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HomeMy WebLinkAboutPC-1002-20 (CODE-0821-2019)RESOLUTION NO. PC-1002-20 A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION RECOMMENDING CITY COUNCIL INTRODUCE AND ADOPT AN ORDINANCE AMENDING TITLE 17 (ZONING REGULATIONS) OF THE MUNICIPAL CODE ASSOCIATED WITH ACCESSORY DWELLING UNIT AND INTRODUCING JUNIOR ACCESSORY DWELLING UNIT PROVISIONS WITH A STATUTORY EXEMPTION FROM ENVIRONMENTAL REVIEW (CODE-0821-2019) WHEREAS, on October 9, 2019, the California legislature passed, and Governor Newsom signed SB 13, AB 68, AB 670, and AB 881 to encourage development of accessory dwelling units and junior accessory dwelling units; and WHEREAS, the City of San Luis Obispo desires to update its Accessory Dwelling Unit section and introduce a Junior Accessory Dwelling Unit section of Title 17, consistent with current state law; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on January 8, 2020, for the purpose of considering amendments to Title 17 (Zoning Regulations) of the Municipal Code regarding accessory dwelling units and junior accessory dwelling units; and WHEREAS, said public hearing was for the purpose of formulating and forwarding recommendations to the City Council of the City of San Luis Obispo regarding the proposed legislation; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: Section 1. Finding. Based upon all the evidence, the Planning Commission makes the following findings: 1. The proposed amendments to Title 17 are consistent with State law and will not significantly alter the character of the City or cause significant health, safety or welfare concerns, since the amendments are consistent with the General Plan and directly implement City goals and policies. 2. The proposed size limitations for accessory dwelling units are consistent with California Government Code Sections 65852.2 and 65852.22 and will not burden the development of accessory dwelling units and junior accessory dwelling units. Section 2. Environmental Review. The ordinance is exempt under Public Resources Code Section 21080.17 that applies to local ordinances implementing State regulations related to accessory dwelling units Planning Commission Resolution # 1002-20 CODE-0821-2019 Accessory Dwelling Unit and Junior Accessory Dwelling Unit Zoning Regulations Amendments Page 2 Section 3. Recommendation. The Planning Commission does hereby recommend the City Council introduce and adopt an Ordinance amending Title 17 (Zoning Regulations) of the Municipal Code associated with accessory dwelling units and introducing junior accessory dwelling unit provisions as set forth in Attachment 1. Upon motion of Commissioner Stevenson, seconded by Commissioner Jorgensen, and on the following roll call vote: AYES: Commissioners Jorgensen, Kahn, McKenzie, Quincey, Stevenson, Vice -Chair Dandekar and Chair Wulkan NOES: None REFRAIN: None ABSENT: None The foregoing resolution was adopted this Bch day of January 2020 Tyler Corey, S tary Planning Com ssion Planning Commission Resolution # 1002-20 CODE-0821-2019 Accessory Dwelling Unit and Junior Accessory Dwelling Unit Zoning Regulations Amendments Page 3 Attachment 1: Title 17 Amendments 17.86.020 — Accessory dwelling units 'unior accessorV dwelling units and guest quarters. A. Purpose and Applicability. The purpose of this Chapter is to prescribe development and site regulations that apply, except where specifically stated, to accessory dwelling units, ui nior accessory dwelling units, and guest quarters, as defined in Chapter 17.156 (Land Use Definitions). B. Accessory Dwelling Units. The provisions in this subsection shall apply to accessory dwelling units as defined in Chapter 17.156 (Land Use Definitions) and where allowed in compliance with Chapter 17.10 (Use Regulations). 1. Purpose. The purpose of this chapter is to provide for the creation of accessory dwelling units in a manner that is consistent with requirements identified in Government Code Section 65852.2, as amended from time to time. Implementation of this section is meant to expand housing opportunities by increasing the number of smaller units available within existing neighborhoods. 