The purpose of this article is to implement the requirements of the Government Code and provisions of the General Plan Housing Element that encourage the production of affordable housing by expanding housing opportunities for all economic segments of the community. (Ord. 1244, §6, adopted 2024; Ord. 1258, §3, adopted 2025)

Junior accessory dwelling units (JADUs) shall be ministerially permitted in zoning districts that allow single-family dwelling units as permitted uses, in compliance with Government Code sections 66333 through 66339, the requirements of this section, and all other requirements of the applicable zoning district. The Department shall approve or deny an application to create a JADU within sixty (60) days from the date it receives a completed application if there is an existing single-family dwelling on the lot. For the purposes of constructing a JADU, attached garages are part of a single-family dwelling.

A.    Permit Requirements and Fees: Construction permits (including, but not limited to, a building, electrical, or mechanical permit) shall be required to establish a JADU. A JADU shall not be considered a separate or new dwelling unit for purposes of applying building codes, fire codes, well and septic requirements, or collection of impact fees.

B.    Timing: A JADU may be established after or concurrently with the single-family residence.

C.    Development Standards:

1. Number of Units: One JADU is allowed per lot, within a single-family residence.

2. Unit Size: The floor area of a JADU shall not exceed five hundred (500) square feet. If the bathroom is shared with the single-family residence, it shall not be included in the floor area.

3. Location: A JADU shall be created from space in an existing, fully permitted, or proposed single-family dwelling or garage attached to the single-family residence.

4. Access: A separate, exterior entrance to the JADU shall be provided.

5. Bathroom: If a permitted junior accessory dwelling unit does not include a separate bathroom, the permitted junior accessory dwelling unit shall include a separate entrance from the main entrance to the structure, with an interior entry to the main living area.

6. Kitchen: A JADU shall include an efficiency kitchen. The efficiency kitchen must be removed when the JADU use ceases.

7. The owner of a Junior Accessory Dwelling Unit that was built before January 1, 2020, may submit an application to the Building Official requesting that correction of any violation of building standards be delayed for five years. For purposes of this Section, “building standards” refers to those standards enforced by permitting agencies under the authority of Section 17960 of the California Health and Safety Code.

a. The Building Official shall grant the application if the Building Official determines that enforcement of the building standard is not necessary to protect health and safety. In making this determination, the Building Official shall consult with the Fire Marshal.

b. Any notice to correct a violation of a building standard that is issued to the owner of a Junior Accessory Dwelling Unit built before January 1, 2020, shall include a statement that the owner has a right to request a delay in enforcement of the building standard for a Junior Accessory Dwelling Unit pursuant to this Section.

c. The City shall not impose impact fees or connection or capacity charges for JADUs legalized under this Section.

D.    Use Restrictions:

1. JADUs may be rented but shall not be sold separate from the single-family residence.

2. JADUs may not be rented for periods of less than thirty (30) days.

3. The owner of the property must reside in either the single-family home or the newly created JADU. Owner-occupancy shall not be required if the owner is another governmental agency, land trust, or housing organization.

4. Deed Restriction: The property owner shall record a deed restriction that:

a) Includes a prohibition on the sale of the junior accessory dwelling unit separate from the sale of the single-family residence, including a statement that the deed restriction may be enforced against future purchasers; and

b) Specifies that the deed restriction runs with the land and is enforceable against future property owners; and

c) Restricts the size and attributes of the JADU to those established by this section and Government Code section 66333; and

d) Makes the City of Ukiah a third-party beneficiary of the deed restriction with the right to enforce the provisions of the deed restriction. (Ord. 1244, §6, adopted 2024; Ord. 1258, §3, adopted 2025)