ADU Toolkit

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**Important Advisory Notice**

The City’s new regulations for Accessory Dwelling Units (ADUs) are undergoing review by the California Coastal Commission. Until this process is completed, existing provisions in the City of Point Arena Zoning Ordinance will remain in full effect. Property owners and interested parties are encouraged to reach out to the City Planner directly for detailed guidance and up-to-date information regarding ADU regulations specific to their properties. We appreciate your patience during this regulatory transition.

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Table of Contents

  • Point Arena’s ADU Ordinance
  • Types of ADUs
  • Can I build an ADU on my Property?
  • Use Symbium to Conceptualize Your Project
  • Can I Afford an ADU?
  • Permits, Design & Review
  • Pre-Approved Designs
  • Process Timeline
  • FAQs

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Point Arena’s ADU Ordinance

Point Arena recently updated its Zoning Code to implement State requirements for ADUs and JADUs. The changes will take effect once the update regulations are certified by the California Coastal Commission in mid- to late  2024.  The new regulations make it much easier for homeowners to build an ADU or JADU and provide for a streamlined permitting process. Once a complete application is submitted to the City, your ADU permit will be acted upon within 60 days.

Here’s are some quick links to the City of Point Arena Zoning Code:

City of Point Arena Zoning Code

Specific requirements for ADUs and JADUs (Section 18.25.050)

Streamlined Administrative Process for ADUs (Section 18.35.160)

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Overview

An Accessory Dwelling Unit, commonly known as an ADU, has various informal names you might have heard, such as granny unit, in-law unit, or secondary residential unit. Essentially, it’s a second home that is located on the same lot as a primary dwelling. ADUs provide independent living facilities for one or more persons, including permanent provisions for living, sleeping, cooking and sanitation. ADUs can play a crucial role in increasing local housing opportunities in Point Arena without the need to develop new land.

In Point Arena there are three broad ADU categories.

  1. Attached ADU:
    1. Directly attached to the primary home.
    2. Its total floor area shouldn’t exceed 50% of the primary home’s floor area.
    3. It can be new construction (additions) or conversion of a portion of the existing home or an attached garage (conversions).
  2. Detached ADU:
    1. A stand-alone structure separate from the primary home.
    2. Its size should not be larger than 1,200 square feet.
    3. It can be created by new construction or conversion of an existing detached accessory structure like a garage or storage building.
  3. Junior Accessory Dwelling Unit (JADU):
    1. Limited to 500 square feet in size and contained entirely within the primary home.  Often created by converting a bedroom within the main house into a studio unit with a separate kitchen and entry.
    2. Both an ADU and a JADU can coexist on the same lot.

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Can I Build an ADU on my Property?

Navigating the decision to add an ADU to your property can be both exciting and a bit daunting. This section is designed to help you understand the specific requirements and considerations set by the City of Point Arena, so you can determine if your property is a good fit for an ADU project. While the City’s entire ADU ordinance in all its detail can be found at the link above, this list is meant to distill some of the key considerations for constructing an ADU in our town.

  1. Types: An ADU can be attached to or detached from the main home. It can even be a part of the main house, like a transformed garage or basement.
  2. Renting, not Selling: ADUs are meant to be rented out and can’t be sold separately from the primary residence.
  3. Size Matters: The size of an attached ADU shouldn’t exceed 1,200 square feet or 50% of the main home’s floor area, whichever is less. For detached ADUs, they shouldn’t be larger than 1,200 square feet. Attached ADUs with one bedroom or less may be at least 850 square feet and attached ADUs with more than one bedroom may be at least 1,000 square feet regardless of the main home’s floor area.
  4. Placement: ADUs need to respect certain setback rules, but if you’re converting an existing structure into an ADU, these rules might be relaxed.
  5. Views & Environment: New ADUs should not obstruct public views, particularly of the coast, or public access to the coast or trails. They also need to maintain a protective distance from environmentally sensitive areas.
  6. Agricultural Land: Special rules apply if you’re considering an ADU on Prime Agricultural Land.
  7. Building Codes: ADUs need to meet local building code requirements, though some specifics might differ, like no need for a separate passageway or automated fire sprinklers.
  8. Water & Sewer: For new ADUs, you’ll need to ensure adequate water and sewer services.
  9. Historical Respect: If you’re building in a historic structure, be sure your ADU won’t negatively impact its character.
  10. Parking: While the City encourages all ADUs to provide on-site parking, depending on the location and type of ADU you plan to build, dedicated parking might not be required.

 

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Use Symbium to Conceptualize Your Project

You can use an online program called Symbium to help think through the opportunities and issues of developing an ADU on your property. To use the tool, Follow the step-by-step instructions below.

1. Go to https://symbium.com/

2. Enter your address, you should get a screen that looks similar to the following screenshot.

3. Select “Property Improvements” from the options in the top left, beneath the address. Next press the button labeled “Accessory Dwelling Units.”