2. General Requirements. a. Application. Where this section does not contain a particular type of standard or procedure, conventional zoning standards and procedures shall apply. b. Areas Where Accessory Dwelling Units Are Allowed. Upon meeting the requirements of this section, accessory dwelling units may be established in any zone that allows single -unit residential dwellings, multi -unit residential dwellings. or mixed -use development (per table 2.1), where a side -family structure or multifamily structure is existing or proposed' The existing or proposed single unit residential dwelling is referred to as "primary unit" in this section. G. Afeas,44 hibec`ted AGGeeS GPy rlW0jg�6 Shall nn+ hn nr +nl 4sped R anyGommen i interest inanGe as adopted or am ed or apy mnhile here subdivision or trailer na4. +dc. No Subdivision of Property. No subdivision of property shall be allowed where an accessory dwelling unit has been established lrequ;femi�., ei z@RiRg and subdivisieR Fegalations and the resultingsubdivision does not maintain the rims residence on the same lot as the accessory dwelling�Jnit(s). ed. Sale of Property. This section shall apply to new owners of property where an accessory dwelling unit has been established. All conditions of director's action to-alte 64e (if applicable), restrictive covenants and other contractual agreements with the city shall apply to the property and the new owners, except as allowed by state law. Unit Zir�r+ Mlowed ❑n anec.onn: rl,..nli' m_the prima cinnle_Uni! reeirle "; rf,.rellinn ..n the la} II def ined fined as either attanheA to (by a minimum of one ..-cJv--uc. shared W@11) Of nmmPln}nl�..nr! ,.:i+hiR, the yymaFy dwel♦Jng unit er exstln@ aGG86SOry MFUGtWe. Planning Commission Resolution # 1002-20 CODE-0821-2019 Accessory Dwelling Unit and Junior Accessory Dwelling Unit Zoning Regulations Amendments Page 4 h I w'tatinn nn Ww+beF 3. Requirements on Lots with a Proposed or Existing Single -Family Structure. a. Unit Types Allowed. An accessory dwelling unit on a lot with a single-family structure may be either attached or detached from the rima unit and may be constructed as a studio one -bedroom or two - bedroom unit. (1) Attached: An attached accessory dwelling unit shall be either connected to (by a minimum of one shared wall or contained completely or partially within the existing footprint of a sin le-fani structure. (2) Detached: A detached accessory dwelling unit shall be either new or converted s uare footage that is not connected to the primary single-family structure, b. Size of Accessory Dwelling Unit. The press floor area of an attached or detached accessory dwelling unit shall be as follows: (1) Attached: The gross floor area of an attached accesso dwelljn.Q unit shall be no less than a 150 s uare feet and shall not exceed the lesser of the followin . 50 percent of an existing rima ry unit's living area or: 850 square feet for a studio or one -bedroom unit or; 1.000 square feet for a two - bedroom unit. (2) Detached: The gross floor area of a detached accessory dwelling unit shall be no less than 150 square feet and shall not exceed 850 square feet for a studio or one -bedroom unit or 1,000 square feet for a two -bedroom unit. c. Limitation on Humber. OnIv one accessory dwelling unit is permitted per lot. 4. Re uirements on Lots with a Proposed or Existing Multifamily Structure. a. Unit Types Allowed, An accessorV dwellinQ unit on a lot with a multifamily structure may be converted from existing s uare footage, or as new construction either attached to or detached from the primau structure. Accessory dwelling units may be constructed as studio, one -bedroom or two -bedroom units. (1) Converted Square Footage Units: Accessory dwelling units MqY be created within the portions of existing multifamily structures that are not used as livable space, including, but not limited to storage rooms boiler rooms, passageways, attics, basements or garages, it compliant with state buildin standards for dwellings. (2) New Square Footage units: Accessory dwellinq units that include the construction of news uare footage may be created on a lot that has an existing or ro osed multifamily structure and may be attached to or detached from the primary dwelling, if compliant with state building standards for dwellings. Planning Commission Resolution # 1002-20 CODE-0821-2019 Accessory Dwelling Unit and Junior Accessory Dwelling Unit Zoning Regulations Amendments Page 5 b. Size of AccessorV Dwelling Unit. The gross floor area of an accesso dwelling unit on a lot with a multifamily structure shall be no less than 150 s uare feet and shall not exceed 850 square feet for a studio or one -bedroom unit, or 1,000 square feet for a two -bedroom unit. c. Limitation on Number. The number of accessory dwelling units shall be limited to no more than 25 ercent_of the existing or proposed multifamily units, but shall not be less than one unit per lot. On a lot with an existing multifamily structure(s), no more than two units that include the construction new square footage shall be allowed. d. Lots with Both Single -Family and Multifamily Structures. Provisions for accessory dwelling units on lots with multifami!y structures shall not be combined with provisions for lots with single-family structures or vice versa. 5. Performance Standards and Compatibility. a. Design Standards. Accessory dwelling units shall conform to all applicable development standards of the underlying zone, including but not limited to height, setback area, parking, and building coverage, unless otherwise stated in this section. An accessory dwelling unit that conforms to this Section shall not be considered a dwelling unit for the purpose of calculating density. (1) Accessory dwelling units shall conform to all applicable building and construction codes. (2) No passageway, defined as a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit, shall be required in conjunction with the construction of an detached accessory dwelling unit. (3) No setback shall be required for an existing garage permitted structure that is converted to an accessory dwelling unit or for an accessory dwelling unit that is constructed in replacement of an existinq permitted structure rovided it is in the same location and has the same dimensions. or --a (4) A setback of no more than We four feet from the side and rear lot lines shall be required for an accessory dwelling unit. (5) Accessory dwelling units that include the creation of newsquare footage shall be limited to 16 feet in height. U2 to 150 square feet of news uare footage may be exem ted from this re uirement in connection to a conversion of existing upper floor square footage, but only as needed to accommodate ingress and egress. (6) Architectural_sty_le_and form shall match the style and form of the primary residential structure(s) on the propeqy. (7) The materials of the accesso dwelling unit shall match the materials of the rims residential structure{sL on the _pr_ vpertu. (8) Accessory dwelling units shall not be required to provide fire sprinklers if fire sprinklers are not required for the primary residence. (9) No additional parking spaces shall be required for an accessory dwelling unit, If_agarage or carport is converted or removed to accommodate an accessory dwelling unit, replacement parking is not required. (10) Exceptions to these design standards can be approved by the Director, through Directors Action subiect to required findings section 17.108.040). Planning Commission Resolution # 1002-20 CODE-0821-2019 Accessory Dwelling Unit and Junior Accessory Dwelling Unit Zoning Regulations Amendments Page 6 b °g e: e4l a garage, GaFf3 &tFUG!UFe is cLmm�l,�7p�J�r.nnniinr}orl in nnni�inn}i Ti „�E @ ,,,,;y �^"'" 1ji GFNYf�TttY repla�t-p tieR on the n fn4 nc� oey" dwep{�A�lfi{t�—� Gw1- GGV8Fed ncnienrnrl c.nee s4all"be-- perm" it{so In -.a.fk s. .1.nr. in. these zoning regula i..r.& b. Historic Resources. Accessory dwelling units on listed historic properties and in historic districts shall be found consistent with the historic preservation ordinance, including historic preservation guidelines and Secretary of the Interior standards for the treatment of historic properties. c. Utility Connection Fees. Where an accessory dwelling unit is created within an existing structure (primary or accessory), no new utility connection or payment of impact fees shall be required. For all other accessory dwelling units, a new utility connection for the accessory dwelling units and payment of impact fees stoop may be required if the accessory dwelling unit is 750 square feet or more. �r_rnesnnr rlt Ainllinn .ini}s shall !-.n arnhi+nn}� roll.. ar�rf +. ..... i' oo,,.pmro,rrcr-...,......se r ... e , opaOyGo p ib4e �yiTf�-} .rm nary-r i'6fQ. The annnn69ry d.....Ikig4*-s4aJlGemply wi+h the calla g A L� 1 rrhi}nn}, ra1 Styl y df�m sh�haii Fnatdti-e (2-AAkt9+W t+i ma}nm rv[cFialsvl"t 46. Procedure Requirements. An accessory dwelling unit that meets the standards contained in this Section shall be subject to ministerial review (building permit) and approval without discretionary review (i.e., Use Permit, Architectural Review, etc.) or public hearing. Within 4-28 60 days of receiving a complete application, the City shall approve any such application which complies with all applicable requirements and development standards identified in this Chapter. When an accessary dwelling unit is proposed with a new single-familyy yr multifamily structure. this 60-dayre uirement shall not apply. s�n�nnie}i.r. years baseden a shnudmy r,,, uvuiry.,., , but not d Sy-ttt f iannnof p�epeFty with an_annesise f r dw liin unit. Ow or_eGr ucz��v pannyj6 not required in the ❑ 3 or ❑ 4 zones. �j'(af�moni efiel hn rnn,. rrinrl .��S.inh rlinnJnens Ihn a}rein}r..'n a e FIeer an and stalus as an " GGKA" daGoupiad. s .a gfee-e-M 6hallbe rnnnrr eri in 1 e DINGO of lh., �6 of !he propwy- 7. No Short -Term Rental. An accessory dwelling unit cannot be rented fora period of less than 30 days. Homestay use of an accessory dwelling unit is prohibited. 