed to survey accuracy and a property owner must endeavor to use due diligence when considering an ADU. To look up information such as zoning and acreage of your property, please see Section 2.6.2. 1.2.6 I WANT TO... CALCULATE THE ALLOWABLE SIZE OF AN ADU FOR MY PROPERTY

Both the State of California and the City of La Mesa have established a maximum size » JUMP TO... for ADUs and JADUs. The City of La Mesa has established a 1,200 sf maximum for new ADUs, though some physical characteristics of a property, such as topography or lot size, » Conduct An Initial Site Assessment - may result in a maximum ADU size of 800 sf. JADUs are limited to a maximum of 500 sf Page 25 and need to be attached to the existing unit. For more information on the allowable size of an ADU, please see Section 2.5. 8

Quick Reference Guide “ I Want To” 01 1.2.7 I WANT TO... UNDERSTAND REGULATIONS AND STANDARDS THAT APPLY TO MY PROPERTY You should make yourself familiar the particular development standards that must be used to guide the design of your ADU. These regulations affect the size, design, and lo- » JUMP TO... cation of the ADU on your property and help to ensure that new ADUs do not negatively affect the character of the neighborhood as well as your neighbor’s quality of life. » Identify Relevant Development Standards - Page 28 Please see Section 2.6.5 for applicable property development standards based on your zoning. 1.2.8 I WANT TO... DETERMINE IF I CAN BUILD AN ADU ON MY PROPERTY One ADU and one JADU can be built on a residential property in conjunction with an existing or proposed single-family residence on lots zoned for single-family or multi-family use. For single-fam- » JUMP TO... ily owners, this generally means that you are able to build an ADU, however, you will need to evaluate your site. For an ADU, there are no owner-occupancy requirements, » What Comes Next? - Page 31

meaning you do not need to live on the property in order to add an ADU. There is an owner-occupancy requirements for JADUs. For details on whether or not you can build an ADU on your property, please see Section 2.7. 1.2.9 I WANT TO... DETERMINE IF I SHOULD BUILD AN ADU ON MY PROPERTY Even though it may be permissible to build an ADU on your property, there are several considerations you should weigh before deciding on building an ADU on your proper- » JUMP TO... ty. For example; does my property lend itself better to an attached, detached, interior, or junior accessory dwelling unit? Do I want to become a property manager? Can I » Should I Consider an ADU? - Page 31 finance the design and construction of an ADU? To answer more questions like these, please see Section 2.8 Should I Do This With My Property? 9

La Mesa Accessory Dwelling Unit Guide 1.2.10 I WANT TO... RESEARCH HOW AN ADU CAN PROVIDE AN INCOME STREAM Once you have reviewed the real estate and economic trends in your area and decided on the development of an ADU on your property, there are several ways to go about » JUMP TO... financing your ADU. Using you own funds or finding a loan are great options to help you fund the development of your ADU. One of the potential benefits of adding an ADU » Evaluate Real Estate and Economic to your property is the income you can earn by renting the unit out long-term. By renting out your Trends - Page 25 ADU, you can help provide housing options in the community and use the additional income to- wards other expenses or savings. As long as the property continues to increase in value, you can » Line Up Your Financing - Page 39 still make money on an ADU, even when your cash flow does not fully cover your expenses. This is accomplished through property appreciation. Important factors to consider when determining

economic viability, is to determine the various costs, potential revenue, financing, and real estate trends. Determine if you need to provide a monthly cash return (income exceeding all costs of mortgage, vacancy, advertising, insurance, taxes, maintenance and repairs) or are willing to break even on the costs from rent but need to assure that the long term investment has a return through property appreciation. Generally, you may not turn a profit during the first few years, but as the market supports rental increases, this margin can provide you with positive cash return. For more information about the economic, real estate, and financial side of ADUs, please reference sections 2.6.3 Economic and Real Estate Trends and 3.2.5 Line Up Your Financing. 1.2.11 I WANT TO... DETERMINE IF MY NEIGHBOR IS ALLOWED TO BUILD AN ADU As noted previously, one ADU and one JADU is allowed in conjunction with an existing or proposed single-family residence on lots zoned for single-family or multifamily use. » JUMP TO...

There are limitations on size, height, and location that must be considered as well. Certain conditions may preclude a site from being a viable candidate for an ADU. » Design With Your Neighbor In Mind - Best practices for designing with your neighbor in mind are highlighted in Section 3.2.2. Page 38 1.2.12 I WANT TO... LEARN BEST PRACTICES FOR MANAGING AN ADU ON MY PROPERTY If you build and once your ADU is built, it will be important to consider the manage- ment time needed to properly manage your unit and the rest of the property as well. » JUMP TO... Whether that means renting it out to a long-term tenant, or using it to provide separate living space for family members, there are a handful of things you will want to learn in » Property Management - Page 44 order to manage the property as best as possible. For information about property management and renting out an ADU, please reference Section 3.5 10

Quick Reference Guide “ I Want To” 01 1.3 ADU CHECKLIST FOR SINGLE-FAMILY PROPERTY OWNERS This checklist is intended to help property owners collect information about their property, the decisions to build and to determine details for designing, financing, constructing and managing an ADU. While this checklist is not required to submit a building permit application to the City of La Mesa, some of the information on this checklist can be copied over to your building permit application and help ensure your plans and permit application have all of the details required to ensure your application is complete. » Property Details » Development Standards • Address: ____________________________________ • ADU Size: __________ • Parcel Number: _______________________________ • Setbacks: front: ______ side: _______ rear: _______ • Property Zoning: _______________________________ • Height Limit: ________ • Lot Coverage Maximums: ______ % » ADU Goals • Utility Connection: tie-in new connection • Create separate/nearby living space for family/relatives or » Proposed ADU Type

an in-home health care provider • Provide a source of rental income Note: Property owners may apply to build no more than one ADU and one JADU per property. • Increase the potential value/re-sale of my property • Convert extra space within a home or on a property • Attached (New Addition or Conversion) • Contribute to the supply of housing and limit climate change • Detached (New Addition or Conversion) • Downsize and rent out the primary living unit • Interior (Conversion or Expansion) • Other: _______________________________________ • JADU (Conversion or Expansion - must be owner-occupied) » Site Assessment » ADU Facilities Included: • Lot Dimensions (feet): width: ________depth:_________ • Kitchen • Lot Area (square feet): ___________________________ • Bathroom • Lot Type: standard narrow/deep corner irregular flag • Living Area • Existing Structures: Yes No • Sleeping Area • Historic Property: Registered Eligible Historic District • Separate Entrance • Topography/Slopes: Yes No • Interior Connection to Primary Residence for JADU 11

La Mesa Accessory Dwelling Unit Guide ADU Checklist for » Cost Estimates and Investment Potential property owners (continued) • Professional Design Fees • Permit Cost Estimates » Professional Management • Estimated Construction Costs • Do-It-Yourself • Property Tax and Insurance Costs • Design Professional (architect, landscape architect) • Property Management and Maintenance Costs • Design/Build Specialists • Estimated Monthly Rental Income • Contractor(s) and Sub-Contractors • Property Management Professionals » Financing Options » Proposed ADU Design • Self-Financing • Home Equity Line of Credit • ADU Size (square feet) _________________ • Home Equity Loan • One Story or Two Story • Construction Loan • ADU Height _________ • Renovation Loan • Access and Orientation • Cash-Out Refinancing • Fire Access • Construction Method: new construction/addition/altera- » Managing Your Property tion/pre-fabricated • Collecting rent • Utilities (new connection or existing tie-in) • Setting and enforcing rules » Neighbor Considerations • Avoiding equal housing problem (understanding how dis-

crimination laws apply to you) • Proximity • Insurance and liability issues • Privacy • Tracking tax write-offs • Preservation of Views • Taking care of repairs • Parking • Understanding and observing applicable laws • Proactive Coordination • Recording proper tax and legal documents. 12

Quick Reference Guide “ I Want To” 01 DRAW A SKETCH OF YOUR PROPERTY 1.4 See Section 2.6.4 for instructions on conducting an initial site assessment and tips for drawing your site. 13

La Mesa Accessory Dwelling Unit Guide DRAW A SKETCH OF YOUR PROPOSED ADU 1.5 See Section 2.6.5 for the property development standards that apply to the proposed design of your ADU. 14

La Mesa Accessory Dwelling Unit Guide If you are interested in potentially developing an ADU on your property in La Mesa, but not sure Figure 2-1: ADU Development Process where to get started, this chapter begins with the steps involved in the process of building an ADU and introduces and defines key terminology that may be helpful as you discuss your ADU plans with design professionals, neighbors, and contractors. Research and 1 Site Assessment This chapter also provides historical context on the development of ADUs, describes the state and local legislative efforts to address the housing crisis, and identifies the range of goals that you may have for developing an ADU. Finally, this chapter identifies the key considerations in the Research and Site Assessment Phase of the ADU Development Process. Planning and 2.1 UNDERSTANDING THE ADU PROCESS 2 Design Every new ADU project in the City of La Mesa will undergo a process that involves planning, design, review, permitting, and construction. While time-lines will vary due to project and site complexity,

design and construction schedules, and material availability and lead times, Figure 2-1 identifies the general steps you can expect to take as you move toward completion of your ADU. Plan Review This guidebook is organized to help you navigate and consider important factors during each step 3 and Permitting of the process. 1. Research and Site Assessment - In this initial phase, you will learn what makes a living unit an ADU, how to identify your goals for developing an ADU on your property, and how to conduct a preliminary assessment of your property to determine if you can or should take the next step of designing an ADU for your property. Construction 2. Planning and Design - After setting goals and conducting an initial assessment, the next step 4 and Inspection is to develop a design for your ADU. During this phase, you may wish to engage a design pro- fessional to assist in creating an ADU - whether it is a renovation, addition, or new construction - that meets your needs and complies with local planning standards and building codes. 3.

Plan Review and Permitting - Once you have a proposed design for your ADU, your can submit your plans and building permit application to the City of La Mesa for review. If the application Property is complete, City staff will review the permit application and plans and either issue a building 5 Management permit or request revisions to the plans to meet applicable codes. 4. Construction and Inspection - With the issuance of a building permit and financing secured, you can begin constructing your ADU. During this step, you may also wish to obtain bids and hire a contractor(s) to manage the construction and inspection process. 5. Property Management - With your ADU construction or renovation complete you can begin to enjoy your new space or start the process of finding a tenant to rent the space. 16

ABCs o f ADUs 02 2.2 CONCEPTS AND TERMINOLOGY ADUS are required to This section introduces key concepts and terminology associated with Accessory Dwelling Units. provide space for: 2.2.1 WHAT IS AN ACCESSORY DWELLING UNIT † Living An Accessory Dwelling Unit or ADUs are commonly known as granny flats, back houses, guest † Sleeping house, studio apartments, or in-law suites. † Eating An ADU, as defined in the La Mesa Municipal Code (LMMC Section 24.01.100) is a unit that: † Cooking • provides complete independent living facilities for one or more persons and is located on the same lot as an existing or proposed single-family residence in any single-family or multifamily † Sanitation zone, or on the same lot as existing multifamily dwellings in any residential or mixed-use zone. • includes permanent provisions for living, sleeping, eating, cooking, and sanitation on the same † Exterior Entry parcel or parcel as the primary unit is situated. • can be an efficiency unit or a manufactured home as defined in California’s Health and Safety...contained within the ADU Codes.

and separate from the primary Figure 2-2 illustrates an example layout of a primary residence with a Detached ADU. residence. Figure 2-2: Important Features that Should be Considered for an ADU Detached ADU Fenced-off space Private, separate entrance Private yard and Primary residence barrier 17

La Mesa Accessory Dwelling Unit Guide 2.2.2 TYPES OF ADUS ADUs come in many forms and configurations and may involve new construction, a remodel or addition, or conversion of existing space. The different types of ADU configurations are described and shown in this section. ATTACHED - Q:\7.0 Project Files\2035 La Mesa Design Guidelines\7.06 Drawings\ADU Variations (2021).rvt Q:\7.0 Project Files\2035 La Mesa Design Guidelines\7.06 Drawings\ADU Variations (2021).rvt A contained space connected to the structure 1 Attached (new addition) Attached (conversion)4/25/2022 11:45:29 AM 4/25/2022 11:45:30 AM An ADU addition that is attached to the house or garage at ground- 1 of a single-family home, typically sharing ATTACHED (NEW ADDITION)level or as a 2nd story addition above the house or garage. Attached The conversion of an attached structure such as a garage orportion of the existing house into an ADU.04/25/2022ATTACHED (CONVERSION) Attached 04/25/2022 Project NameEnter address here Domus Project No. ProjectNumber Domusstudio Architecture Project NameEnter address here Domus Project No.

ProjectNumber Domusstudio Architecture 1.1 1.2 a common wall, ceiling, or floor with the Architect's Supplemental Drawing No. © COPYRIGHT Architect's Supplemental Drawing No. © COPYRIGHT main house. This includes conversions of an attached structure (such as a garage) and second story or above-garage add-ons. DETACHED - Does not share a common wall, ceiling, or floor with the primary residence. They are a separate structure located on the same parcel of land as the single-family home and are commonly Q:\7.0 Project Files\2035 La Mesa Design Guidelines\7.06 Drawings\ADU Variations (2021).rvt Q:\7.0 Project Files\2035 La Mesa Design Guidelines\7.06 Drawings\ADU Variations (2021).rvt an apartment-type dwelling located in the rear 1 Detached (new ADU separate from existing structures) 1 Detached (conversion)4/25/2022 11:45:31 AM 4/25/2022 11:45:32 AM A new detached structure in the front or rear of the property or The conversion of any existing detached structure (such as a yard (though they may be located in the front DETACHED (NEW ADDITION)accessed off of an alley.

Detached garage or shed) into an ADU.DETACHED (CONVERSION)04/25/2022 Detached 04/25/2022 Project Name Domus Project No. Project Enter address here Number Domusstudio Architecture Project NameEnter address here Domus Project No. ProjectNumber Domusstudio Architecture 2.1 2.2 yard or facing an alley). Detached ADUs can Architect's Supplemental Drawing No. © COPYRIGHT Architect's Supplemental Drawing No. © COPYRIGHT also include a converted detached garage or other stand-alone structure. INTERIOR - This type of ADU makes use of existing space within the main residence and may be fully contained within the house’s existing New New footprint, or may expand beyond the existing Existing Existing house’s walls, particularly to accommodate a Q:\7.0 Project Files\2035 La Mesa Design Guidelines\7.06 Drawings\ADU Variations (2021).rvt Q:\7.0 Project Files\2035 La Mesa Design Guidelines\7.06 Drawings\ADU Variations (2021).rvt separate exterior entrance. Examples include 1 Interior (converted space exceeding 500 sf) 1 Interior (w/ expansion)4/25/2022 11:45:34 AM 4/25/2022 11:45:35 AM

Converted existing space fully within the existing house (such as an A portion of the ADU is a converted area inside the main residence basement or attic conversions. INTERIOR WITH CONVERSIONattic or basement), but too big to be considered a JADU. Interior with the remainder being new construction add-on.04/25/2022INTERIOR WITH EXPANSIONInterior 04/25/2022 Project Name Domus Project No. Project Enter address here Number Domusstudio Architecture Project NameEnter address here Domus Project No. ProjectNumber Domusstudio Architecture 3.1 3.2 Architect's Supplemental Drawing No. © COPYRIGHT Architect's Supplemental Drawing No. © COPYRIGHT 18

ABCs o f ADUs 02 JADU - Similar to an interior ADU, a Junior Accessory Dwelling Unit (JADU) is a residential dwelling unit that is no more than 500 square feet in area, contained entirely within an existing or proposed single-family residence. JADU standards can be found in La Mesa Municipal Code Section 24.05.020D9. JADUs, have different standards than ADUs, including a requirement that either the primary residence or JADU be owner-occupied and a JADU may be allowed in addition to an ADU on the same property. ONE-STORY VS. TWO-STORY - Q:\7.0 Project Files\2035 La Mesa Design Guidelines\7.06 Drawings\ADU Variations (2021).rvt Typically, an ADU will be 1 or 2 stories and may use the maximum structure height of the Interior (JADU) 4/25/2022 11:45:36 AM 1 A JADU that is fully converted existing area and under 500 sf is allowed in addition to a full ADU. The JADU must be closed off from underlying zone. In some cases, ADU height may be further restricted by the zoning code. Please the main house with a private exterior entrance. INTERIOR JADUInterior / JADUProject Name Domus Project No.

Project 04/25/2022 Enter address here Number Domusstudio Architecture Architect's Supplemental Drawing No. 3.3 consult with staff to ensure you are using the correct height limit. © COPYRIGHT 2.2.3 HOW SMALL OR LARGE OF AN ACCESSORY DWELLING UNIT CAN I BUILD While the La Mesa Municipal Code does not specify a minimum unit size for ADUs, under Califor- nia’s Health and Safety Code, an efficiency unit must include a minimum of 150 square feet of living area. “Living area” means the square footage of a residential unit including, but not limited The California Building Coderequires fire rating and limited openings for walls closer than to, common areas, kitchen areas, bathrooms, and bedrooms with closets. Garages and accesso- 5 ft. to the property line. ry structures are excluded from calculations of living area. Setback Line The California Both the State of California and the City of La Mesa have established a maximum size for ADUs Q:\7.0 Project Files\2035 La Mesa Design Guidelines\7.06 Drawings\ADU Variations (2021).rvt Building Code and JADUs.

The City of La Mesa has established a 1,200 sf maximum for new ADUs, though One-story vs. Two-Story Setback 4/25/2022 11:45:33 AM 1 ADUs that partially encroach on a property's established setbacks arerequires fire limited to 16 ft. in height for the encroaching portion of the Structure.Line some physical characteristics of a property, such as lot size or lot coverage, may result in a max- rating and limited TWO-STORY ADUOne-story vs. Two-StoryProject Name Domus Project No. Project 04/25/2022 Enter address here Number Domusstudio Architecture 2.3 imum ADU size of 800 sf. JADUs are limited to a maximum of 500 sf. openings for walks Architect's Supplemental Drawing No. © COPYRIGHT closer than 5 ft. to Additionally, La Mesa’s ADU ordinance states that ADUs less than 750 square feet are not sub- the property line. ject to development impact fees. The size thresholds for ADUs are highlighted in Figure 2-3. Figure 2-3: ADU Minimum and Maximum Size Limits for ADUs 150 sf 500 sf 750 sf 800 sf 1,200 sf

Under California’s Health New Junior ADUs in La New ADUs smaller than On properties with site con- The City of La Mesa has es- and Safety Code, an effi- Mesa can have a maximum 750 sf of liveable area straints, a new ADU may tablished a maximum size ciency unit must include of 500 sf of liveable area. cannot be charged impact be limited to a maximum of for new ADUs of 1, 200 sf of a minimum of 150 square fees under State Law. 800 sf of liveable area. liveable area. feet of liveable area. 19

La Mesa Accessory Dwelling Unit Guide 2.3 HOUSING AND ECONOMIC TRENDS HOUSING IN CALIFORNIA Over the last several decades, housing construction in California has not kept pace with popu- BY THE NUMBERS... lation growth and the need for more housing supply and types of housing in many communities. As demand for housing outpaced supply, housing has become less affordable and caused many 210,000 people to move further away from existing neighborhoods, communities, and job centers to find Estimated number of new housing units housing that meet their needs. This has led to more expansive development patterns that increase needed annually in California to keep up commute times and distances for many, which in turn impacts transportation infrastructure, the with population growth. environment, and convenient housing options and commute patterns for many. The factors driving these trends, as well as state and local efforts to address housing supply and affordability issues are further described in this section. 3.5 MILLION

2.3.1 HOUSING DEMAND OUTPACING INVENTORY Estimated shortage of new housing units needed in California from 1980-2010 to California has experienced several decades of population growth that outpaced the construction of keep up with population growth. new housing units. According to a 2021 study from the Public Policy Institute of California, the state has added “3.2 times more people than housing units over the last 10 years” with the State’s Leg- islative Analyst’s Office estimating that California should have been building “190,000 to 230,000 $2,232 per month housing units each year from 1980 to 2010” to avoid extreme housing price increases. During that The average fair market rent for a time, an average of just 120,000 units were actually built per year resulting in an estimated short- two-bedroom apartment in the San Diego age of nearly 3.5 million new housing units needed. As a result, housing costs have sky-rocketed Region in 2022, with $2,028 the average for both renters and prospective homeowners and is pricing “middle-income families out of own-

fair market rent for California. ership and has one in four rental households paying more than half of its pre-tax income on rent.” 2.3.2 INCREASED HOUSING PRICES FOR RENTERS AND OWNERS 45% Share of households in California that Affordable housing options have also become less attainable with the Fair Market Rent for a rent their home. two-bedroom apartment in the San Diego region reaching $2,232 per month in 2022 according to the National Low Income Housing Coalition (NLIHC). The NLIHC further states that “to afford this level of rent and utilities - without paying more than 30% of income on housing - a household must 1 in 3 earn $81,191 annually.” Households in California spend more Data produced by the NLIHC places California at the second lowest ranked state for affordable than 50% of their income on rent. and available rental homes per 100 low-income renter households. The supply of these attainable Sources: homes is 24 for every 100 in California compared to 61 in Mississippi or Wyoming. The availability California Legislative Analyst’s Office (2015);

of affordable housing options is a crucial issue in California with 45% of households renting their Public Policy Institute of California (2021); home and one third of households spending more than 50% of their income on rent. National Low Income Housing Coalition (2022). 20

ABCs o f ADUs 02 2.3.3 LIMITED LAND AVAILABILITY AND BARRIERS TO DEVELOPMENT Planning and development standards such as zoning and subdivision regulations in the mid-20th century generally placed emphasis on new development occurring on vacant undeveloped land, as well as protecting parks, open space, and other natural resources from development, resulting in more limited land available for residential development in many communities today. Like many urban communities, La Mesa’s land area with potential for development is mostly built out with just two percent of the City’s land area vacant or undeveloped. With limited land area for new develop- ment, La Mesa encourages infill development and reuse of underutilized areas to contribute to the supply of housing and maintain park sites and natural open spaces. 2.3.4 DESIRE TO LIVE CLOSE TO WORK, SCHOOLS, AND SERVICES There is a growing desire by many - from young professionals to families and seniors - who prefer to live close to work rather than commuting, and many households seek housing opportunities with

convenient access to schools, services and shopping in walkable communities and neighborhoods. According to AARP, “these preferences — coupled with the rapid aging of the United States’ pop- ulation overall, the decrease in households with children and the national housing shortage — will There is a growing desire by many households to live continue to boost the demand for smaller homes and affordable, quality rental housing.” close to their places of work, schools, and other services or shopping opportunities. 2.4 EFFORTS TO ADDRESS HOUSING SUPPLY AND AFFORDABILITY Recognizing the shortage of diverse and attainable housing for California’s population, the State of California and many local governments have “taken important steps recently to increase produc- tion and remove regulatory obstacles” to the development of housing according to the Public Policy Institute of California. These efforts include both legislative changes as well as significant financial investments - through tax credits, grants, and low-interest loans - to support housing production.

