This is an example report. Each report is completed for the property's specific requirements and requests of the homeowner and/or their agent. Please notify us of any specific requests or questions during checkout.


ADU Property Report For [Example Property]


Homeowner Information:

Removed

Phone: Removed

Email: removed


Property Information:

Removed Removed

Property Zone: R-1

Lot Size: 8000 sqft | Home Size: 1469 sqft

Bedrooms: 4 | Bathrooms: 2.0



Report Summary


The property located at [ ADDRESS REMOVED ] is approximately 8,000 square feet and has an existing single family home of approximately 1,469 square feet. The home has 3 bedrooms and 2.0 bathrooms existing and is located in the R-1 residential zone.

The property would be allowed to add an ADU through new construction detached or attached and could also use existing space. The maximum allowable size for a new construction detached or attached ADU would be 800 square feet, the max allowable for the zone. The ADU could potentially be two stories, though if the ADU were proposed to be a single story unit (14 feet high or less), rear yard setbacks for the ADU may be reduced from 20 feet to 4 feet.

If the ADU build site is proposed to be located within 10 feet of an existing tree an addition tree preservation permit may be required. The project may be subject to additional building code standards due to it's location in a "High Fire Hazard Assessment Zone".

Please see the detailed findings below and schedule a follow up call to discuss the results and answer and questions you have about the information provided.

Property Information


Property Records

Address: [ REMOVED ]
City: Oakland
Property Zone: R-1
Lot Size: 8,000 sq. ft.
Home Size: 1,469 sq. ft.
Bedrooms: 4
Bathrooms: 2.0


Zoning & Permitting Requirements


City Planning Office Communication

2018-12-28 Caller: Hausable Team

Called: Planning Department (510) 215-4330


1.) Called and left a voicemail for the planner on duty for a call back about the general R-1 zone and the specific ADU requirements for the property.

2019-01-04 Caller: Hausable Team

Called: Planning Department (510) 215-4330


Following up with the building permits department about the requirements of the Wild Fire Assessment District.

-- The property is located in the "Wild Fire Assessment District." -- No impact from a planning perspective. The property is not in a S-9 slope district, which are the districts most impacted by the requirements of the Wild Fire Assessment District. Building code requirements may be impacted. Planner direct us to follow up with building department to inquire about any additional building code requirements.

2019-01-02 Caller: Hausable Team

Called: Planning Department (510) 215-4330


2.) Called back to the planner on duty and briefly discussed the property but was unable to get all required questions answered about the property. [ Was directed to call back to the main planning line for more complete information. ]

2019-01-02 Caller: Hausable Team

Called: Planning Department (510) 215-4330


3.) Called again to the main planning line at 510-238-3911. [ Left message, no response. ]

2019-01-03 Caller: Hausable Team

Called: Planning Department (510) 215-4330


4.) Called to the main planning line again, was connected with the planner on duty, Dora, who was able to answer primary questions about the property. See notes below.

2019-01-03 Caller: Hausable Team

Called: Planning Department (510) 215-4330


5.) Called building department at 510-238-3891. Left voicemail for the building code official on duty. [ Awaiting response. ]

2019-01-04 Caller: Hausable Team

Called: Planning Department (510) 215-4330


Notes from call returned 01/04/19:

1.) The property appears to have several options to establish a Category 2 ADU.

2.) Setbacks given the property's irregular shape remain those of the zone R-1 zone: Front - 20 feet, Side - 5 feet, Rear - 20 feet.

3.) Category 2 Unit - Reduced rear setbacks up to 4ft up to 50% coverage.

4.) Tree Preservation: A tree permit will be required if removing or doing the development within 10 feet of the base of the tree.

5.) The property is not in any historical district.

6.) The unit will need to be designed to be clearly subordinate to the primary home.

7.) The planner said that she does not believe that impact fees will apply to the project.

ADU Types Viable on the Property

The property would be allowed to add an ADU through conversion of existing space, or a new construction attached or detached unit. There is sufficient space on site to create a "Category 2" ADU, and this unit may be allowed to be created within the 20 foot rear yard setback, so long as at least 50% of the rear yard setback is preserved.

The ADU could be a maximum of 800 square feet based on the size of the existing home, though based on the area available within standard required setbacks and the irregular shape of the lot, it appears that a smaller unit of 400-600 square feet may be more reasonable to propose.



ADU Zoning Summary


ADU Quantity

A total of one primary dwelling Unit and one ADU Unit are allowed per lot.


ADU Type

Detached ADU, attached ADU, junior ADU allowed.

Category One: Located entirely within the building envelope of a One-Family Dwelling Facility or detached accessory structure legally in existence prior to January 1, 2017; involve no expansion of the existing structure; have independent exterior access; and side and rear setbacks are sufficient for fire safety.

Category Two: Involve construction of a new structure, or an exterior addition to an existing structure.


Lot Size

No minimum lot size, so long as the property is a legal lot of record.


ADU Size

Category One: No size restriction.

Category Two: May not exceed 800 square feet or 75% of the floor area of the existing Single-Family Dwelling, whichever is less.


Parking

If a covered parking structure is demolished to construct a ADU, the replacement parking may be located in any configuration (including covered, uncovered, tandem or mechanical lift).