78. Violations. Violation of any of the provisions shall be subject to basic code enforcement action as provided in Title 1 of the Municipal Code. 9. Exceptions. Except as -provided in subsection B.5.a. 00 . no exceptions to the p rovisions of this Section may be approved. Planning Commission Resolution # 1002-20 CODE-0821-2019 Accessory Dwelling Unit and Junior Accessory Dwelling Unit Zoning Regulations Amendments Page 7 C. Junior Accesso Dwelling Units. The provisions in this Subsection shall apply to 'unior accessory dwelling units as defined in Chapter 17.156 Land Use Definitions and where allowed in compliance with Chapter 17.10 (Use Regulations). 1. Purpose. The purpose of this Chapter is to provide for the creation of munior accesso dwellinc 1 units in a manner that is consistent with requirements identified in Government Code Section 65852.22 as amended from time to time. Implementation of this Section is meant to expand housing opportunities by increasing the number of smaller units available within existing neighborhoods. 2. General_ Requirements. a. A fication. Where this Section does not contain a articular type of standard or procedure,conventional zoning standards and procedures shall apply. b. Areas Where Junior Accessa Dwelling Units Are Allowed. Upon meeting the requirements of this Section unior accessou dwelling units mav be established in anX zone where the use of the provertv is a sin le•un€t dwellinci, either existing or progosed. A unior accesso dwelr(nq unit may only be allowed on a lot with an accesso dwelling unit if the accesso dwelling unit is detached from the single-family structure. c. Sale of Pro rt : A junior accesso dwelling unit shall not be sold inde endentl of the primary dwelling on the parcel. d. Location. A 'unior accesso dwelling unit must be created within the walls of a proposed or existing rima dwelling. Conversion of an existing attached ara a into a 'unior accessory dwelling unit is permit by this section. (1) An expansion of not more than 150 square feet beyond the same Physical dimensions as the existin structure may be included if the expansion beyond the pjysical dimensions of the existin structure is limited to accommodating ingress and egress. e. Size of Junior Accessa Dwelling Unit. The gross floor area of a 'unior accesso dwelling unit shall not exceed 500 square feet. f. Limitation on Number. Only one 'unior accesso dwellin unit mgy be located on an residentia€I zoned lot. A junior accessory dwelling unit may,only be located on a lot which contains one permitted single-family,structure or in connection to the construction of a single-family structure. One detached accessory dwelling unit may also be located on the lot. 3. Performance Standards and Compatibility_. a. Design Standards. Junior accessory dwelling units shall conform to all applicable develo ment standards of the underlyinq zone including but not limited to -height, setback area arkin and building coverage. A 'unior accessory dwelling unit that conforms to this Section shall not be considered a dwellin unit for the purpose of calculating density. (1) Junior accesso dwelling units shall conform to all applicable building and construction codes. (2) A separate exterior entry shall be provided to serve a "unior accessou dwelling unit. (3) The interior connection to the main living area may be maintained or removed. (4) At a minimum junior accessory dwelling units shall include an efficiency kitchen which shall contain a cooking facility, food preparation counter, and storage cabinets. Planning Commission Resolution # 1002-20 CODE-0821-2019 Accessory Dwelling Unit and Junior Accessory Dwelling Unit Zoning Regulations Amendments Page 8 (5) Junior accesso dwelling units shall not be re aired to provide fires rinklers if fires rinklers are not required for the primary residence. (6) No additional parking spaces shall be required for a iunior accessoU dwelling unit. b. Uti I ity Connection Fees. Where a unior accesso ry dwel I i ng unit is created no new utility connection or Payment of impact fees shall be required. c. Fire and Life Protection. For purposes of any fire or life protection ordinance or regulation, a junior accessmy dwellinq unit shall not be considered a separate or new dweliinQ unit. 4. Procedure Requirements. A junior accessoEy dwelling unit that meets the standards contained in this Section shall be subject to ministerial review_(building permit) and approval without discretiona review i.e. Use Permit Architectural Review, etc. or public hear n . Within 60 days of receiving a com fete application, the City shall approve any such application which complies with all applicable requirements and development standards. 