Accessory Dwelling Units (ADUs), Junior Accessory Dwelling Units (JADUs)

(Program 8 of the 2021-2029 Housing Element)

The City of La Cañada Flintridge recognizes the importance of a livable, attractive, and cost-effective construction of new residential units. One way to accomplish this is by constructing additional residential units on lots with existing or proposed single-family or multi-family dwellings. These units are called Accessory Dwelling Units (ADUs) or Junior Accessory Dwelling Units (JADUs), also informally known as “granny flats,” “in-law units,” “backyard cottages,” and more.
On February 6, 2024, the City adopted the Accessory Dwelling Unit Ordinance No. 519 in compliance with state mandate. This ordinance amended Code Section 11.33 outlining local development standards and requirements for ADUs and JADUs.

What is an Accessory Dwelling Unit (ADU)?

ADUs are attached or detached independent dwelling units on the same lot as an existing or proposed primary residence, providing complete living, sleeping, eating, cooking, and sanitation facilities and includes a separate exterior access.

What is a Junior Accessory Dwelling Unit (JADU)?

JADUs are units that are no more than 500 square feet and contained entirely within an existing or proposed primary residence. They include their own separate sanitation facilities or share with the existing or proposed primary residence and include an efficiency kitchen.

Some popular forms of ADU’s and JADU’s are shown below:

Can I build an ADU/JADU?

An ADU or JADU can be built on any lot in the R-1, R-3, Residential Planned Development (RPD), Public and Semi-Public, Mixed-Use, or DVSP zones (Residential or Mixed-Use land use districts). You can check your property’s zoning here.

Steps to permit an ADU or JADU:

The City has moved to an online permit application system named ConnectLCF that must be utilized to apply for your building permit. You may also pay your fees, go through plan checks, print your issued permit online, and schedule inspections. The applicant can also view the permit’s current status.
Step-by-Step: How to apply for and obtain your ADU or JADU permit

1. Planning/Zoning Review (Optional)

a. Set up an appointment with Planning Division staff to review your ADU concept and to confirm that it meets all current Zoning standards. The property must be on a lot within a Residential or Mixed-Use land use district.

2. Prepare Plans

a. Plans:

i. After confirming that your ADU concept meets all current Zoning, we advise that you work with an experienced professional to prepare the construction plans. Inaccurate or incomplete plans may cause delays or denial of a building permit.

ii. In addition to the online application, site plan, floor plan, and elevations, please confirm that the plans include the below requirements, if applicable:

1. Property Line Survey:

a. Required for the conversion or new construction of an ADU or JADU with a setback of 5 feet or less from the property line. Since the City was generally developed decades before the advent of precise measuring tools, legal property lines often do not match existing “property line” fencing. Staff need to verify that structures are entirely located on the correct parcel.

2. Fires Sprinklers:

a. Sprinklers are required for an ADU or JADU if they are required in the primary residence.

3. Sewage Connection:

a. If public sewers are available on the lot, the ADU or JADU must be connected to the sewer service.

b. If connection to the public sewer is not feasible, approval from the LA County Dept. of Public Health shall be provided prior to permit issuance.

4. Utilities:

a. The ADU may have wet and dry utilities separate from the primary dwelling.

5. Addressing:

a. ADUs and JADUs may have separate addresses from the primary residence. A request for a new address may be submitted concurrently with the building permit application. In order to comply with the standard addressing system and for public safety purposes, if the primary address for the property is 1234 Main Street, the ADU/JADU address will be 1234 Main Street, Unit A. If necessary a secondary ADU address would be 1234 Main Street, UnitB.

3. Submit Plans to Building and Safety

a. When the plans are ready to submit, you can register at ConnectLCF. For more information, please visit the City’s Building and Safety website.

b. A building permit application does not include mechanical, electrical, or plumbing work. Separate trade permits are required for each.

c. A grading permit may be required depending on the project. Speak to the Building and Safety Division staff to learn more.

d. Retaining walls utilized to create a pad for the ADU may require a separate permit. Speak to Planning & Building and Safety Divisions to find out more.

e. A demolition permit is required if a complete structure demolition is necessary to accommodate the ADU.

f. Timing:

i. Existing Single Family or Multi-Family Dwelling on the Lot: 60 days for approval or denial from the date the application is deemed complete.

ii. Proposed Single Family or Multi-Family Dwelling on the Lot: the City may delay action on the ADU/JADU permit until it acts upon the main dwelling permit.

iii. Invoiced plan check fees must be paid prior to the start of plan check.

iv. If plan check approval is required from an outside agency, such as the LA County Fire Department or LA County Department of Public Health, the City cannot guarantee the timing of these approvals.

4. Plan Check

a. Once the plans are successfully submitted and invoiced plan check fees are paid, Building & Safety will begin the Plan Check process. All City departments, including Building & Safety, Planning, and Public Works, will review the plans for consistency with all applicable standards.

b. The City does not route plans to outside agencies. Building and Safety will provide an “Agency Referral” list as part of the screening process. The Applicant is responsible for obtaining approvals from outside agencies and submitting them to the Building and Safety Division before permit issuance.

5. Obtain Permit

a. Once your plans are deemed approved by all departments, the building permit applicant will receive an email notification to pay for applicable permit fees and download the permit from ConnectLCF.

b. Fees:

i. The City charges fees prior to plan check and prior to permit issuance.

ii. School impact fees are generally required when your ADU exceeds 500 square feet of new floor area. If your property is within the Glendale Unified School District, the school impact fees are paid directly to the school district, and you must provide a copy of the receipt to Building and Safety. If within the La Cañada Unified School District, the City collects the school impact fee on behalf of the La Cañada Unified School District.

6. Construction & Inspection

a. The contractor should coordinate directly with Building and Safety staff to schedule and finalize all inspections and obtain the unit’s Certificate of Occupancy.

Development Standards for ADUs and JADUs

ADUs and JADUs are subject to the regulations and development standards of Chapter 11.33 in La Cañada Flintridge’s Municipal Code. Please review the following ADU/JADU development standards: