Leading the Pack
ADUs in Los Angeles County: Why is San Fernando Leading the Pack?
Los Angeles County, California, faces a critical housing shortage. To combat this issue, the development of Accessory Dwelling Units (ADUs) is gaining momentum. These secondary housing units, often called "granny flats" or "backyard homes," offer a way to increase density without significantly altering the existing neighborhood character. While ADUs are being embraced throughout the county, the City of San Fernando appears to be "leading the pack" in their adoption. This article explores the factors contributing to San Fernando's ADU boom.
ADUs in Los Angeles County: An Overview
Accessory Dwelling Units (ADUs) provide a solution to the housing crisis in Los Angeles County. An ADU is defined in the Los Angeles Municipal Code as "an attached or detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence." 1 They can be attached to the main house, detached structures, or converted from existing spaces like garages2. ADUs can vary in form, from converted garages to standalone construction. They often comprise living, sleeping, cooking, and bathroom facilities2. Homeowners construct ADUs for various reasons, including rental income, providing additional housing for family members, and creating flexible spaces3. Los Angeles County permits ADUs on most residentially zoned lots, including multi-family properties, which allows for the potential of multiple ADUs on a single property4.
To ensure safety and compliance, ADUs in Los Angeles County must adhere to specific regulations, including:
Los Angeles County Regulations
Size limitations
Generally limited to 1,200 square feet, but may vary based on lot size and ADU type.
Height limitations
Attached ADUs can be up to 25 feet or the height limit of the primary dwelling, whichever is lower. It is allowed to reach 16 feet in all cases5.
Zoning
Allowed in any zone that allows for residential use.
Building codes
Must comply with all applicable Zoning, Building, and Residential Codes.
Solar panels
Required for newly constructed, detached ADUs.
Parking
Exempt from parking requirements if located within one-half mile of public transit or part of a garage conversion. If converting an existing garage into an ADU, two spots need to be maintained for the existing residence4.
Setbacks
Must maintain a minimum setback of 4 feet from the side and rear property lines.
Sprinkler system
Required for ADUs exceeding 1,200 square feet2.
Interior space
Minimum requirements include 70 sq ft for living room/bedroom, 50 sq ft for kitchen, and 30 sq ft for bathroom6.
Permitting authority
ADU permits in unincorporated areas are issued by the Los Angeles County public works department7.
Furthermore, California law has eliminated owner occupancy requirements for ADUs permitted between January 1, 2020, and January 1, 20256. This change has significant implications for ADU development and rental opportunities throughout Los Angeles County, as it allows homeowners to build ADUs and rent them out without having to live on the property.
ADUs in the City of San Fernando
San Fernando, a city within Los Angeles County, has shown a strong commitment to ADUs. Over 33,785 ADUs have been built in Los Angeles County, indicating a growing trend in the region8. The city's ADU regulations are similar to the county's, but some key differences and local initiatives may be contributing to its ADU success.
San Fernando ADU Regulations
San Fernando has adopted ADU regulations that are largely aligned with state law, creating a favorable environment for ADU construction. These regulations include:
San Fernando Regulations
Size
ADUs can be as large as 1,200 square feet.
Minimum lot size
No minimum lot size restrictions.
Number of ADUs
Single-family homes can generally have one ADU and one JADU9.
Height
ADUs can be one story and 16 feet in height.
Setbacks
Attached and detached ADUs require 4-foot setbacks from side and rear property lines. A new ADU must be at least 6 feet away from the existing house10.
Parking
Conversion ADUs and JADUs typically don't require parking11.
Short-term rentals
Permitted for less than 30 days10.
Watch-outs
Homeowners should be aware of potential utility easements and FEMA flood zones9.
San Fernando's ADU Advantage
While precise data on ADU permits and construction in San Fernando and unincorporated Los Angeles County was not readily available, several factors suggest why San Fernando might be "leading the pack":
Proactive policies: San Fernando actively encourages ADU development, recognizing their potential to address housing needs. The city council amended its municipal code in 2017 to streamline ADU regulations and align with state laws12. This proactive approach demonstrates the city's commitment to facilitating ADU construction.
Streamlined permitting: While specific details on San Fernando's permitting process were not found, efficient permitting is often cited as a key factor in ADU success7. It is likely that San Fernando has taken steps to streamline its ADU permitting process, making it easier for homeowners to obtain the necessary approvals.
Housing needs: San Fernando, like many cities in California, faces a housing affordability crisis. ADUs offer a way to create more affordable housing options and increase density without significant changes to existing neighborhoods13.
Population stability: Data suggests a correlation between ADU development and stable populations in cities that approve the most ADUs14. This correlation could indicate that ADUs help retain residents by providing more housing options and affordability.
Quantitative evidence: Although limited, some data supports San Fernando's leading position in ADU adoption. In 2018 and 2019, San Fernando had 158 ADU permits issued, representing 55% of the total permits issued in the top 10 cities in Los Angeles County11. This suggests that San Fernando is approving ADUs at a higher rate than many other cities in the county.
Incentives and Programs
Homeowners in San Fernando can access the CalHFA ADU Grant Program through CCEDA15. This state-level program provides up to $40,000 to help homeowners with pre-development and non-recurring closing costs associated with ADU construction16. The grant can be used to cover various expenses, including feasibility reports, architectural designs, permit management, impact fees, property surveys, energy reports, soil tests, site preparation, and utility connections15. This financial assistance can significantly reduce the upfront costs of ADU development, making it a more feasible option for homeowners in San Fernando.