5. Owner -Occupancy. The owner of the property shall occupy either the primary residence or the 'unior accesso dwelling unit. 6. Covenant Agreement. Prior to the issuance of building permits for a Ounior accesso dwellinq unit a covenant agreement shall be recorded which discloses the structure's approved floor plan and status as a " unior accesso dvve[li ng unit" and agreeing that the property MI be owner occupied. This ag reement shall be recorded in the office of the County Recorder to provide constructive notice to all future owners of the property. 7. No Short -Term Rental. A 9unior accesso dwellin unit cannot be rented fora period of less than 30 days. Homestav use of a junior accessory dwelling unit is prohibited 8. Violations. Violation of any of the provisions shall be subject to basic code enforcement action as provided in Title 1 of the Municipal Code: CD. Guest Quarters. 1. Purpose and Intent. The purpose of this Section is to establish regulations for the development of guest quarters as an approved accessory use to a primary residential unit. 2. Applicability. This Section does not apply to legally established dwellings or accessory dwelling units, or accessory structures which are separately defined in Chapter 17.158 (General Definitions). 3. General Requirements. Guest quarters shall conform to all applicable Zoning Regulations such as height, yards, parking, building coverage, etc., and shall be subject to the following provisions: a. Accessory to Primary Residence. Guest quarters may only be used in conjunction with a primary residence that contains a kitchen and may consist of detached structures or additions to primary structures. b. Size. Guest quarters shall be no larger than four hundred fifty square feet. c. Density and Development Standards. Guest quarters shall be consistent with density provisions and development standards of the underlying zone. For the purposes of calculating density in multi -unit residential zones, guest quarters will be considered an additional bedroom, accessory to the primary unit. The structure may not exceed four hundred fifty square feet and shall remain in an open floor plan (studio configuration). Planning Commission Resolution # 1002-20 CODE-0821-2019 Accessory Dwelling Unit and Junior Accessory Dwelling Unit Zoning Regulations Amendments Page 9 d. Zones in Which Guest Quarters May Be Allowed. Upon meeting the requirements in this Section, guest quarters may be established in the following zones: R-1, R-2, R-3, R-4, and 0, when the primary use on the site is a single -unit residential dwelling. e. Areas Prohibited. Guest quarters shall not be allowed on nonconforming lots. Guest quarters shall not be established in any condominium or planned development project unless specifically addressed in the planned development ordinance as adopted or amended, or any mobile home subdivision or trailer park. Guest quarters shall not be allowed on lots with an existing accessory dwelling unit. f. Owner Occupancy. The property must be occupied by the property owner as the owner's primary place of residence. If a property can no longer be occupied as the owner's primary place of residence, the guest quarters may continue to be used as habitable space (e.g., office, pool house, art studio) but can no longer be used as overnight sleeping quarters. g. No Separate Rental. Guest quarters may not be rented separately from the primary dwelling unit. h. No Kitchen Facilities. No facilities meeting the definition of a "kitchen" as defined in Chapter 17.158 (General Definitions) may be installed and plumbing shall be provided for bathroom use only. No plumbing may be provided to "wet bars," dishwashers, or any features that could be used for a kitchen. Plans approved for construction of guest quarters shall not include countertops or plumbing designed for subsequent installation of sinks, dishwashers, garbage disposals, or any other features consistent with the definition of a "kitchen." 4. Procedure Requirements. Prior to filing building plans with the City Building Division, the following shall be met: a. Architectural Review Required. All requests shall be reviewed for consistency with the City's Community Design Guidelines and this Section. The Director shall determine, upon receiving a complete application, whether the project shall be forwarded to the Architectural Review Commission for review. All new development projects within historic districts or within properties that contain designated historic structures shall be referred to the cultural heritage committee to be reviewed for consistency with Secretary of Interior standards for treatment of a historic property. b. Application Contents. A guest quarters permit shall be approved by the Director prior to