Category One: No additional parking is required.

Category Two: No additional parking is required for ADUs located:
Within ½ mile of a bus stop, train station or, if appropriate, para-transit stop; or In a historic district; or Where on-street parking permits are required but not offered to the ADU occupant; or Within one block of a fixed car-share pick-up/drop-off spot.

For all other Category Two ADUs:

One parking space per unit required in zones other than S-11 and S-12.
In S-11, one space per bedroom, up to maximum of 2 per unit.
In S-12, one space per bedroom.

*** The property's location near public transit stations should exempt any ADU from additional parking requirements.


Setbacks

Category One: No setback restrictions, other than those sufficient for fire safety.

Category Two: A detached ADU may extend into a required side and the REAR setback up to 4 feet from the lot line. No more than 50% of the horizontal area of the required rear yard may be covered by the facilities over 6 feet high.

An ADU located above a garage and conforming to maximum height and other applicable regulations is not required to have a side or a rear setback of more than 5 feet.

All other ADUs must meet the setbacks required for the underlying zone.

R-1 is comparable Residential Zoning for Oakland:
- Rear Setbacks are 20 feet
- Side Setbacks are 5 feet
- Front Setbacks are 20 feet

----
Special Exception:
Rear yard setbacks for the ADU may be reduced from 20 feet to 4 feet so long as the ADU does not exceed 14 feet in height and does not cover more than 50% of the lot area within the required rear yard setback.


Fire Safety

An ADU is only required to provide fire sprinklers if sprinklers are required for the Primary Unit. The fire flow and water pressure on the adjoining streets must meet minimum Fire Marshal requirements.

---------------------------------------------------------
Information Provided by the Planning Department:
The property is located in the "Wild Fire Assessment District." -- No impact from a planning perspective. The property is not in a S-9 slope district, which are the districts most impacted by the requirements of the Wild Fire Assessment District. Building code requirements may be impacted. Planner direct us to follow up with building department to inquire about any additional building code requirements.

Followed up with the building permits department about the requirements of the Wild Fire Assessment District.

[ Awaiting response from the building department and will update the information in the report once a response has been received... ]


Design

Category One: No architectural compatibility requirements are applicable.

Category Two: Must be clearly subordinate to the primary dwelling in size and location; exterior materials must match or be visually compatible.


Height

Category One: No height restriction applies.

Category Two: For attached or detached ADUs outside required setbacks, height limits are consistent with standards for that zone.

For detached ADUs within a required side or rear yard, maximum wall height is 10 feet and roof height is 14 feet.


Review Process

The municipality shall provide a ministerial review process which is not based on an discretionary approval for an ADU. The process shall take no less than 120 days. Valid applications submitted for ADUs, if not approved or denied within 120 days from submission, shall be considered approved. ~ State Standards


Allowed Zones

In The City of Oakland, the R-1 zone, allows ADUs by right.


Entry

The entryway to the ADU should not be visible from the public right-of-way including the street or public walkways.


Coastal Areas

N/A


Floor Area Ratio

Maximum Floor Area Ratio (FAR) is 0.55 in the R-1, RM, RD and RH zones for lots up to 5,000 square feet and 0.50 for lots between 5,000 and 12,000 square feet, 0.45 for lots between 12,000 and 25,000 square feet.


Trees

If the ADU build site is proposed to be located within 10 feet of an existing tree an addition tree preservation permit may be required. If the project proposed to eliminate the tree, additional requirements may apply, which would be prescribed by the reviewing planner.


Historical Review

The property is not located in any historical review zone.


Other Requirements

Maximum lot coverage is 40% in the R-1, RH, RD and RM zones for lots between 5,000 and 12,000 square feet and 30% for lots over 12,000 square feet.


Permitting


Permit Fees Estimate

The planner on duty noted on a call back that she does not believe that impact fees will apply to the project, which should present a significant reduction in fees applicable to this project.

We would estimate that the fees required by the city for the project could be less than $5,000 given the reduction of impact fees for ADU projects in the city. The fees are calculated during building plans review and are based on the estimated assessment value of the new construction unit. These factors which drive permit fees can be discussed in more detail on a follow up call.


Project Cost Estimates

For a new construction unit of approximately 500 square feet, it's estimated that the cost of the project could range from $175,000 to $225,000 depending on design, materials, and other site specific factors. The drivers of general costs for projects do vary widely, but these can be discussed on a follow up call about this report.


Planning Office Contact Details


City of Oakland Zoning and Planning Department:
Main Line: (510) 238-3941
Zoning Help Line: (510) 238-3911


Other Useful Links


City of Oakland ADU Ordinance Link:
http://www.hcd.ca.gov/policy-research/docs/ordinances/oakland-03-07-2018.pdf

Oakland Parcel Viewer GIS Map:
http://oakgis.maps.arcgis.com/apps/webappviewer/index.html?id=3676148ea4924fc7b75e7350903c7224

Oakland Planning Code PDF Link:
http://www2.oaklandnet.com/oakca1/groups/ceda/documents/report/oak061640.pdf

Oakland ADU Handout PDF Link:
http://www2.oaklandnet.com/oakca1/groups/ceda/documents/report/oak050966.pdf