2.4.1 ACCESSORY DWELLING UNITS AS A SOLUTION Support for the development of ADUs have received significant legislative attention due to their ability to provide smaller, diverse and flexible housing units in neighborhoods already served by infrastructure. In the 2016-2017 legislative sessions, California passed bills like Senate Bill (SB) 1069 and Assembly BIll (AB) 2299 which prevent local governments from prohibiting the construction of ADUs. Since 2018, Cal- ifornia has developed further legislation in support of ADUs by providing clear terminology and parame- ters for ADUs. In January 2021, changes in ADU laws streamlined the permitting process to avoid delays in the issuance of permits for ADUs that meet planning and building codes. Other recent amendments to ADU law include: AB 2221 and SB 897 (2022), SB 9 (2021), AB 3182 (2020) and SB 13, AB 68, AB ADUs can provide opportunities for additional smaller 881, AB 587, AB 670, and AB 671 (2019). housing options in residential communities. 21

La Mesa Accessory Dwelling Unit Guide The California Department of Housing and Community Development Figure 2-4: Time-line of ADU Development Trends (HCD) prepared guidance to assist and encourage local governments and homeowners interested in developing ADUs with the July 2022 ver- sion of their ADU Guidebook. ADUs provide housing opportunities for EARLY 1900s couples, small families, friends, young people, and seniors. ADUs pro- Common form of housing vide homeowners the flexibility to rent their unit to a tenant, or make the in cities and towns space available for family members, caregivers, and others. This flexibil- throughout America, ity can provide older adults and families the opportunity to stay in their known as secondary suites, home as they may require more care or support. granny flats, mother-in-law POST WWII suites, coach houses, and Decline in new ADUs as 2.4.2 ADUS THROUGH THE YEARS accessory apartments, suburban single-family often converted from While the names have changed over time, the use of ADUs can be traced neighborhood development existing outbuildings.

back to the early 1900s as they were a common feature in single-family grew. Widespread bans of homes, as noted in Figure 2-4. Building a smaller home to live in adja- 1980-2000 ADUs through new zoning cent to a larger, primary residence was seen frequently. Before zoning regulations. Renewed interest in ADUs laws came into place in the 1920s, people built as many homes as they with regulation often wished on their property. When horse-drawn carriages became unfash- limiting tenancy to family ionable, many larger homes converted existing outbuildings like carriage members. Growing interest homes (garages) into dwelling units. During World War II (WWII), the San to expand opportunities 2016 - 2017 Diego Region grew rapidly because of the influx of workers that helped allowing ADUs as rental the Defense Industry build military equipment for the war effort. Many California passes SB1069 properties. Agencies begin properties added units to support the severe lack of housing of that time. and AB 2299 limiting developing state and local local governments from

In the late 1940s, post-WWII, development of ADUs nearly ceased to code templates. prohibiting ADUs and exist due to a boom in suburban single-family neighborhoods. Through streamlining the permitting zoning regulations, many communities identified residential areas - in- 2020s and construction process. cluding existing neighborhoods that offered a variety of housing types Further legislation adopted - for single-family low density uses with just one dwelling per lot allowed. to allow for multiple accessory units and provide In the 1980s, ADUs gained popularity as a way to support affordable clear terminology and housing within single-family neighborhoods. However, the tenants oc- parameters defining the cupying the ADU were often limited to family members. Going into the different types of ADUs. 1990s and 2000s, interest in ADUs was flourishing as the idea that they could be used as rental properties became more widespread. The ‘Summary of Recent Changes to Accessory Dwelling Unit Laws’ section of the Cal-

ifornia Department of Housing and Community Development’s Accessory Dwelling Unit Handbook includes additional information on specific ADU legislation. 22

ABCs o f ADUs 02 2.5 HOUSING AND ADUS IN LA MESA Consistent with an urbanized, largely built-out community, La Mesa has attached to the primary unit and to provide additional parking. The max- experienced relatively little housing growth since 2000. As noted in the imum unit size of accessory dwelling units was also increased to 1,200 City’s Housing Element, the housing stock in the City grew from 24,943 square feet, with larger units allowed on lots 10,000 square feet or larger. units in 2000 to 26,929 units in 2020, or an 8% increase over 20 years. The City further adopted amendments to its accessory dwelling unit or- La Mesa maintains a diverse housing stock with almost equal shares of dinance in April 2020 to be consistent with changes to state law. multi-family units (46.5%) and single-family detached units (46.8%) in Since enacting changes to the accessory dwelling unit ordinance, La 2020, while 6% of the units were single-family attached units (such as Mesa has seen a steady growth in interest and applications for ADUs

second units and duplexes) and less than one percent of the units were in the community. Between 2018 and 2022, the City issued permits for mobile homes/trailers. 223 units, with 61 units in 2022. Given the recent interest in and rate With few vacant lots remaining in the City of La Mesa, future residential of ADU development, La Mesa anticipates permitting approximately 80 development will primarily occur as infill developments and redevelop- ADUs per year over the eight-year planning period between 2021 and ment of existing underutilized properties, including the development of 2029, or approximately 640 ADUs throughout La Mesa during that time. ADUs. To keep pace with changing state legislation and encourage the As noted in the City’s Housing Element, ADUs permitted in La Mesa have development of ADUs in La Mesa, the City adopted an amended acces- primarily been smaller units, averaging approximately 660 square feet in sory dwelling unit ordinance in March 2019 allowing accessory dwelling size and similar in size to small one-bedroom or studio units.

units in all residential zones without discretionary review. The amend- ment also eliminated requirements for accessory dwelling units to be ADUS IN LA MESA BY THE NUMBERS... Studio or 1 600 -700 sf 80 per year Bedroom Average size of Anticipated num- ADUs permitted in ber of ADUs per- Typical ADU built in La Mesa mitted/built per La Mesa year citywide Source: City of La Mesa Housing Element (2022). Real estate listings in a neighborhood. 23

La Mesa Accessory Dwelling Unit Guide 2.6 RESEARCH AND SITE ASSESSMENT PHASE 1: RESEARCH Before designing and building your ADU, you should define your goals and under- stand as much about your property as possible. Learning about your piece of land, AND SITE ASSESSMENT and the buildings and structures on it will help you be prepared when it comes time to draw up your plans or hire a professional. Key Steps: 2.6.1 IDENTIFY GOALS FOR YOUR ADU † Look Up Your Property Information As noted in the previous sections, there are a variety of reasons why property owners choose to develop an ADU or JADU. It can be helpful to identify the long-term use or goals for an ADU on your † Identify Goals for your ADU property before investing time, money, and energy in to the ADU design and development process. Long-term uses or goals for an ADU may include: † Evaluate Real Estate and Economic Trends • Creating separate/nearby living space for family/relatives or an in home health care provider; • Providing a source of rental income; † Conduct an Initial Site

• Increasing the potential value/re-sale of my property; Assessment • Converting extra space within a home or on a property; † Identify Relevant • Contributing to the supply of housing; or Development Standards • Downsizing and renting out the primary living unit. Having a clear set of goals can help you and a design professional determine how to design and “right size” an ADU that meets your goals and long-term needs. Note that the City of La Mesa does not allow an ADU to be sold or conveyed separately from the primary residence, with some excep- tions for affordable housing units, as noted in the La Mesa Municipal Code. Additionally, JADUs cannot be used for short-term or vacation rentals with stays less than 30 days. FIND INFORMATION 2.6.2 LOOK UP YOUR PROPERTY INFORMATION ABOUT YOUR PROPERTY You can find some information about your property through La Mesa’s Online Interactive Zoning map and the San Diego County Assessor’s Map Portal, though it is important to verify the informa- City of La Mesa tion provided through these resources. Interactive Zoning Map

The City of La Mesa provides an Online Interactive Zoning Map that includes zoning and lot size information that can be used for planning purposes using an address or Assessor’s Parcel Number (APN) to search for property information. The online zoning map is based on the best data available County of San Diego at the time of publishing from the City of La Mesa, SanGIS, SANDAG, and other data sources. It is Assessor’s Map Portal not guaranteed to be 100% accurate. The owner also needs to use due diligence on their property. 24

ABCs o f ADUs 02 2.6.3 EVALUATE REAL ESTATE AND ECONOMIC TRENDS 2.6.4 CONDUCT AN INITIAL SITE ASSESSMENT While ADUs are a great way to increase housing opportunities, many In addition to looking up information about your property online, you may homeowners are interested in the investment potential of ADUs. Hav- wish to measure and create an initial sketch of your property including lot ing an up-to-date understanding of economic conditions and real estate dimensions, the location of existing buildings, the access points, and any trends is important when determining whether or not an ADU is right for site features such as a slope or trees. The initial site assessment is also you. With relatively low up front costs and only minor impacts to a home’s a great opportunity to carefully walk through the site, take photos, and assessed value, ADUs can be an attractive option for those looking to experience the property in person. Often times, information that may not

earn passive income or increase the property value and marketability be available through online maps or site plans - such as existing views, of their home. These benefits aside, you still need to do some research landscape character, physical structures or landforms - can be observed about the housing market in your area. Some factors to consider include: and noted during a site visit. This a critical step in developing a design that meets your preferences and takes into account various existing site • Construction costs - Consider the up front costs. This includes profes- constraints that could otherwise cause problems during construction. sional design fees, construction costs, and permitting fees to formu- late a rough idea of what your ADU might cost to build. • Real estate values - Look at real estate listings in your area. Compare TIPS FOR DRAWING YOUR PROPERTY similar properties with and without ADUs to see how much an ADU † You can use an online map to guide you, may increase list price. Assess whether the presence of an ADU has but note it may not be current or accu-

any perceived impact on price per square foot. Use this information rately show property lines or features. to estimate the potential increase in your property value should you build an ADU. † Start by measuring and drawing the dimensions (width and • Rental income potential - Review rental listings in your area. Investi- depth) of your lot. gate monthly rates that are comparable to your potential ADU. Find † Note the orientation of the property by marking which way is ADU rental listings if possible for the most accurate comparisons, and north in relation to the front of the lot. determine how much you may be able to charge for rent. • Financing options - Evaluate financing options. How you choose to † Label and show the location of adjacent streets or alleys. finance your ADU may also impact your long-term return-on-invest- Mark the approximate locations of existing entryways to the ment. And even if you are able to break-even, could your money be property including driveways, walkways, gates, or steps. doing more for you in some other type of investment? Refer to Section

† Measure and draw the approximate location of existing 3.5 for more information on financing options. structures including the primary residence, garage, or other Many studies have indicated that ADUs can increase your property val- accessory structures. ue by 20-30%, with some estimates indicating a 50% increase in resale † Make note of any existing landscape or site features such as value, all other things equal. Other studies have shown that homes with trees, slopes, landscaping, patios, porches, or fencing. ADUs get nearly 2x the amount of offers as other homes. Prospective buyers typically view ADUs in a positive light, giving them more options to See Chapter 1 for a template to help you sketch a diagram of your provide separate office/flexible space, room for extended family, rental property and existing buildings. opportunities than properties without ADUs. 25

La Mesa Accessory Dwelling Unit Guide LOT SIZE, DIMENSIONS, SHAPE, AND ORIENTATION A lot is a parcel of land with defined boundaries (property lines) and is typically owned by private parties. You will use information about your lot size, dimensions, and shape to determine setback and lot coverage requirements. Your lot size and shape may also determine the size of your ADU and the best spot to locate an ADU on your property to maintain space between buildings and ensure fire access. There are many creative ways to site an ADU on properties of different shapes and sizes that meet building codes and development standards. Please refer to Figure 2-5 for illustrations of these concepts and Chapter 4 for ideas and examples of ADUs sited on standard, deep, flag, corner lots and more. Lot size and dimensions - Lot shape - Lot orientation - To find the size and dimensions of your lot, While many standard lots are rectangular, they Orientation is used to describe the direction

search for your property on the San Diego can vary in width and depth sometimes cre- a property or structure faces and is typically county assessor site and the parcel map for lot ating small or large, and narrow or deep lots. represented by indicating which direction is dimensions and acreage numbers. Lot sizes Over time, some lots have also been split, par- north in relation to the property or structure. may be presented in acres rather than square ticularly on corners and sites where the prop- Identifying the orientation of your lot is impor- feet. To convert from acres to square feet, you erty can be accessed from multiple streets or tant in placing your property in context with can multiply the acreage of your property by an alley. Additionally, there are some lots - due nearby structures and geographic features 43,560. For example, if your property is 0.15 to street layout, topography, or other site con- such as slopes or views. A professional de-

acres, when multiplied by 43,560, the result is straints - that are irregular in shape or include signer will also use lot orientation to design 6,534 square feet. a narrow space for street and utility access be- an ADU that maximizes energy efficiency by fore extending behind other properties, called taking advantage of natural light and cooling a pan-handle or flag lot. where possible. Figure 2-5: Lot Dimensions, Shapes and Orientation Illustrations Lot Dimensions Lot Shapes Lot Orientation Width Standard Narrow/Deep Corner Irregular Flag/Pan-handle N E Depth W S 26

ABCs o f ADUs 02 STREETS AND SITE ACCESS The location of adjacent streets or alleys further illustrates the orientation of a property that will fac- tor into the size, location, and design of an ADU. Existing entryways to the property including drive- LEARN ABOUT HISTORIC ways, walkways, gates, or steps are also important to note during a site assessment as a designer will RESOURCES IN LA MESA consider those access points in the design phase. Historic Landmarks EXISTING STRUCTURES AND HISTORIC RESOURCES in La Mesa Measure and draw the approximate location of any existing structures on your property. This includes the primary residence as well as any garages, sheds or other accessory structures, even if they will La Mesa’s Historic be renovated or removed for the construction of an ADU. Note that an ADU is only permitted on lots Preservation Ordinance with an existing or proposed single-family residence. The presence of designated historic resources or structures that may be eligible for designation as

a historic resource (listed on the La Mesa Historic Resource Inventory) on your property does not preclude you from building an ADU, though extra design consideration to retain exterior architec- tural features of the historic or potentially historic resource and a certificate of appropriateness if you propose to build an ADU or JADU that is attached to the historic resource. If you believe your property may include a historic resource, please refer to the City’s Historic Preservation Ordinance. LANDSCAPING AND NATURAL FEATURES Existing landscape or site features can screen, shade, or otherwise influence the use and enjoyment of a property for you, your neighbors, or a future tenant. Trees, slopes, landscaping, patios, porches, or fencing and their approximate location should be identified during the site assessment. Addi- tionally, you should consider if these features will be incorporated into the design or will need to be modified or removed to make space for an ADU. TOPOGRAPHY AND SLOPES

Topography refers to the elevation of the surface of the land that provides us with a way of under- standing a site’s natural features, grades, and overall terrain. It is useful for revealing opportunities and constraints related to siting buildings, access routes, drainage, view sheds, and more. It is best to locate your ADU on a flatter portion of your lot (<10% slope). A combination of grading and retain- ing walls can be used to level a portion of your lot for the new building. However, grading on slopes exceeding 25% is not advised. Designers should also consider drainage, site accessibility, views, Determine the topography and identify other natural and privacy when grading your site for an ADU. features of your property 27

La Mesa Accessory Dwelling Unit Guide 2.6.5 IDENTIFY RELEVANT DEVELOPMENT STANDARDS The zoning district for your property will inform the specific development standards for your prop- erty including setbacks, structure height, and lot coverage. Additional development standards to FIND PROPERTY provide fire access and utility connections apply to all new development regardless of zone. DEVELOPMENT STANDARDS ZONING FOR RESIDENTIAL ZONES All lots in the city are assigned a zoning classification that reflects the intended types of land uses - residential, commercial, industrial or public facilities - and the expected intensity of development La Mesa Zoning Code - from low to high density expressed in terms of dwelling units per acre or gross floor area. The Zon- ing Code, Title 24 of the La Mesa Municipal Code, establishes property development standards for each zoning district that determine how tall a building can be, where buildings can be located on a City of La Mesa Residential lot, and how far back they must be set from front, rear, and side yards. Property Standards handout

La Mesa allows ADUs in all districts zoned for residential uses including: R1E Semi-Rural Estate R1R Semi-Rural Residential City of La Mesa R1S Suburban Residential R1 Urban Residential Interactive Zoning Map R1A Urban Residential-Alternative R2 Medium Low Density Residential R3 Multiple Unit Residential RB Residential Business Additionally, La Mesa’s Zoning Code has established overlay zones that may apply to your property. Overlay zones do not alter the uses or intensity of the base zoning district, but may modify other development standards to address specific environmental conditions, with overlay zones estab- lished for floodways, hillsides, and scenic preservation. The standards of these overlay zones apply to the development of ADUs except that Planning Commission review is not required for a project that solely proposes an ADU. ADUs are not subject to Urban Design Overlay Zone or Urban Design Program requirements. Projects that only propose an ADU are exempt from park fees and the first ADU or JADU on a lot is

exempt from Regional Transportation Congestion Improvement Program (RTCIP) fees. Additional units are required to pay the applicable impact fees. Find your property by address or assessor’s parcel num- ber on the City of La Mesa’s interactive online zoning map to identify the zoning district for your property. 28

ABCs o f ADUs 02 SETBACKS Standards that govern how close or far a building or accessory unit is to the property lines are called setbacks. Typically identified as the mini- mum distance a structure must be setback from a property line, these distances vary for front, side, and rear property lines with setbacks gen- erally larger for lower density zones and larger lots. These standards apply to new development, so some existing structures may have been built prior to these requirements and for ADUs that propose to convert existing structures that encroach on the property’s setbacks, exceptions to the setback requirements may be granted. It is important to identify your property’s specific development standards based on the zoning district assigned, but the range of setback distances that apply in La Mesa’s residential zones include: • Front setbacks range from a minimum of 20 feet to 15 feet. • Side setbacks range from a minimum of 15 feet to 5 feet. Setback standards establish the minimum distance a building must be located from their

• Rear setbacks range from a minimum of 30 feet to 15 feet. front, side, or rear property lines. ADUs must follow the property’s front yard setback requirement. Howev- er, ADUs have a minimum setback requirement of 4 feet from side and rear property lines (regardless of established zone setbacks). For exam- ple, if your front yard setback is 20 feet and your side or rear setbacks are 10 feet, your ADU must be located at least 20 feet back from the front property line, at least 4 feet off of the side and rear property lines. STRUCTURE HEIGHT Typically, ADUs may use the maximum structure height of the underly- ing zone which range from 20 feet to 30 feet. Above-garage ADUs must comply with the maximum structure height of the underlying zone. In some cases, ADU height may be further restricted by the zoning code. Please consult with staff to ensure you are using the correct height limit. The maximum height of a structure, including an ADU is determined by the residential zoning district assigned to the property. 29

La Mesa Accessory Dwelling Unit Guide ADU SIZE LIMITS MAXIMUM COVERAGE OF 40% -45% OF LOT AREA ADUs can come in all shapes and configurations, but they are limited to a maximum of 1,200 square feet of liveable area. As noted previously in Figure 2-3, site coverage restrictions may limit an ADU to 800 sf and Junior ADUs are limited to 500 sf of living area. La Mesa’s ADU ordinance does not prescribe a minimum size but California Health and Safety Codes es- tablish a minimum livable area of 150 sf for efficiency units. Additionally, La Mesa’s ADU ordinance states that ADUs smaller than 750 square feet are not subject to development impact fees. LOT COVERAGE Lot coverage refers to the percentage of a property that has buildings on it. Coverage does not include areas paved at grade for driveways, walkways, uncovered parking, uncovered or unenclosed swimming pools, walls or fences, covered but unenclosed patios, or structures used for beautifica- Maximum site coverage for residential properties in La Mesa is 40%. If a lot is less than

10,000 SF and proposes an ADU, the lot coverage may increase to a maximum of 45%. tion or landscaping such as arbors, trellises, and flagpoles. La Mesa has established site coverage maximums of 40% for lots. On lots that are 10,000 square feet in area or less and have an existing single-fam- ily residence, the lot coverage may be increased up to 45% for ADU pro- jects. To calculate your lot coverage, add up the square footage of buildings on your lot and divide by the lot area. Generally, if your lot coverage is below the maximum percentage you can build an ADU up to 1,200 sf. However, if you are at or above the lot coverage maximum you may still build an ADU, though it may be limited to 800 sf in size. ACCESSIBILITY, FIRE ACCESS, AND SAFETY All ADUs must comply with local fire department regulations and building codes and fire department review is a required part of the plan review pro- cess. Fire safety standards for site access, building spacing, and hose-pull limits among other considerations ensure that the proposed design does not impede on the safety of the user or the public.

These requirements allow fire trucks to access and maneuver portions of a site with buildings, and consider routes and distances that fire-fighters Fire safety standards for site access, building spacing, and hose-pull limits among en- must traverse with a hose in order to access all portions of a structure. sure that the proposed design does not impede on the safety of the user or the public. 30

ABCs o f ADUs 02 Figure 2-6: Questions to Consider UTILITIES Separate utility connections are generally not needed for 1. DO I HAVE EXTRA SPACE IN MY YARD? attached or interior ADUs and JADUs. For detached ADUs where the physical characteristics of the lot preclude tying YES, determine if this space could fit an ADU up to 1,200 square feet into the existing utility connection, a new direct connection NO, look to see if there are other spaces like a garage or an extra room between the ADU and the utility will need to be provided. For ADUs requiring a new direct utility connection, fees will be ap- 2. DO I HAVE AN EXISTING GARAGE OR STRUCTURE THAT I COULD CONVERT TO AN ADU? plied in proportion to the burden of the proposed ADU based on its square footage compared to the primary residence. YES, determine if this space could fit an ADU up to 1,200 square feet NO, look to see if there are other spaces like yard space 2.7 WHAT COMES NEXT? 3. DO I HAVE EXTRA SPACE WITHIN MY HOME THAT I COULD CONVERT TO A JADU? Once you are familiar with the process and terminology for

YES, determine if this space could fit a JADU up to 500 square feet building an ADU and have conducted some preliminary re- search on your property and the applicable development NO, look to see if there are other spaces like yard space or a garage for an ADU standards you may be ready for the next phase of designing your ADU. 4. CAN I BUILD AN ADU ON MY LOT WITHOUT ADVERSELY AFFECTING MY NEIGHBOR? If you still have questions about whether you can build an YES, evaluate what location, configuration, size, and type of ADU is most suitable ADU on your property after completing this first phase of re- NO, consider an ADU or JADU using existing interior space within your home search and site assessment, this would be a good time to en- gage a professional designer such as an architect or set up an 5. DO I WANT TO TAKE ON THE RESPONSIBILITY OF MANAGING MY PROPERTY? appointment with City staff to review your options and confirm YES, please review Section 3.5 on property management whether or not your property is a viable candidate for an ADU.

NO, decide who and what your ADU/JADU would be used for 2.8 SHOULD I CONSIDER AN ADU? 6. COULD I BENEFIT FROM AN ADDITIONAL REVENUE STREAM? Once you have determined that you CAN build an ADU on YES, evaluate whether potential rental income can cover the construction your property, it is time to decide if you SHOULD build an costs and expenses to manage a rental property ADU. Figure 2-6 includes some questions that may be help- NO, consider other ADU benefits such as creating housing opportunities ful as you consider or discuss whether you should build an ADU. You may also wish to refer to the first page of the ADU 7. CAN I SECURE FINANCING TO CONSTRUCT AN ADU ON MY PROPERTY? checklist provided at the end of Chapter 1 to ensure you’ve considered the relevant details of your property before mov- YES, look at Section 3.3 on financing and decide next steps ing on to the design, permitting, and construction phases of NO, look into alternative funding measures and incentive programs building an ADU on your property, which are discussed in the next chapter. 31

La Mesa Accessory Dwelling Unit Guide Design options are unlimited but scale, compatibility, materials, costs and your neighbors are important considerations. Your most important choice may be the consideration of hiring a design professional such as an architect to help provide what you need and what you want, all done in a positive way that will increase your property value, rentability and be a source of pride for you, your tenant and your neighbors. 32

La Mesa Accessory Dwelling Unit Guide 3.1 MOVING AHEAD WITH YOUR ADU Now that you understand the different types of ADUs, the standards an architect or set up an appointment with City staff in the Community pertaining to size, considerations for design, general site planning Development Department to review your options and confirm that your principles, and financing requirements, you may be ready to move property is a viable candidate for an ADU of JADU. forward with the next steps in the ADU process. 3.1.1 CALL THE PROFESSIONALS This chapter outlines the steps and considerations involved in: • designing an ADU Consider the different types of expertise that will be involved with your • submitting and obtaining a building permit ADU. Decisions will need to be made about the most suitable location, • constructing an ADU size, and configuration of your ADU. Your property should be evaluated to identify specific constraints and ensure that your ADU will comply • renting an ADU on your property with planning and building standards. A wide range of styles, materials,

This chapter highlights the importance of hiring professionals such as fixtures, and colors must be considered for the ADU itself. And finally, architects, contractors, or property management processionals to help someone will need to coordinate the permitting, material procurement, you navigate the process of designing, building and managing your ADU. scheduling, and construction of your ADU. Coming up with professional If you still have questions about whether you can build an ADU on your plans takes specific knowledge and expertise, creativity and effort, and property after completing the first phase of research and site assessment, considerable time. Though there are expenses associated with hiring a this would be a good time to engage a professional designer such as professional, the monthly rent and your property value are at stake. HIRING A PROFESSIONAL Relying on experienced professionals will make the process of designing and building your ADU a smooth and enjoyable experience.

Consider researching and contacting professionals from the following fields before starting your ADU project. ARCHITECTS - architects have a wealth of knowledge pertaining CONTRACTORS - contractors will manage the planning and to building design and construction that can help you create a well- construction of every aspect of your project (from framing and designed ADU that fits your style and budget and meets building electrical to painting and landscape installation), and will be codes. Look for architects that have completed ADU projects and if responsible for ensuring that all of the materials, equipment, and your property includes a historic resource, consider architects that subcontractors are on-hand at the right time to keep your project have experience with historic preservation standards. moving along. LANDSCAPE ARCHITECTS - landscape architects can evaluate DESIGN / BUILD SPECIALISTS - design-build companies have your site to determine the most appropriate size and location in-house design and construction personnel and resources to see

for your ADU, and can aid in the design of outdoor uses and the your project through from start to finish. With the rising popularity elements needed to support these uses such as paving, walkways, of ADUs, there are increasingly more design-build studios walls, fencing, grading, planting, lighting, and irrigation. specializing in ADUs. 34

Decisions... Decisions 03 3.2 PLANNING AND DESIGN PHASE 2: At this point, you may have a pretty good picture in your head of your future ADU, PLANNING AND DESIGN so now is the time to meet with a designer to help turn that vision into a reality. The planning and design phase should focus on developing plans that fits your Key Steps: property, complies with codes and meets your goals. This section also provides † Discuss your Goals and Design tips for designing an ADU that minimizes impacts to you and your neighbors, and determining the financing options available for constructing your ADU. Ideas The planning and design process typically takes place within a collaborative relationship between a † Design with your Neighbor in professional designer and you. Whether you hire an architect or a home designer, it is important for Mind you to feel comfortable that they have the talent, time and motivation to help you with your project. A design professional or architect will work with you to understand and define your goals and overall † Review and Refine your vision for the project.