the submittal of documents requesting construction approval. No additional application fees for architectural review shall be required. c. Owners Agreement with the City. Prior to the issuance of construction permits, a covenant agreement shall be recorded that discloses the structure's approved floor plan and status as "guest quarters," which cannot be used as an independent dwelling unit, and may only be used in conjunction with the primary residence that contains a kitchen. This agreement shall be recorded in the office of the county recorder to provide constructive notice to all future owners of the property. The covenant agreement also may contain authorization for annual inspections, and to allow the City upon reasonable time and notice to inspect the premises for compliance with the agreement and to verify continued compliance with requirements of this Section and Health and Safety codes. If a property can no longer be occupied as the owner's primary place of residence, the guest quarters may continue to be used as habitable space (e.g., office, pool house, art studio) but shall no longer be used as overnight sleeping quarters. 5. Conversion of Guest Quarters to an Accessory Dwelling Unit. A legally established guest quarters may either be retained in its configuration or be converted to an accessory dwelling unit in compliance with the provisions of this Chapter; however, only one accessory dwelling unit or guest quarters is allowed per property. Planning Commission Resolution # 1002-20 CODE-0821-2019 Accessory Dwelling Unit and Junior Accessory Dwelling Unit Zoning Regulations Amendments Page 10 17.70.120 - Lot Coverage A. Purpose and Application. As defined in Chapter 17.158 (General Definitions), lot coverage is the ratio of the total area of a lot covered by the footprint of all structures to the net lot area, typically expressed as a percentage of the total lot area, including all buildings, decks, balconies, porches, accessory structures and accessory dwellings, and similar architectural features. Maximum coverage shall be as provided in the specific property development standards for the various zones in Chapters 17.12 through 17.64, inclusive. Figure 3-10: Lot Coverage -------------------------------------- 100 ft. balcony off second floor I 1 0 50 s.f. j hard surface I j not included Ll I - — breezeway ! 100 s.f. j 1' 1111raof eave not included l.__.------._..._.._.._.._.._.. _.._.__..._.._.. lot area = 8,000 square feet structures = 2,100 square feet lot coverage = 26% B. Excluded from Lot Coverage. The following structures shall be excluded from the lot coverage calculation: 1. Uncovered decks, porches, landings, balconies, and stairways that are 30 inches or less in height, as measured from the adjacent existing grade. Figure 3-11: Decks Excluded from Coverage IL ,�— Not included Included in in coverage coverage Planning Commission Resolution # 1002-20 CODE-0821-2019 Accessory Dwelling Unit and Junior Accessory Dwelling Unit Zoning Regulations Amendments Page 11 2. Roof eaves which project 30 inches or less from the structure are not included in the determination of coverage. 3. Swimming pools and hot tubs that are not enclosed in roofed structures or decks. 4. One small, non -habitable accessory structure under 120 square feet and under seven feet high. Any additional structures above quantity of one shall be included in lot coverage. 5. Up to 409 800 square feet of an accessory dwelling unit. Any additional square footage of an accessory dwelling unit shall be included in lot coverage. Planning Commission Resolution # 1002-20 CODE-0821-2019 Accessory Dwelling Unit and Junior Accessory Dwelling Unit Zoning Regulations Amendments Page 12 17.156.004 — A Definitions Accessory Dwelling Unit (ADU). An attached or detached dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or exisfincl Primarvresidence sipg�e unit dwe". An ADU includes permanent provisions for living, sleeping, eating, cooking and sanitation on the same lot as asincL[e-fannily or multifamily structure is or will be situated#&p4ma"p it. An ADU may be structured as one efficiency unit, as defined in of the Health and Safety Code Section 17958.1, and/or (2) a manufactured home, as defined in of the Health and Safety Code Section 18007, among other formats. Assessefy 9we4" , �iia} r_nni ��yj hir�f�snnrimani nvi+finn cn�nn of hhn c�nnle unit e!4 „�' or existing aGGW&" e}rim, n� ' `�'�" 17.156.022 — J Definitions Resod- Junior Accessory Dwelling Unit JADLI . A unit that is no more than 500 square feet in size and contained entire[ within a si ngt:ta�n residence. A i unior accessoU dwelling unit may include separate sanitation facilities or may share sanitation facilities with the existing structure.