Accessory Dwelling Units (ADUs), Junior Accessory Dwelling Units (JADUs)

The City of La Cañada Flintridge recognizes the importance of a livable, attractive, and cost-effective construction of new residential units. One way to accomplish this is by constructing additional residential units on lots with existing or proposed single-family or multi-family dwellings. These units are called Accessory Dwelling Units (ADUs) or Junior Accessory Dwelling Units (JADUs), also informally known as “granny flats,” “in-law units,” “backyard cottages,” and more.

On February 6, 2024, the City adopted the Accessory Dwelling Unit Ordinance No. 519 in compliance with state mandate. This ordinance amended Code Section 11.33 outlining local development standards and requirements for ADUs and JADUs.

WHAT ARE ACCESSORY DWELLING UNITS (ADUs) & JUNIOR ACCESSORY DWELLING UNITS (JADUs)?

What is an Accessory Dwelling Unit (ADU)?

ADUs are attached or detached independent dwelling units on the same lot as an existing or proposed primary residence, providing complete living, sleeping, eating, cooking, and sanitation facilities and includes a separate exterior access.

What is a Junior Accessory Dwelling Unit (JADU)?

JADUs are units that are no more than 500 square feet and contained entirely within an existing or proposed primary residence. They include their own separate sanitation facilities or share with the existing or proposed primary residence and include an efficiency kitchen.

Some popular forms of ADUs and JADUs are shown below:

CAN I BUILD AN ADU/JADU?

An ADU or JADU can be built on any lot in the R-1, R-3, Residential Planned Development (RPD), Public and Semi-Public, Mixed-Use, or DVSP zones (Residential or Mixed-Use land use districts). You can check your property’s zoning here.

WHAT ARE THE STEPS TO BUILD AN ADU/JADU?

The City has moved to an online permit application system named ConnectLCF that must be utilized to apply for your building permit. You may also pay your fees, go through plan checks, print your issued permit online, and schedule inspections. The applicant can also view the permit’s current status.

Step-by-Step: How to apply for and obtain your ADU or JADU permit

1. Planning/Zoning Review (Optional)
   1. Set up an appointment with Planning Division staff to review your ADU concept and to confirm that it meets all current Zoning standards. The property must be on a lot within a Residential or Mixed-Use land use district.
2. Prepare Plans
   1. Plans:
      1. After confirming that your ADU concept meets all current Zoning, we
         advise that you work with an experienced professional to prepare the
         construction plans. Inaccurate or incomplete plans may cause delays
         or denial of a building permit.
      2. In addition to the online application, site plan, floor plan, and
         elevations, please confirm that the plans include the below
         requirements, if applicable:
         1. Property Line Survey
            1. Required for the conversion or new construction of an ADU or
               JADU with a setback of 5 feet or less from the property line.
               Since the City was generally developed decades before the
               advent of precise measuring tools, legal property lines often
               do not match existing “property line” fencing. Staff need to
               verify that structures are entirely located on the correct
               parcel.
         2. Fire Sprinklers
            1. Sprinklers are required for an ADU or JADU if they are
               required in the primary residence.
         3. Sewage Connection
            1. If public sewers are available on the lot, the ADU or JADU
               must be connected to the sewer service.
            2. If connection to the public sewer is not feasible, approval
               from the LA County Dept. of Public Health shall be provided
               prior to permit issuance.
         4. Utilities
            1. The ADU may have wet and dry utilities separate from the
               primary dwelling.
         5. Addressing
            1. ADUs and JADUs may have separate addresses from the primary
               residence. A request for a new address may be submitted
               concurrently with the building permit application. For
               example, if the primary address is 1234 Main Street, the
               ADU/JADU address will be 1234 Main Street, Unit A. A secondary
               ADU address would be 1234 Main Street, Unit B.
3. Submit Plans to Building and Safety
   1. When the plans are ready to submit, you can register at ConnectLCF.
      For more information, visit the City’s Building and Safetywebsite.
   2. A building permit application does not include mechanical, electrical,
      or plumbing work. Separate trade permits are required for each.
   3. A grading permit may be required depending on the project.
   4. Retaining walls used to create a pad for the ADU may require a separate
      permit.
   5. A demolition permit is required if a complete structure demolition is
      necessary.
   6. Timing:
      1. Existing Single-Family or Multi-Family Dwelling: 60 days for approval
         or denial from the date the application is deemed complete.
      2. Proposed Single-Family or Multi-Family Dwelling: the City may delay
         action on the ADU/JADU permit until the main dwelling permit is
         approved.
      3. Invoiced plan check fees must be paid prior to plan check.
      4. If outside agency approval is required, the City cannot guarantee
         timing.
4. Plan Check
   1. Once plans are submitted and plan check fees are paid, Building &
      Safety will begin the review process.
   2. Applicants are responsible for obtaining approvals from outside
      agencies.
5. Obtain Permit
   1. Once approved, the applicant will receive an email to pay fees and
      download the permit from ConnectLCF.
   2. Fees:
      1. Fees are charged prior to plan check and permit issuance.
      2. School impact fees may apply depending on ADU size and school
         district.
6. Construction & Inspection
   1. The contractor coordinates inspections and obtains the Certificate of
      Occupancy.

DEVELOPMENT STANDARDS FOR ADUs AND JADUs

ADUs and JADUs are subject to the regulations and development standards of Chapter 11.33 in La Cañada Flintridge’s Municipal Code. Please review the following ADU/JADU development standards:

ASSEMBLY BILL (AB) 2533

The City of La Cañada Flintridge recognizes the importance of Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) in
helping meet housing needs locally and statewide. Chaptered by the Secretary of State on September 28, 2024, with an effective date of January 1, 2025, AB 2533 aims to provide a pathway for legalization of certain existing ADUs and JADUs that were constructed without permits, which will allow them to become a part of the formal housing stock. Specifically, AB 2533 amends Section 66332 of the Government Code to allow permit approvals for an existing ADU or JADU that was constructed without permits before January 1st, 2020, provided that certain health and safety standards are met.

To permit a previously Unpermitted Dwelling Unit, please see below for additional information and guidance:

To be eligible, the unit must be compliant with LCF’s Health and Safety Checklist (consistent with requirements per CA HSC § 17920.3) for Unpermitted Dwelling Units:

AB_2533_Substandard_ADU_Process
AB_2533_Substandard_ADU_Checklist
California Code, Health and Safety Code – HSC § 17920.3
California Health and Safety Code Section 17960
California Code, GOV 66333
California Code, GOV 66324

For more information, please contact:

City of La Cañada Flintridge Planning Division
Phone: 818-790-8881

DETACHED ACCESSORY DWELLING UNITS

The City of La Cañada Flintridge is partnering with architecture firms to provide pre-approved plans. Property owners interested in building new, detached accessory dwelling units may use the following designs help expedite the plan check review time. Two layouts are available designed in a traditional Craftsman style architecture. The designs are for two-bedroom, one bath units that are either 748 or 800 square feet in size. A survey and property specific site plan are required. More design options are forthcoming. Pre-approved Designs: 799 Sq. Ft. 2 bedroom ADU: Five Gables: https://www.getadu.com/preapproved-adu-five-gables

748 Sq. Ft. 2 bedroom ADU: Emma: https://www.getadu.com/preapproved-adu-emma

For additional information about these designs, please contact:

J. Kretschmer Architect
www.getadu.com
getadu@jkretschmer.com
(408) 221-0771

Please contact staff with any questions about the Pre-Approved ADU program:

City of La Cañada Flintridge Planning Division
Phone: 818-790-8881