They will ask you questions and present you with options to help determine Proposed ADU and clarify your preferences. They will then work within the constraints of the site to design an ADU † Complete Construction that best meets your desires and expectations and the limitations or opportunities associated with Drawings your property. This process takes time and usually involves several iterations in order to design a project that you are ultimately happy with. Specific details and terms of engagement will be † Line up your Financing established and agreed upon in a contract between you and your architect or home. 3.2.1 DISCUSS YOUR GOALS AND DESIGN IDEAS There are several factors to consider in the design of your ADU or JADU. Many of the concepts discussed in Chapter 2 - including site constraints and property development standards - will inform the design of your ADU and should be shared as you discuss your goals and design ideas with a design professional. The checklist and drawing templates at the end of Chapter 1 can be a

helpful tool in your initial discussions and the examples provided in Chapter 4 may provide ideas or inspiration of aspects you would like to see incorporated into your ADU. In addition to these resources, the following questions may help you navigate initial discussions about the design. Where on the property should the ADU be located? The shape, size end required setbacks of your lot may determine the ideal placement of an ADU. When identifying a location for the ADU on your property - consider privacy, private yards, and access to the ADU. Do you want a tenant walking through your back yard to get to their front door or could a fence provide private access? Is there space on your lot to allow for private yards for both you and your tenant? Outdoor environments are important and will affect potential rent and your ability to attract renters as well as the enjoyment Discussing your goals and design ideas with a design of the primary residence. professional can help to ensure an ADU design that meets your needs and style preferences. 35

La Mesa Accessory Dwelling Unit Guide Should the ADU be joined to the main house or separate? ADUs may be attached or detached from the primary residence and may involve new construction, a remodel or addition, or conversion of existing space such as a detached garage or accessory structure. JADUs are attached to the FIND ADU primary residence by either adding to or converting an existing space. ADUs and JADUs are STANDARD PLANS required to have a separate exterior entry, while a JADU may also connect through the primary residence. Depending on your specific lot, adding on to your existing house may make the most sense for preserving yard area and providing private access. Shared walls will have to be fire rated County of San Diego ADU and meet sound separation requirements. There may also be greater disruption during construction Standard Plans as contractors tie the addition into your current home. However, since this option utilizes existing building area, construction costs and duration could be substantially reduced. How will access be provided to the ADU?

How a tenant and their guests will access an ADU La Mesa’s ADU Ordinance should be considered, either as a pedestrian or if vehicular access will be provided from an off- street parking space. When determining what will fit on your property, consider if you want private or shared access, private or shared yards, required setbacks, and how much of your yard are you willing to use to accommodate an ADU. Consider access provided from an alley or side yard. Can standard ADU building plans and pre-fabricated or modular designs be used? Standard plans and pre-fabricated or modular designs are acceptable. The City of La Mesa does not currently have any pre-approved plans for ADUs, but other jurisdictions, including the County of San Diego, have standard plans for ADUs in a range of sizes and layouts available at no cost that may be used in La Mesa if adapted to meet the Building Division’s submittal requirements. The plans and a building permit application must be submitted to the Building Division for review. While the use of standard

plans or pre-fabricated materials will still require professional support to adequately incorporate an ADU onto your property, they can also reduce design costs and minimize construction impacts. What size and how many bedroom/bathrooms should the ADU have? The building size and design will be influenced by the buildable area on your lot. Your ADU is required to provide space for living, sleeping, eating, cooking, and sanitation on the same parcel as the primary unit. There are also minimum and maximum size limits ranging from 150 sf to 1,200 sf depending on the type of ADU you propose to build. A JADU is limited to 500 square feet and may share sanitation facilities with the primary unit. What style should it have? In most cases ADUs are not required to have a specific architectural style unless the ADU will be located on a property with a historic resource or within a historic district, which is discussed on the next page. When deciding what style may be appropriate, consider community character and compatibility with the main house. If your neighborhood is consistent

in architectural character, then it is usually preferable to maintain a compatible style in roof forms and materials. Having a style, color scheme and material selection that is consistent with the main Consider how access to the ADU will be provided and house will also help your ADU fit into your lot and into the neighborhood as a whole. whether a private or shared yard will be provided. 36

Decisions... Decisions 03 How many stories should it have? You may want to consider the height of other buildings in your neighborhood and the height of your primary residence. One story units may have a similar scale to other nearby buildings while two story units could allow for more yard space or allow for a garage LEARN ABOUT HISTORIC or parking on the first floor with an ADU above on a second floor. Second floors add to the overall cost of construction but may help you preserve more of the yard. RESOURCES IN LA MESA If the property has historic resources, what style should the ADU have? As noted previously, Historic Landmarks the presence of designated historic resources or structures that may be eligible for designation as a historic resource (listed on the La Mesa Historic Resource Inventory) on your property does in La Mesa not preclude you from building an ADU, though extra design consideration to retain exterior architectural features is needed meets corresponding historical preservation requirements in place at the time the accessory second dwelling unit is built.

La Mesa’s ADU ordinance includes La Mesa’s Historic the following requirements for ADUs on properties with historic resources: Preservation Ordinance • Detached accessory dwelling units shall be located behind the primary residence and/or historic structure. • The construction of the accessory dwelling unit shall not result in the removal of any other historically significant accessory structure, such as garages, outbuildings, stables or other similar structures. • The accessory dwelling unit shall be designed in substantially the same architectural style and finished materials composition as the primary residence or historic structure. • Construction of an accessory dwelling unit shall not result in demolition, alteration or movement of the primary residence/historic house and any other on-site features that convey the historic significance of the house and site. • If the historic house/site is under a Mills Act contract with the City, the contract shall be amended, as needed, to authorize the introduction of the accessory dwelling unit on the site.

If you believe your property may include a historic resource, please refer to the City’s Historic Preservation Ordinance. What else needs to be considered in the ADU design? In addition to the above parameters, you should also take note of the following requirements that may pertain to your project: • ADUs shall comply with all local building and fire code requirements • ADUs are not required to install fire sprinklers if they are not required for the primary residence • Interior ADUs or those proposing to convert an existing accessory structure may add up to 150 sf for the sole purpose of providing ingress or egress • JADUs are limited to 500 square feet and may share sanitation facilities with the primary unit • Conversion of garages or carports does not require replacement of off-street parking The design of ADUs on historic properties require extra • Electrical and water utilities may be shared with the primary residence design consideration to meet preservation standards. • Solar may be required for new detached ADUs 37

La Mesa Accessory Dwelling Unit Guide 3.2.2 DESIGN WITH YOUR NEIGHBOR IN MIND If your neighborhood is part of a Homeowner’s Association, you may want to engage the board during your planning process. While they are When considering building an ADU or JADU on your property, it’s not allowed to prohibit the construction, you may be able to design your important to consider how it will affect your neighbors. Although the project to address potential concerns. State of California has legislated rights to building ADUs and local governments must consider this action to be a ministerial review Consider the 5 ‘P’s when thinking about your project and your neighbors: process and not a discretionary permit process, it is important to keep 1. Proximity - Will the new unit cast shadows on your neighbors good relations with your neighbors. An ADU/JADU increases the density property, or create additional noise impacts? in your neighborhood and may affect street parking, privacy and views. 2. Privacy - Can windows or second-story balconies be located to

Regulations also allow ADU’s and JADU’s to be constructed close to the preserve privacy for your neighbors house and yard? Is there space property lines. Reaching out to your neighbors early during the planning for screening to mitigate noise and light trespass? of your project can help you take into consideration their concerns and will go a long way in making them feel that you are being considerate. 3. Preserving Views - Will the proposed location impact your neighbor’s access to scenic views? But if you are at an impass with your neighbors, make it clear to them 4. Parking - Is there space on the property to create a place for your that there is no requirement for you to accommodate them but you are tenant to park, or is there adequate street parking? If there is limited willing to try some adjustments. Try to make even small compromises parking, is your property close to public transportation? since you may have your neighbors for a long time into the future. If you 5. Proactive - Reach out to your neighbors before beginning your

are finding that your project may have considerable impacts on your project to find out if they have any concerns. Remember that you neighbors quality of life, you may want to consider a different design or have a right to build your ADU, but engaging in a conversation early configuration, or perhaps even a JADU. can show your neighbors that you are taking them into consideration. 3 4 NEIGHBOR DESIGN CONSIDERATIONS 2 1 Proximity of buildings to property lines 2 Privacy through screening and window placement 1 5 3 Preservation of scenic views and vistas 4 Parking for the main residence and ADU Proactive coordination by keeping 5 your neighbors in the loop Figure 3-1: Illustration of neighbor design considerations 38 gn Guidelinesiagram

Decisions... Decisions 03 3.2.3 REVIEW AND REFINE YOUR PROPOSED ADU DESIGN 3.2.5 LINE UP YOUR FINANCING After taking your goals, site constraints, planning and zoning standards, While you may have identified potential costs and financing and building codes into consideration, your designer will draft a set of options during your preliminary research, once you have plans for your ADU. These will include a site plan which will show the developed draft plans for your ADU, you should be able to location of the ADU on your property and a floor plan which will detail develop a more accurate assessment of the potential construction costs. the layout of the interior of your ADU. The plans will also include scaled Your cost estimates will vary based on the size, construction methods, drawings and details on how the foundation, flooring and roofing, electrical site constraints, and material/finishes. When determining how to finance and mechanical, and plumbing and gas lines will be constructed. your ADU there are several factors to consider and you are encouraged to

assess your personal financial situation and conduct additional research You should review these plans carefully to make sure they meet your to determine which avenue best suits your needs. The following are some needs and expectations. Conducting a thorough review of the plans can common methods that can be used to finance an ADU: help to avoid backtracking and reduce delays or other changes that can cost time and money during the construction phase. • Existing Savings - Self-financing your ADU is a quick and easy way to finance your dwelling unit, however, this option may not be available for all homeowners. It also may not be the most beneficial option in the long- 3.2.4 COMPLETE CONSTRUCTION DRAWINGS run, depending on available loan interest rates and your need to obtain a With your review complete, your designer will incorporate revisions return on your investment. based on your feedback and prepare a set of construction drawings for • Home Equity Loan - A home equity loan, sometimes referred to as your ADU.

These drawings will ultimately be submitted for Plan Review a second mortgage, is a secured loan with a fixed interest rate and and can be used to obtain bids from contractors. repayment plan. This loan works well if you have an exact cost for the construction of your ADU. • Home Equity Line of Credit - A home equity line of credit can provide REVIEWING YOUR ADU PLANS funds by borrowing against the existing equity of your home. You can borrow up to a specific limit and then repay funds over time. If you The plans for your ADU will need to include several have equity in your home and want the flexibility to borrow and repay details to be considered complete. This includes as payments to your builder are due, this option may be a good fit for the following from La Mesa’s Plan Review Submittal Checklist: financing an ADU and may have positive tax deductions. • Construction Loan - A construction loan is a short-term, typically one † Site Plan † Details year loan, that estimates the home value with the addition of an ADU and † Floor Plans and Roof Plan † Electrical and

allows the homeowner to borrow against that amount. But you will need Mechanical Plans † Elevations to swing this loan over into a mortgage after construction is complete. † Plumbing and Gas Line † Sections • Renovation Loan - The renovation loan is a mortgage loan that helps Plans † Foundation Plans if there is limited equity on the current property. This loan provides † General Building Notes † Floor and Roof Framing financing for repairs, upgrades, but also requires construction work to be Plans completed in a six month period. • Cash-out Refinance - With a cash-out refinance, homeowners take on a A link to the Plan Submittal Checklist can be found in the next section. larger loan and obtain some cash out of the refinancing process. 39

La Mesa Accessory Dwelling Unit Guide 3.3 PLAN REVIEW AND PERMITTING PHASE 3: PLAN REVIEW At the end of the planning and design process, you will have a set of plans for your ADU that contains all of the information needed to build the project. The next step is AND PERMITTING to submit these plans to the City and initiate the plan review and permitting process. Key Steps: This process will involve review and discussions between your designer and City staff to ensure the proposed designs comply with all applicable planning standards and building codes. These steps † Submit your Building Permit are detailed in Figure 3-2, and a professional designer should be familiar with these requirements Application for the City of La Mesa. This is important because it will reduce the likelihood of mistakes or † Pay Applicable Permit Fees omissions requiring revisions and resubmissions. In addition, it is important to note that the ADU review process is ministerial rather than † Revise and Re-Submit discretionary.

