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Accessory Dwelling Unit
Accessory Dwelling Units (ADUs) offer benefits that address common development barriers such as affordability and environmental quality. They are a critical form of infill-development that can offer market-rate and affordable housing choices within existing neighborhoods. ADUs are a powerful type of housing unit because they allow for different uses, and serve different populations ranging from students and young professionals to young families, people with disabilities and senior citizens. By design, ADUs are more affordable and can provide additional income to homeowners. At the City of Pismo Beach, we encourage the development of ADUs to make more efficient use of existing infrastructure, contribute to the community's housing stock, and provide for greater occupational, household type, and income-level diversity within neighborhoods, while also protecting coastal resources.
Types of ADUs
What is a Detached ADU?
A "detached ADU" is an accessory dwelling unit that does not share a common wall with the primary unit and is not a junior accessory dwelling unit (PBMC17.38.155,17.117.030).
What is an Attached ADU?
An "attached ADU" is an accessory dwelling unit that shares at least (1) common wall with the primary unit; and is not fully contained within the existing space of the primary unit (PBMC17.38.155,17.117.030).
What is a Conversion ADU?
A "conversion ADU" is a conversion of any portion of a legal accessory structure, or a single-family dwelling, or a garage no more than 150 SF (PBMC17.38.155,17.117.030).
- COASTAL ZONE MAP
- 1983 ZONING CODE
- 1998 ZONING CODE
- BUILDING CODE PROCESS
- APPLICATIONS & FEES SCHEDULE
Which Zoning Code is my property subject to?
If your property is below the Coastal Zone Boundary line (shown below in red), you are subject to the 1983 Zoning Code Standards for Accessory Dwelling Units. If above the Coastal Zone Boundary line, you are subject to the 1998 Zoning Code Standards for Accessory Dwelling Units.
Permit Requirements
ADUs or JADUs are permitted with approval of either a zoning clearance or consistent with Municipal Code 17.121.100, or a coastal development permit, consistent with Municipal Code 17.124.030.
| 1983 Zoning Code | |||
|---|---|---|---|
Zoning Clearance | Administrative Coastal Development Permit | Building Permit | |
| Inside Coastal Appeal Zone | Required | Required | |
| Inside Coastal Zone, Non-Appealable | Required | Required |
*Applications that are subject to ministerial review must be approved, or a notice of deficiency sent within sixty (60) days of receipt of a completed permit application, which includes all items required for either zoning clearance or coastal development permit and for a building permit. Prior to issuance of a building permit for an ADU or JADU, the applicant shall pay all applicable fees (PBMC 17.117.050).
Submittal Checklist
Planning Applications & Fee Schedule
Building Permit Application
Permit Requirements
ADUs or JADUs are permitted with approval of either a zoning clearance or consistent with Municipal Code 17.42.020, or a coastal development permit, consistent with Municipal Code 17.03.020.
| 1998 Zoning Code | |||
|---|---|---|---|
| Zoning Clearance | Administrative Coastal Development Permit | Building Permit | |
| Outside Coastal Zone | Required | Required |
*Applications that are subject to ministerial review must be approved, or a notice of deficiency sent within sixty (60) days of receipt of a completed permit application, which includes all items required for either zoning clearance or coastal development permit and for a building permit. Prior to issuance of a building permit for an ADU or JADU, the applicant shall pay all applicable fees (PBMC 17.38.155).
Submittal Checklist
Planning Applications & Fee Schedule
Building Permit Application
Building Permit Application Process
Following planning approval, a Building Permit is required, consistent with the California Residential Code. If concurrent review is desired, please inform your planner and submit a complete package to permits@pismobeach.org.
Complete Package Submittal Requirements
- Minimum Submittal Requirements
- Building Application
- Complete set of building plans
- Structural Observation Report Form
- Special Inspection Form
- Soils Report & Soils Letter
- T-24 Documentation
Submittal Checklist
- JADU
- Must be entirely within footprint of original home
- Must have a minimum efficiency kitchen with cooking and sanitation
- May share a restroom and laundry facilities
- Must have separate entrance
- Not considered a separate dwelling for purpose of building code or fire separation.
