When planning an ADU in Los Angeles, it's essential to consider both California state laws and Los Angeles-specific ordinances. While California state laws provide a baseline for ADU construction to increase housing availability, the City of Los Angeles has added additional layers of regulations, allowing some flexibility and restrictions based on local needs. Let's dive deeper into how many ADUs are allowed, where they can be built, and key differences between state law and Los Angeles ordinances.
Number of ADUs Allowed on a Property
California state law and Los Angeles city ordinances both allow the construction of ADUs on properties with existing single-family or multifamily buildings. However, the specific number of ADUs allowed and the types of units permitted may vary slightly depending on local ordinances and property types.
California State Law
1. Single-Family Properties:
- One ADU (either attached or detached) is permitted.
- In addition to the primary ADU, a Junior ADU (JADU) is also allowed, typically converted from an existing part of the home (such as a bedroom or garage).
- Maximum of two ADUs (one full ADU and one JADU) are allowed on a single-family lot.
2. Multifamily Properties:
- At least one ADU, but potentially more, is allowed on multifamily lots.
- State law allows conversion of non-livable spaces (such as garages, storage rooms, basements, attics) into ADUs.
- Up to 25% of existing units can be converted into ADUs if the property has a significant number of non-livable spaces.
Los Angeles City Ordinances
1. Single-Family Properties:
- Similar to state law, Los Angeles allows one main ADU plus one JADU on single-family lots.
- The city may impose design standards to ensure neighborhood compatibility, especially in areas with unique architectural styles.
2. Multifamily Properties:
- Los Angeles generally follows state allowances for multifamily lots, permitting at least one ADU and potentially up to 25% of existing units as ADUs by converting non-livable spaces.
- Additional detached ADUs are allowed on multifamily properties, provided they meet the lot's size and setback requirements.
- The city permits ADUs up to a certain square footage (usually 1,200 sq ft for detached units) with specific restrictions based on zoning and neighborhood character.
ADU Placement and Design Areas
Los Angeles ordinances place specific restrictions on ADU placement, particularly in hillside areas and in neighborhoods with unique characteristics. Here's how the state and city requirements differ in terms of where ADUs can be built.
California State Law
- General Flexibility: California law applies statewide, allowing ADUs in most residential zones without stringent location restrictions.
- Transit Proximity: State law offers parking exemptions for ADUs located within half a mile of public transit.
- Environmental Considerations: Restrictions are limited to areas with significant environmental concerns (e.g., high fire zones), but in general, ADUs are permitted on most residential properties.
Los Angeles City Ordinances
- Specific Area Restrictions: Los Angeles has additional regulations to preserve the city's unique landscape and character.
- Hillside Areas: In hillside zones, ADUs are subject to stricter review processes to ensure safety and preservation of the natural landscape.
- Historic and Overlay Zones: Neighborhoods with Historic Preservation Overlay Zones (HPOZs) or specific design overlays may impose design restrictions to maintain architectural harmony with surrounding properties.
- Transit Proximity and Parking Requirements: The city aligns with state law in waiving parking requirements for ADUs located within half a mile of public transit; however, they may require additional parking in non-transit areas.
Size and Height Limitations
The size and height allowances for ADUs are defined by both state law and local ordinances, with Los Angeles sometimes setting more restrictive limits to ensure ADUs complement neighborhood aesthetics.
California State Law
- Size Limitations: ADUs can be up to 1,200 square feet, regardless of the property's size, and JADUs are capped at 500 square feet.
- Height Limitations: Detached ADUs are typically allowed up to 16 feet in height; however, some flexibility exists for taller ADUs if they are in transit-rich areas or meet other criteria.
Los Angeles City Ordinances
- Size Restrictions by Zone: While Los Angeles permits ADUs up to 1,200 square feet in many areas, it sometimes restricts size further based on lot size, zone, and neighborhood character.
- Attached ADUs: Limited to 50% of the primary residence's floor area, up to a maximum of 1,200 sq ft.
- Height Variances: Standard height limits of 16 feet apply to detached ADUs, though properties in specific transit-rich areas may qualify for higher allowances (up to 25 feet in some cases).
ADU Regulations Comparison
| Category | California State Law | Los Angeles City Ordinances |
|---|---|---|
| Single-Family ADUs | Allows 1 ADU + 1 JADU | Allows 1 ADU + 1 JADU; may impose stricter design standards |
| Multifamily ADUs | Allows conversion of non-livable spaces, up to 25% of existing units | Similar allowances, plus potential for detached ADUs on larger lots |
| Size Limits | Up to 1,200 sq ft for detached ADUs; JADUs max at 500 sq ft | Similar, but further restrictions may apply by zone, lot, or neighborhood |
| Height Limits | Generally 16 feet; up to 25 feet near transit areas | Aligns with state but may impose limits in specific areas |
| Placement Areas | Limited restrictions; parking waivers near transit | Additional restrictions in hillside, HPOZ, and overlay zones |
| Permit Approval | Streamlined 60-day process | Similar to state, but design review may add time in sensitive areas |
Our ADU Design Services
Our team specializes in creating ADU designs that meet both California state requirements and Los Angeles-specific ordinances. We handle every aspect of the process, from concept to construction, including:
- Consultation: We start by discussing your goals and understanding your property's zoning and potential.
- Custom Design: Our architects create a custom ADU design tailored to your property, needs, and neighborhood character.
- Permitting: We handle the complex permitting process, ensuring compliance with both state and Los Angeles-specific regulations.
- Construction: Our construction team brings your ADU vision to life with quality craftsmanship, attention to detail, and sustainable materials.
Ready to start your ADU project? Contact us today for a consultation!
Call Us: (310)754-0898,
Email Us: aduusa26@gmail.com