This essentially means that plans that meet the established, objective design Drawings parameters will automatically be approved; and that the reviewer holds no subjective power to † Obtain Your Building Permit approve or deny a project based on their own judgments. The general process from the time an application is submitted to the issuance of a building permit is outlined in this section. 3.3.1 SUBMIT YOUR BUILDING PERMIT APPLICATION Designers should review and complete the City’s plan submittal checklist to ensure that the plans contain all of the required information and meet layout and format standards set forth by the City. Plans must meet submittal requirements and pay the applicable fees before the City will consider an application complete and begin reviewing plans. The clock on how quickly the City is obligated to provide a permit starts once your application is considered complete, not just when you first FIND APPLICATIONS submit. An incomplete package can cause a delay of several weeks and increase your overall costs. AND INSTRUCTIONS

The City of La Mesa utilizes an online plan review and permitting system where customers can generate electronic permit applications; submit plans, supporting documents, reports; receive Plan Review Submittal Checklist comments and corrections; re-submit plans; pay fees; and receive permits 100% electronically. Links to these resources including the Plan Review Submittal Checklist, as well as La Mesa’s Electronic Plan Review Portal are provided to the to the right. Please refer to section 4.6 for specific Electronic Plan Review Portal URLs associated with links provided in these chapters. 40

Decisions... Decisions 03 Figure 3-2: Plan Review and Permit Process 3.3.2 PAY APPLICABLE PERMIT FEES A fee for the plan review is assessed based on several factors, including but not limited to: floor area size of the proposed ADU; whether or not the CITY REVIEW TIMELINE ADU will be attached or detached; and whether you will be converting an Applications for a building permit submitted existing garage, part of an existing primary residence, or existing accessory for ADUs must be approved or denied within 60 structure into an ADU. The Building Division can provide a rough estimate calendar days after receiving the application, for the plan check fee once the required information is provided. Building if there is an existing dwelling on the lot. permit fees are determined during review of the building plans. The 60 calendar day time-frame begins once a complete application Projects that only propose an ADU are exempt from park fees and the first is submitted and fees are paid and follows the process outlined below.

ADU or JADU on a lot is exempt from Regional Transportation Congestion Improvement Program (RTCIP) fees. Additional units are required to pay the applicable impact fees. As an added incentive for homeowners to pursue ADU projects, as of July 1, 2022, the City of La Mesa will waive the first Submit application and pay fees $2,000 of permitting fees associated with ADU or JADU projects. 3.3.3 SUBMIT PLANS City reviews plans and routes to departments for review After you submit your plans to the City through the online portal or in person, Building Division staff will review the submission for compliance with applicable codes and regulations. Applications will be reviewed as quickly If needed, City issues a comment letter as possible and will be approved or denied within 60 calendar days. Denied with necessary revisions applications will be provided with comments and corrections necessary to achieve approval. A denied application may be reactivated within one year of initial submittal with submission of the necessary corrections. Applicant revises and re-submits drawings

Other factors on which approval and permitting may depend include input from public works and planning staff, fire department review (particularly if sprinklers are required), possible solar requirements, water and utilities, City reviews revised plans to confirm and potential need for grading, encroachment, and/or right-of-way permits necessary revisions are addressed 3.3.4 OBTAIN YOUR BUILDING PERMIT Building permit issued Applications will be reviewed as quickly as possible and will be approved or denied within 60 days. The application and plans will be approved The estimated time-line for this process assumes no more than two when all reviews are complete and compliance with applicable codes and rounds of plan check comments, with approximately 7-10 days per regulations has been confirmed. Upon submittal of permit declarations and round of review. payment of any outstanding fees, a building permit will be issued. 41

La Mesa Accessory Dwelling Unit Guide 3.4 CONSTRUCTION AND INSPECTION PHASE 4: CONSTRUCTION The next phase of your project is the construction phase. With plans and permits in hand, it is time to begin reaching out to contractors to solicit bids. If you have gone AND INSPECTION the design/build route you don’t need to find a contractor, as the company will have the in-house resources and experience to carry out the construction themselves. Key Steps: There are many ways to find reputable builders and contractors. Word of mouth recommendations † Obtain Bids and Select a can be a good way of finding contractors from satisfied clients. Often times, seasoned designers Contractor and architects can provide you with recommendations based on past project experience. Customer † Construct your ADU reviews found online can help refine your recommendations from neighbors and designers. Contractors must be licensed by the State of California. Contractor licensing information can be † Complete Inspections and

obtained from the Contractors State License Board on their website or by calling (800) 321-CSLB. Obtain a Certificate of Occupancy 3.4.1 OBTAIN BIDS AND SELECT A CONTRACTOR After contacting potential builders, they will prepare an estimate that accounts for the anticipated costs of materials and labor, overhead, and a contingency to cover unforeseen expenses. It is then up to you to select a contractor based on your budget, time line, and assessment of qualifications. 42

Decisions... Decisions 03 Keep in mind that costs can fluctuate based on things like market volatility, variable prices of materials, and unforeseen circumstances and change orders. Additionally, the more detailed and thorough your plans are, the more accurate a contractor can be with their cost estimate. This is another reason it is a good idea to hire a professional to design your project. Determine up front if the contractor is building on a fixed fee with contingencies for unforeseen conditions or if they are on a time and material basis with an upper limit. Be clear on your expectations and how change orders are to be handled and must be approved prior to incurring additional expenses. By agreeing on the process up front, you can avoid unexpected costs and control the budgets. If you do not manage this properly, costs could make it infeasible to meet your return on investment expectations and your financing capability. Insist on having the contractor show you why a change order is needed, why it was not in the original costs and how these costs are determined.

While some construction will be involved to prepare your site for a modular ADU, po- 3.4.2 CONSTRUCT YOUR ADU tential construction impacts can be reduced by having the ADU constructed off-site, and set in place on your property. With a contractor in place, you’re ready to begin construction of your ADU. You and your contractor should be familiar with and take care to comply with La Mesa’s construction regulations to minimize impacts to you and your neighbors and avoid construction delays that may be caused by violating construction codes or regulations. Inspections of the work by City inspectors will be required at various stages throughout construction. 3.4.3 COMPLETE INSPECTIONS At the end of the construction process, a final inspection will be conducted resulting in a final inspection approval if all conditions have been met. For a manufactured or pre-fabricated ADU, a certificate of occupancy will be issued. Once this step has been completed, it means it is time to decide what you are going to do with your newly built ADU. Perhaps you have already

The right professional, the right site plan and the right contractor can all make a big made this decision, but the next section will walk through several difference in the outcome of your project. Choose wisely and enjoy your accomplish- considerations if you are planning to rent your ADU to a tenant. ments. Source: Dave Edwards, the Mercury News 43

La Mesa Accessory Dwelling Unit Guide 3.5 PROPERTY MANAGEMENT PHASE 5: PROPERTY Whether your ADU is newly constructed or your property already includes an ADU, you will be responsible for managing the property should you decide to rent MANAGEMENT your ADU to a tenant. Renting an ADU can provide supplemental income and Key Steps: as a homeowner, you can use this income for mortgage payments, expenses, retirement, or other savings. Renting your ADU also provides more housing variety † Prepare Documents and options in your community and increases the value and equity in your property. † List your Property and 3.5.1 PREPARE DOCUMENTS Find a Tenant You may wish to rely on the expertise of a professional property management company to either assist with the initial set up of legal and lease documents or to provide ongoing management and maintenance for the ADU. Rental of an ADU to a tenant will require some initial setup including: the preparation of documents such as the drafting of a lease agreement, identification of liability issues,

purchase of additional insurance, and tracking of expenses and other tax write-off accounting. LEARN ABOUT 3.5.2 LIST YOUR PROPERTY AND FIND A TENANT FAIR HOUSING LAWS If you decide to play a hands-on role in the day-to-day operations of your rental property there Fair Housing in La Mesa are several responsibilities you must uphold. When considering your involvement, it is important to evaluate the potential time and costs involved in drafting documents, finding tenants, and completing maintenance. This includes finding the right tenants for your property and then deciding how you manage and maintain your rented space and may involve: • Completing legal documents such as a lease agreement; • Researching and setting your rental rate; • Photographing and advertising your property; • Showing your property to prospective tenants; • Screening renters and complying with equal housing protections; • Collecting a security deposit and rent; • Responding in a timely manner to maintenance requests and repairs.

Seeing the list above may be daunting, and you may find that you don’t have enough time for the day-to-day tasks. In this case, a property management company could be hired to supervise and Finding tenants to rent your property includes making manage your property for a percentage of the gross rent collected or a flat fee. sure you know and understand fair housing laws. 44

La Mesa Accessory Dwelling Unit Guide 4.1 DESIGN IDEAS Architectural Style and Massing With the previous two chapters highlighting the ADU process and important considerations for each step, this final chapter aims to provide examples, ideas, and additional resources that may be helpful as you design your ADU. The chapter starts with a discussion of architectural styles and expressions and a photo gallery of ADU examples. Included next are sample site layouts that take into account different lot shapes, sizes, and conditions and sample building floor plans that range in size and number of stories. Finally, this chapter concludes with a set of relevant resources and links that are referenced throughout this guide. Please note: La Mesa does not have design requirements for ADUs. The plans, images, and illustra- tions provided in this chapter are intended to serve as examples and ideas. They are not intended to substitute for the services of a design professional and should not be submitted as part of a building permit application. 4.2 ARCHITECTURAL EXPRESSIONS

It is usually desirable to have the new ADU structure or addition be compatible with the existing house and neighborhood. Some examples of compatibility are as follows: The primary residence and ADU have similar roof slopes, trim elements, and materials, but differ in color. • Architectural Style and Massing - This refers to the scale of the ADU as well as the design elements such as building orientation, roof pitch, wall cladding, and doors and window styles. If the new structure is similar in style, roof slope and details, it would still be considered com- patible with variations in color or materials. • Color and Materials - A new structure or addition with a different architectural style or massing could be tied together with consistent or compatible exterior colors and materials. • Garden Features - If the ADU is separate from the main house, the design could also be made compatible by incorporating existing garden features that bring the two residences together. • Unique Design - The design of detached ADU’s may be different from the main house if it still

consistent with the general feel and architectural fabric of the neighborhood. 4.3 PHOTO GALLERY Examples of design elements described above are provided in the images to the right with exam- ples of compatibility noted with a checkmark and non-compatible elements noted with an X. The next page contains additional examples of ADUs of varying architectural styles including ADUs The primary residence and ADU are of a similar scale and orientation with similar roof pitch, color and details. from garage conversions or additions and one-story detached ADUs. 46

Ideas t o Consider 04 Color and Materials Garden Features Unique Design Similar colors and materials are used on the ADU. ADU is setback and scaled to fit with the neighborhood. Garden features such as French doors, lighting, and pathways tie the style of the ADU to the main house. This ADU matches the primary residence in colors, wall Though different architecture styles, the integration of cladding as well as door and window details. the design is provided by wall cladding materials. ADU and primary house are not using compatible ma- This design provides an integrated deck design to bring This ADU uses different materials and styles and is out terials or styles making it seem forced and wedged in. the primary residence and ADU together. of scale with the primary and neighboring residences. 47

La Mesa Accessory Dwelling Unit Guide Samples of Architectural Styles Garage Conversion/Addition ADU Examples Samples of One-Story Detached ADUs Source: buildinganadu.com Source: buildinganadu.com Source: buildinganadu.com 48

