A.

This chapter establishes standards for junior accessory dwelling units (JADUs) consistent with Government Code Sections 66333—66339. These standards are intended to increase the supply of affordable housing options in Scotts Valley while maintaining the character and quality of life of residential neighborhoods.

B.

This chapter applies only to a proposed JADU as defined in Chapter 17.04 (Definitions). Standards for accessory dwelling units (ADUs) are found in Chapter 17.57 (Accessory Dwelling Units).

C.

It is the city's intent for this chapter to be consistent with state law as it is amended from time to time. In cases of conflict between this chapter and state law, state law governs.

(Ord. No. 16.142, § 70, 12-4-2024)

Creating a JADU requires city approval and issuance of a building permit. The city shall review and act on a permit application for a JADU in the same manner as required for an accessory dwelling unit. See Section 17.57.020 (Permitting Process).

(Ord. No. 16.142, § 70, 12-4-2024)

The standards in this section apply to all JADUs.

A.

Where Allowed.

1.

A JADU is permitted on a residential lot zoned for single-family dwellings with a single-family dwelling built, or proposed to be built, on the lot.

2.

A JADU is allowed on a lot that also contains a detached accessory dwelling unit as provided in Section 17.57.040 (State Exemption ADUs.) The JADU must be located within the single-family dwelling on the lot.

B.

Maximum Number. A maximum of one JADU is permitted per lot.

C.

Location Within Single-Family Dwelling. The JADU shall be contained entirely within the walls of an existing or proposed single family dwelling. For purposes of this section, enclosed uses within the dwelling, such as attached garages, are considered a part of the single-family dwelling.

D.

Entrance. The JADU shall include an exterior entrance separate from the main entrance to the single-family dwelling.

E.

Bathroom.

1.

A JADU must either:

a.

Contain its own full bathroom with a sink, toilet and shower and/or bath facilities; or

b.

Share use of a full bathroom located within the primary dwelling.

2.

A JADU that shares a bathroom with the primary dwelling must have an interior entry into the main living area of the primary residence.

F.

Kitchen.

1.

A JADU must contain, at a minimum, an efficiency kitchen with:

a.

A kitchen sink, refrigeration, and cooking appliances; and

b.

At least three linear feet of food preparation counter space and three linear feet of cabinet space.

2.

Cooking appliances may consist of either a permanent cook top and/or built-in oven, or a plug-in microwave oven, hot plate, and similar appliances intended for use on top of a countertop.

G.

Parking. Off-street parking is not required for a JADU.

H.

Fire Safety. For purposes of any fire or life protection ordinance or regulation, a JADU shall not be considered a separate or new dwelling unit.

I.

Utilities. For purposes of providing service for water, sewer, or power, including a connection fee, a JADU shall not be considered a separate or new dwelling unit.

(Ord. No. 16.142, § 70, 12-4-2024)

A.

Prior to occupancy of a JADU, the property owner shall file with the county recorder a declaration of restrictions containing a reference to the deed under which the property was acquired by the current owner. The deed restriction shall state that:

1.

The JADU shall not be sold separately from the single-family residence; and

2.

The JADU shall not exceed five hundred square feet of total floor area and shall comply with all standards in Section 17.58.030 (JADU Standards).

B.

The above declarations are binding upon any successor in ownership of the property. Lack of compliance shall be cause for code enforcement.

C.

The deed restriction shall lapse upon removal of the JADU established under this chapter.

(Ord. No. 16.142, § 70, 12-4-2024)