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abled and/or aging homeowners to stay in their neighborhoods and homes. Other benefits include providing a source of affordable housing, while maintaining the character of single-family neighborhoods, and providing a source of rental income to offset the cost of buying or owning a home. Unlike a duplex, an ADU is subordinate to the single-family dwelling in both function and design. An ADU may be completely within an existing single-family home, but doesn't have to be; a Junior Accessory Dwelling Unit/JADU must be completely within the walls of an existing single- family dwelling (i.e. bedroom) and has an entrance into the unit from inside the main dwelling and an entrance to the outside from the JADU. ADUs and JADUs are incidental to the primary dwelling and cannot be subdivided or sold separately. California Government Code Section 65852.2 (included in Exhibit B) provides for the development of ADUs and JADUs and establishes standards that local agencies can use in evaluating proposed accessory dwelling units. DISCUSSION SB 1069 and AB 2299 modify a jurisdiction's ability to regulate ADUs and AB 2406 allows jurisdictions the option to adopt JADU standards. As of January 1, 2017, unless a local jurisdiction adopts an ADU ordinance consistent with the new provisions in the Government Code, the local jurisdiction must comply with the new State standards without modification. By adopting ADU and JADU regulations for Pleasanton, the City is taking the opportunity to impose and/or offer flexibility to certain development review criteria. Specifically, parking, height, setbacks, floor area ratio (FAR), landscape, architectural review, and the maximum size of a unit are all permitted to be regulated by a local jurisdiction (see below for more detail). State Regulations for ADUs Below is a summary of the State's modified regulations and requirements contained in Government Code section 66582.2 for ADUs and the City's obligations for adhering to those regulations: City Regulation Limitations • The City must approve or deny ADUs through a ministerial process within 120 days of receiving a complete application for an ADU. Ministerial approvals of ADU applications are exempt from CEQA. • An ADU is an accessory use for the purposes of calculating allowable density under the General Plan and zoning district. However, if the addition of an ADU would exceed the maximum floor area ratio allowed for the lot, then the ADU would not be permitted. • The City can continue to require one of the units to be owner occupied and may prohibit short-term rentals (less than 30 days). • The City cannot require ADUs to provide fire sprinklers if fire sprinklers are not already required/installed for the existing primary residence or converted structure. • The City cannot impose requirements beyond those specified in State law. P16-1900, Accessory Dwelling Units Planning Commission Page 2 of 8