Ideas t o Consider 04 4.4 SAMPLE PLANS FOR TYPICAL LA MESA LOTS 4.4.1 STANDARD LOT - ATTACHED SINGLE STORY ADU Standard Lot Example DESCRIPTION Lot Size (SF): 8,228 SF This is a fairly typical property for La Mesa, approximately 67’ wide by 120’ Max Lot Coverage (%): 45% deep with a single-story home and Max Lot Coverage (SF): 3,636 SF garage situated toward the center of the site. Existing Building Footprint (SF): 2,337 SF CALCULATE ALLOWABLE SITE COVERAGE Remaining Lot Coverage (SF): 1,299 SF • Lots under 10,000 SF are allowed Maximum ADU Size (SF): 1,200 SF 45% site coverage for an ADU •.45 x 8,080 SF = 3,636 SF • 3,636 SF is the allowable site coverage for this property PROPERTY LINE PROPOSED ADU SETBACK LINES CALCULATE MAXIMUM ADU SIZE • ADUs are not to exceed 1,200 SF on any lot • Check to ensure that a 1,200 SF ADU adheres to the site coverage restriction • Subtract the square footage of existing structures from the allowa- ble site coverage square footage: • 3,636 SF - 2,337 SF = 1,299 SF • The site coverage restriction would allow for an additional 1,299 SF EXISTING

to be built on this site. Therefore, a 1,200 SF ADU is permissible. RESIDENCE DETERMINE AN APPROPRIATE LAYOUT A desirable location for an ADU is behind the main residence when possible. For this property, suitable approaches may include a garage conversion, a detached backyard ADU, or the solution shown to the right. An attached, single-story, ADU up to 1,200 SF would be a good option for this property that relates to the existing single-story main house that maintains a healthy buffer along the property edge. 49

La Mesa Accessory Dwelling Unit Guide 4.4.2 STANDARD LOT WITH ALLEY ACCESS - TWO STORY ADU OVER GARAGE Standard Lot with Alley Access Example Lot Size (SF): 7,063 SF DESCRIPTION This standard shape lot consists of a single- Max Lot Coverage (%): 45% family residential home facing the primary street Max Lot Coverage (SF): 3,421 SF with the back of the property facing an adjacent alleyway. The home does not have a garage, and Existing Building Footprint (SF): 1,287 SF parking is available on the primary street. Remaining Lot Coverage (SF): 2,134 SF CALCULATE ALLOWABLE SITE COVERAGE Maximum ADU Size (SF): 1,200 SF • Lots under 10,000 SF are allowed 45% site coverage for an ADU •.45 x 7,603 SF = 3,421 SF • 3,421 SF is the allowable site coverage for this property PROPERTY LINE CALCULATE MAXIMUM ADU SIZE SETBACK LINES • ADUs are not to exceed 1,200 SF on any lot • Check to ensure that a 1,200 SF ADU adheres to the site coverage rules • Subtract the square footage of existing structures from the allowa- ble site coverage square footage: PROPOSED ADU • 3,421 SF - 1,287 SF = 2,134 SF

• The site coverage restriction would allow for an additional 2,134 SF to be built on this site. Therefore, a 1,200 SF ADU is permissible. DETERMINE AN APPROPRIATE LAYOUT Due to the access available from an alleyway, this lot provides an opportunity for a 2-level ADU or a second story ADU over a new garage oriented to the alleyway. This option provides separate access to the property for the two units, with the primary residence accessed from the street and the ADU access from the alleyway. When a property owner has EXISTING access to a alley, it makes good sense to use it as the access to the ADU and assures that parking will not be on the local neighborhood streets. RESIDENCE 50

Ideas t o Consider 04 4.4.3 STANDARD LOT WITH 40% SITE COVERAGE - TWO STORY DETACHED ADU Lot with Existing 40% Site Coverage Example Lot Size (SF): 5,960 SF DESCRIPTION This is a standard shaped lot with alley access Max Lot Coverage (%): 45% and a building footprint that already covers Max Lot Coverage (SF): 2,682 SF 40% of the lot area. The addition of an ADU allows the site coverage to increase to 45% for Existing Building Footprint (SF): 2,384 SF lots under 10,000 SF. Remaining Lot Coverage (SF): 298 SF CALCULATE ALLOWABLE SITE COVERAGE Maximum ADU Size (SF): 800 SF • Lots under 10,000 SF are allowed 45% coverage for a proposed ADU •.45 x 5,960 SF = 2,682 SF PROPOSED TWO • 2,682 SF is the allowable site coverage for this property STORY ADU PROPERTY LINE CALCULATE MAXIMUM ADU SIZE • ADUs are not to exceed 1,200 SF on any lot SETBACK LINES • Check to ensure that a 1,200 SF ADU adheres to the site coverage restriction • Subtract the square footage of existing structures from the allowable site coverage square footage: • 2,682 SF - 2,384 SF = 298 SF

• The site coverage restriction would allow for an additional 298 SF to be built on this site. However, the City standards allow for properties that do not meet lot coverage standards to build up to an 800 SF ADU. DETERMINE AN APPROPRIATE LAYOUT EXISTING Due to the lot coverage restrictions, a 2-level ADU would have a smaller building footprint than a single-story unit of the same size. With access RESIDENCE available from an alleyway, this lot provides an opportunity for a 2-level ADU or a second story ADU over a new garage oriented to the alleyway up to a maximum of 800 SF. 51

La Mesa Accessory Dwelling Unit Guide 4.4.4 CORNER LOT - SINGLE STORY ATTACHED ADU Corner Lot Example DESCRIPTION Lot Size (SF): 6,721 SF This corner lot property consists of a 2-story home and garage situated to the rear of the Max Lot Coverage (%): 45% site from the primary street frontage. Max Lot Coverage (SF): 3,024 SF CALCULATE ALLOWABLE SITE COVERAGE Existing Building Footprint (SF): 1,247 SF • Lots under 10,000 SF are allowed 45% Remaining Lot Coverage (SF): 1,777 SF site coverage for an ADU •.45 x 6,721 SF = 3,024 SF Maximum ADU Size (SF): 1,200 SF • 3,024 SF is the allowable site coverage for this property CALCULATE MAXIMUM ADU SIZE • ADUs are not to exceed 1,200 SF on any lot • Check to ensure that a 1,200 SF ADU adheres to the site coverage PROPERTY LINE PROPOSED ADU restriction SETBACK LINES • Subtract the square footage of existing structures from the allowa- ble site coverage square footage: • 3,024 SF - 1,247 SF = 1,777 SF • The site coverage restriction would allow for an additional 1,777 SF to be built on this site. Therefore, a 1,200 SF ADU is permissible.

DETERMINE AN APPROPRIATE LAYOUT The only available area on this site for an ADU up to 1,200 SF is on the open space to the east side of the lot. A detached unit would not provide adequate separation between structures. Therefore, an attached 2-story ADU would be the best option to maximize square footage while minimizing overall impact. EXISTING RESIDENCE 52

Ideas t o Consider 04 4.4.5 TRIANGULAR LOT - SINGLE STORY DETACHED ADU Triangle Corner Lot Example DESCRIPTION This large triangular shape corner lot Lot Size (SF): 21,010 SF includes a single family residence with multiple driveway access points. Max Lot Coverage (%): 40% Max Lot Coverage (SF): 8,404 SF CALCULATE ALLOWABLE SITE COVERAGE Existing Building Footprint (SF): 4,111 SF • Lots over 10,000 SF are allowed 40% site coverage •.40 x 21,010 SF = 8,404 SF Remaining Lot Coverage (SF): 4,293 SF • 8,404 SF is the allowable site coverage for this property Maximum ADU Size (SF): 1,200 SF CALCULATE MAXIMUM ADU SIZE • ADUs are not to exceed 1,200 SF on any lot • Check to ensure that a 1,200 SF ADU adheres to the site coverage restriction PROPOSED ADU • Subtract the square footage of existing structures from the allowa- SETBACK LINES ble site coverage square footage: PROPERTY LINE • 8,404 SF - 4,111 SF = 4,293 SF • The site coverage restriction would allow for an additional 4,293 SF to be built on this site. Therefore, a 1,200 SF ADU is permissible. DETERMINE AN APPROPRIATE LAYOUT

On a corner lot like the example to the right, the open space to the east side of the lot has adequate space for an ADU up to 1,200 SF. For this property, suitable approaches may also include a garage conversion or a detached backyard ADU. An attached, single-story, ADU up to 1,200 SF would be a good option for this property that relates to the existing single- EXISTING story main house and maintains a healthy buffer along the property RESIDENCE edge. This approach maintains a private side yard and backyard while providing some yard for the ADU with separate parking coming off the main driveway. 53

La Mesa Accessory Dwelling Unit Guide 4.4.6 SLOPED LOT EXAMPLE - SINGLE STORY DETACHED ADU Sloped Lot Example (Down-slope) DESCRIPTION Lot Size (SF): 6,988 SF This property consists of a single-family residential home with an attached garage Max Lot Coverage (%): 45% located at the rear of a steeply sloping Max Lot Coverage (SF): 3,145 SF lot. Sloped lots have additional grading considerations. Consult with staff regarding Existing Building Footprint (SF): 2,123 SF regulations that may apply to sloped lots. Remaining Lot Coverage (SF): 1,012 SF CALCULATE ALLOWABLE SITE COVERAGE Maximum ADU Size (SF): 1,012 SF • Lots under 10,000 SF are allowed 45% site coverage for an ADU •.45 x 6,988 SF = 3,145 SF • 3,145 SF is the allowable site coverage for this property CALCULATE MAXIMUM ADU SIZE EXISTING • ADUs are not to exceed 1,200 SF on any lot RESIDENCE • Check to ensure that a 1,200 SF ADU adheres to the site coverage SETBACK LINES restriction PROPERTY LINE • Subtract the square footage of existing structures from the allowa- ble site coverage square footage:

• 3,145 SF - 2,123 SF = 1,012 SF • The site coverage restriction would allow for an additional 1,012 SF to be built on this site. Therefore, this is the maximum size allowed for a new ADU. DETERMINE AN APPROPRIATE LAYOUT Given the slope and layout of the lot, the most feasible location for an ADU is toward the front of the property, either as a garage conversion or as a stand-alone detached unit. A detached ADU up to 1,012 SF could be placed along the front setback line with a front entrance oriented PROPOSED ADU and connected to the primary street. Alternatively, a JADU could be incorporated on the lower level of the existing residence. 54

Ideas t o Consider 04 4.4.7 SLOPED LOT EXAMPLE - TWO STORY SPLIT LEVEL DETACHED ADU Sloped Lot Example (Up-slope) DESCRIPTION Lot Size (SF): 6,693 SF This property consists of a single-family residential home with an attached garage Max Lot Coverage (%): 45% located near the front of an uphill sloping lot. Sloped lots have additional grading Max Lot Coverage (SF): 3,012 SF considerations. Consult with staff regarding Existing Building Footprint (SF): 2,000 SF regulations that may apply to sloped lots. Remaining Lot Coverage (SF): 1,012 SF CALCULATE ALLOWABLE SITE COVERAGE • Lots under 10,000 SF are allowed 45% site coverage for an ADU Maximum ADU Size (SF): 1,012 SF •.45 x 6,693 SF = 3,012 SF • 3,012 SF is the allowable site coverage for this property PROPOSED SPLIT CALCULATE MAXIMUM ADU SIZE LEVEL ADU • ADUs are not to exceed 1,200 SF on any lot • Check to ensure that a 1,200 SF ADU adheres to the site coverage SETBACK LINES restriction PROPERTY LINE • Subtract the square footage of existing structures from the allowa- ble site coverage square footage:

• 3,012 SF - 2,000 SF = 1,012 SF • The site coverage restriction would allow for an additional 1,012 SF to be built on this site. Therefore, this is the maximum size allowed for a new ADU. DETERMINE AN APPROPRIATE LAYOUT Given the slope and layout of the lot, the most feasible location for an ADU is toward the rear of the property as a stand-alone detached unit. EXISTING A detached ADU up to 1,012 SF would be a good option for this property RESIDENCE that relates to the existing single-story main house that maintains a healthy buffer along the property edge. The diagram shows a split level singe story with a two story in the back using a deck on the roof of the 1 story ADU. 55

La Mesa Accessory Dwelling Unit Guide 4.4.8 NARROW LOT - SINGLE STORY DETACHED ADU Narrow Lot Example DESCRIPTION Lot Size (SF): 14,065 SF This long, narrow lot consists of a single-story main residence and Max Lot Coverage (%): 40% attached garage nearly spanning the Max Lot Coverage (SF): 5,626 SF full width of the lot. Existing Building Footprint (SF): 1,580 SF CALCULATE ALLOWABLE SITE COVERAGE Remaining Lot Coverage (SF): 4,046 SF • Lots over 10,000 SF are allowed 40% site coverage Maximum ADU Size (SF): 1,200 SF •.40 x 14,065 SF = 5,626 SF • 5,626 SF is the allowable site coverage for this property PROPERTY LINE CALCULATE MAXIMUM ADU SIZE SETBACK LINES • ADUs are not to exceed 1,200 SF on any lot • Check to ensure that a 1,200 SF ADU adheres to the site coverage restriction • Subtract the square footage of existing structures from the allowa- ble site coverage square footage: • 5,626 SF - 1,580 SF = 4,046 SF • The site coverage restriction would allow for an additional 4,046 SF to be built on this site. Therefore, a 1,200 SF ADU is permissible. DETERMINE AN APPROPRIATE LAYOUT