4. Now you’ll have the screen below. Click “Sketch and ADU” in the top left to open the ADU builder.

5. With this tool, you can adjust the footprint of your building and even generate a rough construction estimate. You can also think about how such a building could fit on your property, given the lot dimensions and existing structures.

6. A few notes as you explore this tool:

    1. The City’s pre-approved designs (more on those below) are roughly 25×29 for a 1 bedroom unit and 25×38 for a 2 bedroom unit.
    2. There are many factors that can affect the cost per area of an ADU, including permitting, prefabrication, use of pre-approved plans, materials, and more. The Symbium tool can provide a ballpark estimate. For more detail, check out “Can I Afford an ADU?” below.
    3. Symbium is an outside company that is not affiliated with the City. As such, it’s maps, cost estimates, and other details may not be accurate in all cases.

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Can I Afford an ADU?

Taking the leap to build an Accessory Dwelling Unit (ADU) not only requires understanding the logistics but also evaluating the financial implications. In this section, we’ll break down various factors influencing the overall cost of constructing an ADU and explore possible low-interest loans and grants. Let’s dive in to see if adding an ADU aligns with your financial landscape.

Building Costs.  The cost of an ADU depends on a variety of factors, including the size of the ADU, the design of the ADU, whether the ADU is built on-site or ahead of time in a factory, and the cost of materials and labor. It is recommended that you work with a local architect, general contractor, use a pre-fabricated design, or use the City’s pre-approved designs to help appropriately budget all necessary costs for the specific ADU project on your property.  Construction costs have sky-rocketed in recent years. It is not uncommon for new construction to cost more than $300/square foot. Conversion of existing structures, repurposing a garage, or buying a prefabricated ADU can reduce costs.  If utility extensions are needed to serve your ADU, those costs must also be factored into your overall budget.

Permit Costs.  For information regarding the City’s planning application fee, check the planning department webpage. Building permit fees vary based on the size and type of your ADU.  If you call the Mendocino County Building Department at (707) 964-5379, they can help provide a ballpark estimate for building permit fees.

City of Point Arena ADU Loan & Grant Program. In 2017, California started a new program to help make housing more affordable. They did this by adding a small fee of $75 whenever people record a real estate document. Most of the money from this fee (70%) goes to local cities and counties to help increase affordable housing. Over the next 5 years, Point Arena expects to receive around $400,000 in total from this program. Point Arena is planning to use this money to support people who want to build ADUs. The City also wants to help qualified homeowners fix up their houses if they are in disrepair. We are currently working out the details of how this grant and loan program will be administered, but we are committed to making it easier for locals to have a safe and affordable place to live.

State ADU Grant Program. The California Housing Finance Agency (CalHFA) has an Accessory Dwelling Unit Grant program that provides up to $40,000 to homeowners to offset  “pre-development” costs for ADUs. These costs include site prep, architectural designs, permits, soil tests, surveys, and other pre-construction costs associated with ADUs. As of January 2024, the Legislature has allocated $125 million to the ADU Grant Program. We encourage you to check on-line at https://www.calhfa.ca.gov/adu/ to see whether funding remains available and the CalHFA ADU Grant program is accepting applications.

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Permits, Design & Review

Before breaking ground on your Accessory Dwelling Unit (ADU), you’ll need to traverse the world of permits and design considerations. This section provides a series of checklists to help you understand the basic requirements for ADUs and JADUs.

ADU Checklists

General Requirements for all ADUs and JADUs:

  • ADUs and JADUs are not intended for separate sale but may be rented.
  • ADUs and JADUs may not be used as short-term rentals (i.e., transient occupancy for less than 30 days).
  • ADUs and JADUs must have adequate water and wastewater/septic availability.
  • ADUs and JADUs must comply with Building Code requirements.
  • A JADU can be built along with one ADU on the same lot as a primary dwelling.

Requirements for all ADUs to Protect Coastal Resources:

  • ADUs should not obstruct public views from public areas or the coast.
  • ADUs should not block public access to the coast or public trails.
  • ADUs should be situated at least 100 feet from environmentally sensitive habitats.
  • ADUs should be setback at least 125 feet from the coastal bluff.
  • ADUs on parcels with Agricultural Exclusive zoning should be clustered with the existing primary dwelling.
  • ADUs should not be located in mapped “Natural Hazards” zones.
  • ADUs that are located on designated historic properties should complement the architectural design of historic structures on the property.

Attached ADUs (to an existing primary dwelling):

  • The total floor area should not exceed 50% of the existing primary dwelling or 1,200 square feet (whichever is less), however an ADU that provides more than one bedroom may have a floor area of at least 1,000 square feet and an ADU that provides one bedroom or less may have a floor area of at least 850 square feet.
  • A minimum 4’ setback from property lines is required unless Fire and/or Building Codes require a greater setback.
  • No setbacks are required for an existing structure (e.g., attached garage) that is converted to an ADU.

Detached ADUs:

  • Total floor area should not exceed 1,200 square feet.
  • A minimum 4’ setback from property lines is required unless Fire and/or Building Codes require a greater setback.
  • No setbacks are required for an existing structure (e.g., detached garage, carport, storage shed) that is converted to an ADU.

JADUs:

  • Must be contained within an existing single-family residence.
  • Total floor area should not exceed 500 square feet.
  • Must have a separate entrance and an efficiency kitchen, but may share a bathroom with the primary residence.

Parking for ADUs and JADUs:

  • No parking is required for a JADU.
  • No more than one parking space is required for an ADU. No parking spaces are required for ADUs that are studio units.
  • No parking is required if the ADU is within half a mile of a public transit stop.
  • No replacement parking is required if a garage or carport is converted to an ADU.

Links

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Pre-approved Designs

Choosing the design for your Accessory Dwelling Unit (ADU) can be both fun and challenging. While many prefer to design a unique, site-specific structure, the City of Point Arena also offers pre-approved construction plans for two ADU designs.

The two free, pre-approved designs feature a Craftsman style bungalow design with gabled rooflines and a welcoming front porch.  Depending on the site’s layout, the roof can be oriented either east/west or north/south to optimize solar exposure for a roof-mounted PV array.

These designs offer a streamlined path through the building permitting process.  One is for a one-bedroom ADU that is 720 square feet in size.  The other is for a two-bedroom, 960 square foot ADU. A rendering of the pre-approved ADU design, along with elevations and floor plans is shown here. The full set of construction plans can be obtained from the City Planning Department. You will need to determine the placement and orientation of the ADU on your site and prepare a site plan.

Link to designs – Courtesy of the City of Fort Bragg

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Process Timeline

Step 1: Research 

  1. Confirm that you can add an ADU to your property.
    1. The City’s zoning map can be found here. An ADU may be established on any residential lot in Point Arena provided it meets the criteria laid out in the checklist above (see “Permits, Design  & Review”).
    2. The Symbium Build tool may also be useful, although it is not the final word on where you can or cannot build (See “Use Symbium” above).
  2. Decide which type of ADU is right for your property.
    1. Attached, detached, or JADU? Look under “Overview” for details on these categories.
    2. Legalize an existing ADU? If you already have an ADU or JADU that you would like to legalize, reach out to the City Planner to start the process.

Step 2: Design

  1. Understand the ADU Design Standards.
    1. Once you know what type of ADU you are interested in constructing, it’s time to dive deep into the design process. This toolkit contains many of the basics you need to consider in designing an ADU.
  2. Design the ADU & Create your plans.
    1. It is recommended that you work with a local architect, general contractor, use a pre-fabricated design, or use the city’s pre-approved plans to ensure your design meets all requirements under the ADU ordinance and the City’s building code.

Step 3: Permitting:

  1. Talk to the City Planner to confirm which type of permit review your ADU needs.
  2. Submit ADU Application & Permit Forms
  3. Pay for Permits & Impact Fees
  4. Revise Plans (if needed) & Receive Permit

Step 4: Construction: 

  1. Break Ground on Your New ADU!
    1. You must have your approved construction document before you can start construction. Post your construction document at the construction site. Call or email us to schedule the appropriate inspections during your construction project. The City will finalize the permit once construction is complete and done in accordance with the plans.

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FAQs

How long does it take to plan, design, and build an ADU?

Generally, the amount of time it will take will vary based on several factors, including the design selected, whether your ADU is built on-site or built ahead of time in a factory, and the availability of your architect or builder.

Can ADUs be rental properties?

Yes, your ADU can be rented out!

Does the owner need to live on the property where the ADU is located?

Generally, the property owner will only have to live on the property if a JADU is built on it.

Can an ADU be sold separately from a primary residence?

No, an ADU or JADU may NOT be sold or otherwise conveyed separately from the lot and the primary dwelling (in the case of a single-family lot) or from the lot and all of the dwellings (in the case of a multi-family lot).

Will  building an ADU impact my property taxes?

Your property taxes will increase based on the added value of the ADU. The base value of your property and your existing dwelling will not be reassessed, but the assessment for the ADU will be based on construction costs. As an example, if your property tax rate is 1.2%, for every $100,000 in value that an ADU adds to your property, your annual property tax bill would increase by $1,200 ($100,000 x 1.2%).

Will my ADU/JADU need  a separate utility connection?

JADUs do not require separate utility connections because they are created within an existing home. Most ADUs will not require separate water or sewer connections. However, if your ADU will connect to the City wastewater system, the effluent will need to “flow” through your existing sewer connection or a separate connection may be needed.

Will my ADU/JADU require a deed restriction?

Yes, all ADUs and JADUs in Point Arena are required to have a restrictive covenant recorded on the deed of the property that explains that the ADU/JADU cannot be sold separately from the primary residence and that they cannot be used for short-term rental purposes.

Can I build a “prefab”, factory-built or “tiny home” ADU?

The short answer is yes, the ordinance is designed to be flexible and accommodate different types of structures that fit your needs. That said, all ADUs must fit within the development standards outlined in the ordinance (and explained in this toolkit). It is possible that not all “prefab” units would be compliant with these regulations.

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