Demographics and Housing Needs
San Fernando has a population of approximately 24,000 residents, with a median age of 35.8 and a median household income of $70,95017. The city is predominantly Hispanic, with a significant foreign-born population17. Interestingly, renters in San Fernando are predominantly in the 15-24 age group, while owners are mostly in the 55-59 age group18. This demographic trend highlights a potential generational gap in housing needs. ADUs could play a crucial role in bridging this gap by providing more affordable housing options for younger residents while allowing older homeowners to generate rental income or accommodate family members.
News and Articles on ADU Development in San Fernando
Recent news articles underscore San Fernando's commitment to ADUs. An article in The Real Deal reported that San Fernando has 70 ADUs for every 1,000 existing housing units, significantly higher than the county average of 22 per 1,00014. This statistic emphasizes San Fernando's success in promoting ADU construction.
Another article in the San Fernando Sun discussed the city council's efforts to further encourage housing development, including ADUs, through a proposed "mixed-use overlay zone" that would allow housing on commercial properties19. This initiative demonstrates San Fernando's ongoing commitment to increasing housing supply and affordability.
Conclusion
While further research is needed to definitively quantify San Fernando's ADU leadership, the available information suggests that the city's proactive policies, streamlined permitting, and potential community engagement have created an environment conducive to ADU development. By embracing ADUs, San Fernando is taking significant steps to address its housing needs and provide more affordable housing options for its residents. The city's experience can serve as a valuable example for other communities in Los Angeles County and beyond seeking to leverage ADUs as a solution to the housing crisis.
Several key factors contribute to San Fernando's likely leadership in ADU adoption:
Proactive ADU policies: The city council's amendment of the municipal code in 2017 to streamline ADU regulations demonstrates a commitment to facilitating ADU construction.
Streamlined permitting processes: While specific details were not available, efficient permitting is crucial for ADU success, and San Fernando likely has taken steps to simplify the approval process.
Addressing housing needs: ADUs offer a viable solution to San Fernando's housing affordability crisis by creating more housing options and increasing density without major disruptions to existing neighborhoods.
Potential for population stability: The correlation between ADU development and stable populations suggests that ADUs can help retain residents by providing more housing choices and affordability.
Access to financial incentives: The availability of the CalHFA ADU Grant Program through CCEDA provides financial assistance to homeowners in San Fernando, making ADU construction more affordable.
San Fernando's ADU success has broader implications for other communities facing housing challenges. By demonstrating the viability of ADUs as a housing solution, San Fernando encourages other cities to adopt similar policies and strategies. Further research and exploration of ADUs are essential to fully understand their potential to address the housing crisis in California and beyond.
Works cited
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2. ADU Laws and Regulations in Los Angeles - 2024 - Steadily, accessed December 22, 2024, https://www.steadily.com/blog/adu-laws-regulations-los-angeles
3. Accessory Dwelling Unit (ADU) - Los Angeles County Assessor, accessed December 22, 2024, https://assessor.lacounty.gov/homeowners/adu
4. What Is an ADU? A Guide To Accessory Dwelling Units in Los Angeles [Updated 2024], accessed December 22, 2024, https://www.greatbuildz.com/blog/los-angeles-adu-accessory-dwelling-unit/
5. Understanding ADU regulations in Los Angeles - Cover, accessed December 22, 2024, https://buildcover.com/adu-rules/los-angeles-ca
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7. ADU Permit in Los Angeles: How it Works and How Long it Takes - Maxable, accessed December 22, 2024, https://maxablespace.com/adu-permit-in-los-angeles/
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11. City of San Fernando ADU Regulations and Requirements - Symbium, accessed December 22, 2024, https://symbium.com/research/california-adu/sanfernando
12. ci.san-fernando.ca.us, accessed December 22, 2024, https://ci.san-fernando.ca.us/wp-content/uploads/2021/02/PPC-Packet-02-08-2021.pdf
13. How ADUs Are Positively Changing LA's Housing Market in 2024 - Levi Design Build, accessed December 22, 2024, https://leviconstruction.com/how-adus-are-changing-las-housing-market-2024/
14. LA County Leads the Nation in “Granny Flat” Construction - The Real Deal, accessed December 22, 2024, https://therealdeal.com/la/2024/07/31/la-county-leads-the-nation-in-granny-flat-construction/
15. ADU Program – CCEDA - California Community Economic Development Association, accessed December 22, 2024, https://cceda.com/programs/adu/
16. ADU for Lenders | ADU Grant | CalHFA - CA.gov, accessed December 22, 2024, https://www.calhfa.ca.gov/adu/lender/index.htm
17. San Fernando, CA - Data USA, accessed December 22, 2024, https://datausa.io/profile/geo/san-fernando-ca
18. San Fernando - Pre-Certified Local Housing Data - CA.gov, accessed December 22, 2024, https://scag.ca.gov/sites/main/files/file-attachments/san-fernando-he-0421.pdf?1620768798
19. San Fernando City Council Continues Public Hearings on Proposed Housing Ordinance, accessed December 22, 2024, https://sanfernandosun.com/2024/12/04/san-fernando-city-council-continues-public-hearings-on-proposed-housing-ordinance/