- ADU
- Maximum of 1200 square feet
- Must have a minimum efficiency kitchen with cooking and sanitation
- Must have its own bathroom
- May share laundry facilities in a common area
- Must have a separate entrance
- Must have a separate address
- Requires a one hour fire separation between the ADU and primary residence
- Separate electrical meter not required, but must have access to disconnecting means
Planning Applications & Fee Schedule
Planning Fees Breakdown
- Outside Coastal Zone
- Zoning Clearance: $160
- Digital Archive Services - Laserfiche (3% of permit fee)
- Coastal Appeal Zone
- Administrative Coastal Development Permit: $673
- or Administrative Coastal Development Permit (SFR addition less than 25% of existing floor area): $260
- Digital Archive Services - Laserfiche (3% of permit fee)
- Mailing Service Fee (Applies when an application requires noticing): $207
- Coastal Zone, Non-Appealable
- Administrative Coastal Development Permit: $673
- or Administrative Coastal Development Permit (SFR addition less than 25% of existing floor area): $260
- Digital Archive Services - Laserfiche (3% of permit fee)
- Mailing Service Fee (Applies when an application requires noticing): $207
Development Standards
Does your ADU meet the development standards of the Pismo Beach Municipal Code?
ADU Development Standards Checklist
What is an ADU?
- An "accessory dwelling unit" or "ADU" means an attached or detached residential dwelling unit that provides complete independent living facilities for one (1) or more persons, and provides permanent provisions for living sleeping, eating, cooking, and sanitation on the same parcel as the primary unit (PBMC 17.38.155, 17.117.030).
What is a JADU?
- A "junior accessory dwelling unit" or "JADU" means an accessory dwelling unit no more than five hundred (500) square feet in size and contained entirely within a single-family residence. JADUs shall include independent provisions for living, sleeping, eating, and cooking (area meeting the definition of an efficiency kitchen but not a standard kitchen), and separate sanitation facilities, or shared sanitation facilities within the primary unit (PBMC 17.38.155, 17.117.030).
What's the difference between a Conversion ADU and a JADU?
- A "conversion ADU" is a conversion of any portion of a legal accessory structure, or any portion of a single-family dwelling, or any garage for the purpose of creating an ADU (attached or detached) with complete independent living facilities which can include additions of no more than one hundred fifty (150) square feet. A "JADU" is no more than five hundred (500) square feet and contained entirely within a single-family residence (PBMC 17.38.155, 17.117.030).
What is a New Construction ADU?
- A "new construction ADU" means any ADU that does not meet the definition of a conversion ADU (PBMC 17.38.155, 17.117.030).
Am I required to provide parking for an ADU? A JADU?
- If the ADU is located west (oceanside) of Highway 101, parking is required. A JADU does not require additional parking.
Can I rent an ADU or JADU?
- An ADU or JADU may be rented separate from the primary residence (PBMC 17.38.155, 17.117.040).
Are short-term rentals allowed at an ADU or JADU?
- In no case shall a short-term rental use of less than thirty (30) days be permitted in JADUs or ADUs. The units shall be occupied for terms longer than thirty (30) days (PBMC 17.38.155, 17.117.080).
Can I sell an ADU or JADU?
- The dwelling unit may not be sold or otherwise conveyed separate from the primary unit (17.117.040 & 17.117.080).
- Exception. An ADU can be sold or conveyed separately from the primary residence to a qualified buyer if the property was built or developed by a qualified nonprofit corporation and all provisions of California Government Code Section 65852.26 are met (PBMC 17.38.155, 17.117.080).
Do I need to live on the property to build an ADU or JADU?
- Owner Residency. Unless owned by a government agency, land trust, or public or nonprofit housing organization, the property owner shall permanently reside, as evidenced by a homeowner's property tax exemption, on the parcel in either the primary unit, ADU, or JADU (PBMC 17.38.155, 17.117.080).
Do I need a Building Permit?
- Yes. A Building Permit is required. Visit www.pismobeach.org/building for additional materials.
What fees are required?
- Fees are dependent on the type of project being permitted. Fees tend to be job specific. If you wish to get an estimate specific to your project, please call the office at (805) 773-7040.
Is solar required?
- Solar is only required for newly constructed detached units.
Are sprinklers required?
- Yes, only if the primary residence has or is required to have sprinklers.
Do I need a separate water / gas / electrical meter?
- No separate meters are required.
Is fire separation required between the main residence and the ADU?
- Yes. Fire separation is required between the ADU and the primary residence. Fire separation is not required between a JADU and the primary residence.
What is an efficiency kitchen?
- An efficiency kitchen is a limited kitchen facilities including a sink, a refrigerator, small electric kitchen appliances that do not require electrical service greater than one hundred twenty (120) volts, an appropriately sized food preparation counter, and storage cabinets. Full-sized electric, gas, or propane cooking appliances are not allowed in an efficiency kitchen (PBMC 17.38.155, 17.117.030).