An extremely deep backyard seemingly provides ample room for a detached ADU with plenty of separation from the main house. However, PROPOSED ADU given fire access requirements pertaining to hose-pull lengths, the ADU must be situated within 150’ of the primary road as there are no other available routes for a fire truck to access the rear portion of the lot. EXISTING RESIDENCE 56

Ideas t o Consider 04 4.4.9 LARGE LOT WITH ACCESSORY STRUCTURES - SINGLE STORY DETACHED ADU Lot with Accessory Structures Example Lot Size (SF): 18,084 SF DESCRIPTION This large site consists of a main Max Lot Coverage (%): 40% residence with an attached garage, Max Lot Coverage (SF): 7,234 SF a detached car port, and backyard storage shed. Existing Building Footprint (SF): 4,298 SF Remaining Lot Coverage (SF): 2,936 SF CALCULATE ALLOWABLE SITE COVERAGE • Lots over 10,000 SF are al- Maximum ADU Size (SF): 1,200 SF lowed 40% site coverage •.40 x 18,084 SF = 7,234 SF • 7,234 SF is the allowable site coverage for this property CALCULATE MAXIMUM ADU SIZE PROPERTY LINE PROPOSED ADU • ADUs are not to exceed 1,200 SF on any lot SETBACK LINES • Check to ensure that a 1,200 SF ADU adheres to the site coverage restriction • Subtract the square footage of existing structures from the allowa- ble site coverage square footage: • 7,234 SF - 4,298 SF = 2,936 SF • The site coverage restriction would allow for an additional 2,936 SF to be built on this site. Therefore, a 1,200 SF ADU is permissible.

DETERMINE AN APPROPRIATE LAYOUT The lot has ample room for an ADU up to 1,200 SF, and it may make sense to convert one of the existing accessory structures to an ADU. By transforming the car port structure into a single-story detached ADU, the EXISTING main residence can preserve its backyard privacy while accommodating RESIDENCE and ADU with its own separate surface parking area. 57

La Mesa Accessory Dwelling Unit Guide 4.4.10 LARGE LOT SPLIT - TWO RESIDENCES AND TWO DETACHED ADUS Large Lot with Proposed Lot Split Example Lot Size (SF): 38,663 SF DESCRIPTION There are some large lots like the example Max Lot Coverage (%): 40% shown here at 38,663 SF where there is Max Lot Coverage (SF): 15,465 SF adequate space to subdivide the lot into two parcels and incorporate a primary residence Existing Building Footprint (SF): 3,751 SF and an ADU on each of the two lots. Remaining Lot Coverage (SF): 11,714 SF CALCULATE ALLOWABLE SITE COVERAGE Maximum ADU Size (SF): 1,200 SF • The R1S zone has a minimum area of 10,000 SF per lot therefore the lot can be split and still meet the minimum area for each lot PROPOSED NEW • Lots over 10,000 SF are allowed 40% site coverage PROPOSED ADU SINGLE FAMILY •.40 x 38,663 SF = 15,465 SF PROPERTY LINE RESIDENCE • 15,465 SF is the allowable site coverage for this property SETBACK LINES CALCULATE MAXIMUM ADU SIZE • ADUs are not to exceed 1,200 SF on any lot • Ensure that a 1,200 SF ADU adheres to the coverage restriction

• Subtract the square footage of existing structures from the allowa- ble site coverage square footage: • 15,465 SF - 3,751 SF = 11,714 SF • The site coverage restriction would allow for an additional 11,714 SF to be built - enough for an ADU plus another primary residence with its own ADU. Therefore, a 1,200 SF ADU is permissible. DETERMINE AN APPROPRIATE LAYOUT EXISTING Splitting this nearly 1-acre lot would allow the site to accommodate RESIDENCE 2 primary residences, each with its own 1,200 SF ADU. With the establishment of a new address on the lot, a separate driveway into the PROPOSED ADU new property would be provided off of the primary street. 58

Ideas t o Consider 04 18' - 0" 4.5 SAMPLE ADU FLOOR PLANS Bth Bedroom 38' - 0" Kitchen 3D View Living Floor Plan 684 SF Main House Yard ADU Yard ADU Main House Street Entry Sample Floor Plan A ADU Type: Detached ADU Site Plan # of Stories: One Story Unit Size: 684 SF Bedrooms: 1 Bedroom Bathrooms: 1 Bathroom 4.5.1 SAMPLE ONE STORY DETACHED ADU (1 BD / 1 BA) 59

La Mesa Accessory Dwelling Unit Guide32' - 0" 32' - 0" Pwdr. Pwdr. 18' - 0" Kitchen/Dining Living 18' - 0" Kitchen/Dining Living First Floor Plan First Floor Plan 32' - 0" 32' - 0" 3D View Closet Closet 3D View Closet Closet Bedroom Bedroom 18' - 0" Entry Bath Bedroom Bedroom ADU 18' - 0" Entry Bath Bath ADU Bath Main House ADU Yard Main House Street Yard Main House Second Floor Plan ADU Yard Main House Street Yard Second Floor Plan Sample Floor Plan B1,152 SF Site Plan 1,152 SF ADU Type: Detached ADU Site Plan # of Stories: Two Stories Unit Size: 1,152 SF Bedrooms: 2 Bedrooms Bathrooms: 2.5 Bathrooms 4.5.2 SAMPLE TWO STORY DETACHED ADU (2 BD / 2.5 BA) 60

Ideas t o Consider 04 22' - 0" Bedroom Bth Bedroom Bth 46' - 0" Living Dining 3D View Kitchen Main House Main House Yard ADU ADU Yard Floor Plan Street 1,012 SF Sample Floor Plan C Entry ADU Type: Detached ADU # of Stories: One Story Site Plan Unit Size: 1,012 SF Bedrooms: 2 Bedrooms Bathrooms: 1.75 Bathrooms 4.5.3 SAMPLE ONE STORY DETACHED ADU (2 BD / 1.75 BA) 61

La Mesa Accessory Dwelling Unit Guide Main House Main House Main House Main House Driveway 2 Car Garage Driveway 2 Car Garage Driveway(Existing or new) (Existing or new) 2 Car Garage Driveway (Existing or new) 2 Car Garage (Existing or new) First Floor Plan 3D View First Floor Plan 3D View First Floor Plan 3D View First Floor Plan 3D View Bath BathBedroom Bedroom Bath Bedroom Bath Bedroom Main House Main House Yard Main House Main House Kitchen Yard Kitchen Main House Main House Living Main House Main House Living Yard Yard Kitchen Kitchen Living Living Street Street ADU Sample Floor Plan D ADU ADU Yard 3' - 0" ADU ADU ADU Yard 3' - 0" Entry ADU Yard ADU Yard Entry Above ADU Type: ADU above garage 3' - 0" 3' - 0" Above 5' - 0" Entry Entry 5' - 0" Above Above # of Stories: Two Stories 5' - 0" 5' - 0" min. at side P.L. min. at side P.L. Second Floor Plan - ADU Addition Site Plan min. at side P.L.Second Floor Plan - ADU Additionmin. at side P.L. Site Plan Unit Size: 450 SF (or Garage Conversion) ADU: 450 SF

Second Floor Plan - ADU AdditionSecond Floor Plan - ADU Addition ADU: 450 SF Site Plan(or Garage Conversion)Site Plan (or Garage Conversion) (or Garage Conversion) Bedrooms:ADU: 450 SF ADU: 450 SF1 Bedrooms Bathrooms: 1 Bathrooms 4.5.4 SAMPLE TWO STORY ABOVE GARAGE ADU (1 BD / 1 BA) 62

Ideas t o Consider 04 JADU y JADU *Optional Connecting Door Entry *Optional Connecting Door Entry JADU Bath Bath Living Room Bath Bath Living Room JADU Bedroom Bedroom Bedroom JADU 3D ViewBedroom Bedroom Bedroom Main House Yard Kitchenette * Bath Kitchenette Bath * Bath Bath JADU Yard Main House Bedroom Bedroom Bedroom Bedroom Yard Bedroom Bedroom Bedroom Bedroom JADU Yard Main House Main House Garage Existing HouseYard Main House JADU JADU Entry Entry Entry Entry Entry Street Garage Main House Living Existing House Main House Living JADU Living ADU Living JADU Entry ADU Yard Entry Kitchen Above Kitchen Kitchen Kitchen Dining Dining Dining Dining Street Site Plan Garage Garage Garage Garage Street Sample Floor Plan E Site Plan ADU Type: JADU # of Stories: One Story Floor Plan - Existing House Floor Plan - with JADU Floor Plan - Existing House Floor Plan - with JADU Site Plan Unit Size: 450 SF 1,500 SF Main House: 1,050 SF JADU: 450 SF 1,500 SF 4 Bedroom/2 BathMain House: 1,050 SF JADU: 450 SF 2 Bedroom/1 Bath 1 Bedroom/1 Bath 4 Bedroom/2 Bath 2 Bedroom/1 Bath 1 Bedroom/1 Bath

Bedrooms: 1 Bedrooms Bathrooms: 1 Bathrooms 4.5.5 SAMPLE ONE STORY JADU (1 BD / 1 BA) 63

La Mesa Accessory Dwelling Unit Guide 2021-2029 City of La Mesa Housing Element 4.6 ADDITIONAL RESOURCES https://www.cityoflamesa.us/DocumentCenter/View/17513/Revised- Housing-Element-041022?bidId= City of La Mesa Municipal Code Residential Property Development Standards Handout La Mesa ADU and JADU Regulations https://www.cityoflamesa.us/DocumentCenter/View/11269/Residential-Development- https://library.municode.com/ca/la_mesa/codes/code_of_ Standards-08082018 ordinances?nodeId=TIT24ZO_CH24.05REZODEST_24.05.020PESTUS ADU: Section 24.05.020D8 Plan Review Submittal Checklist JADU: Section 24.05.020D9 https://www.cityoflamesa.us/DocumentCenter/View/346/Check-List-for-Plan-Check- Submittals?bidId= La Mesa Zoning Code https://library.municode.com/ca/la_mesa/codes/code_of_ordinances?nodeId=TIT24ZO Electronic Plan Review Portal https://h9.maintstar.co/LaMesa/portal/#/ La Mesa Historic Preservation Ordinance https://library.municode.com/ca/la_mesa/codes/code_of_ Fair Housing Webpage ordinances?nodeId=TIT25HIPR https://www.cityoflamesa.us/127/Fair-Housing

City of La Mesa Forms and Handouts General ADU Guidance Resources ADU Quick Info Sheet AARP - The ABCs of ADUs https://www.cityoflamesa.us/DocumentCenter/View/14739/ADU-Quick-Info-Sheet https://www.aarp.org/livable-communities/housing/info-2019/accessory-dwelling- units-adus.html ADU FAQs Handout https://www.cityoflamesa.us/DocumentCenter/View/14740/ADUs-FAQs- BuildinganADU.com - ADU Photo Gallery Handout?bidId= https://www.buildinganadu.com/adu-photos-home JADU Quick Info Sheet California Department of Housing and Community Development - https://www.cityoflamesa.us/DocumentCenter/View/14741/JADU-Quick-Info-Sheet Accessory Dwelling Unit Handbook (July 2022) https://www.hcd.ca.gov/sites/default/files/2022-07/ADUHandbookUpdate.pdf JADU FAQs Handout https://www.cityoflamesa.us/DocumentCenter/View/14742/JADUs-FAQs-Handout County of San Diego - Assessor’s Map Portal https://www.sdarcc.gov/content/arcc/home/divisions/assessor/property-records.html Applications, Forms, and Informational Documents https://www.cityoflamesa.us/112/Forms County of San Diego - County Standard ADU Building Plans

https://www.sandiegocounty.gov/content/sdc/pds/bldg/adu_plans.html Interactive Zoning Map https://lamesaca.maps.arcgis.com/apps/webappviewer/index. Contractors State License Board html?id=8fe276fcec69432eab009b3f64eb35b9 www.cslb.ca.gov Historic Landmarks in La Mesa Webpage https://www.cityoflamesa.us/765/Historic-Landmarks 64