ADU rules in Roseville

Detached ADUs are principally permitted (P) in the R1, RS, R2, R3, RMU and CMU zones on any lot with an existing or proposed single-family, two-family or multifamily dwelling, and in the NC, CC, GC and HC commercial zones where the dwelling holds an approved conditional use permit (19.60.050; use tables 19.10.020 and 19.12.020). New detached units need 4-foot side and rear setbacks, with no minimum lot area or lot coverage limit (19.60.070.A to C). On a single-family lot the city allows either one ADU built to the local standards or the Gov. Code 66323(a) combination of an ADU converted from existing or proposed space, a JADU and one new detached unit of up to 800 sq ft (19.60.060.M, 19.60.070.O); lots with an existing multifamily building may add up to eight detached ADUs, never more than the number of existing units, and lots with a proposed multifamily building up to two (19.60.070.O.3 and O.4). ADUs are not allowed in industrial zones, the BP and RC commercial zones, or any zone where residential use is not permitted.

Attached additions and units converted from space inside the home, an attached garage or an existing accessory structure are permitted with a building permit wherever ADUs are allowed (19.60.060, 19.60.070). Conversions need no setbacks and may expand up to 150 sq ft only for ingress and egress; units inside a single-family home need a separate exterior entrance (19.60.060.A, B, D). An attached new-construction unit must be at least 150 sq ft and may not exceed 50 percent of the existing home's floor area, and a unit created inside an existing home is likewise capped at 50 percent, but both percentage limits are waived where they would prevent an 800 sq ft unit with 4-foot side and rear setbacks (19.60.060.B and N, 19.60.070.D and P). A JADU of up to 500 sq ft of livable space may be carved from within the walls of a single-family home, including an attached garage (19.60.120).

Every ADU is capped at 850 sq ft of livable space for a studio or one-bedroom unit and 1,000 sq ft for a unit with more than one bedroom, 'except as otherwise provided in Government Code Section 66323' (19.60.060.C.2, 19.60.070.E.2). Ord. 7075 switched the measurement to interior livable space, which excludes closets, halls, storage, utility space and garages (19.60.030), to track SB 543, and added the 50 percent cap for units inside or attached to the home, which the waivers lift to guarantee an 800 sq ft unit (19.60.060.N, 19.60.070.P; Gov. Code 66321(b)(3)). The minimum is 150 sq ft or an efficiency unit. The state-exempt detached unit that can be paired with a converted ADU and a JADU is limited to 800 sq ft and 16 feet (18 feet within half a mile of a major transit stop or high-quality transit corridor, plus 2 feet to match the home's roof pitch, or on a lot with a multistory multifamily building) (19.60.070.O.2), while the chapter's general height rule lets other new ADUs reach the zone's height limit, 35 feet in R1, RS and R2 (19.60.070.N, 19.10.030). JADUs are capped at 500 sq ft of livable space (19.60.120.B.2).

Chapter 19.60 imposes no owner-occupancy requirement on ADUs, consistent with Gov. Code 66315, which bars owner-occupant conditions. For JADUs, Ord. 7075 narrowed the rule to track AB 1154: the owner must live in the house or the JADU only when the JADU shares sanitation facilities with the house, not when it has its own bathroom or the owner is a governmental agency, land trust or housing organization (19.60.120.B.3; Gov. Code 66333(b)). Every JADU still needs a deed restriction recorded after final inspection that bars separate sale and, for shared-sanitation units, ties the unit's legality to owner occupancy (19.60.120.B.4).

A newly constructed ADU with one or more bedrooms needs one off-street space in addition to the primary dwelling's parking; studios need none, and the space may sit in the front setback or in tandem (19.60.070.H.1; parking table 19.26.030). No parking is required within a half-mile walking distance of public transit (defined to include any bus stop), in the Old Town Historic District (DT-4) or Central Business District (DT-6), for units within an existing or proposed primary dwelling or existing accessory structure, where on-street permits are not offered to the occupant, within one block of a car share vehicle, or when the ADU is filed with a permit for a new single-family or multifamily dwelling (19.60.070.H.3), mirroring Gov. Code 66322(a). Conversions and JADUs need no parking, and garage, carport or uncovered parking spaces lost to an ADU need not be replaced (19.60.060.F, 19.60.070.H.2, 19.60.120.B.10).

ADUs and JADUs need only a building permit processed under Gov. Code 66314 et seq. (19.60.040), which the state requires to be approved ministerially, without a hearing, within 60 days of a complete application (Gov. Code 66317). Ord. 7075 repealed the former 19.60.110 Administrative Permit route that let applicants seek deviations from the standards, so a unit must now meet the chapter's standards or the state-exempt pathway as written. One narrow discretionary track survives in the text: in the NC, CC, GC and HC commercial zones an ADU on a lot whose existing dwelling lacks a conditional use permit needs an Administrative Permit (19.60.050.B), a Planning Manager approval with notice and a possible hearing (19.74.010.A). Applications using a pre-approved detached ADU plan (AB 1332 program) are decided within 30 days.

ADUs and JADUs may be rented as long as the term exceeds 30 calendar days, and the city will not issue short-term rental permits for them (19.60.080.B, 19.60.120.B.9); the Short-Term Rentals chapter separately forbids renting an ADU or JADU on a short-term basis (30 calendar days or less) and requires denial of any permit application for one (4.25.040, 4.25.080.B, 4.25.100.J). Short-term rentals are otherwise limited to a parcel holding the permittee's primary residence, 182 days a year and six lodgers, under an annual permit plus a business license and transient occupancy tax (4.25.030, 4.25.060, 4.25.080.A and C). Gov. Code 66315 lets a city require terms of 30 days or longer for an ordinary ADU, while 66323(e) and 66333(g) require terms longer than 30 days for state-exempt units and JADUs, which the local rule matches; for a local-track ADU the city's floor is one day stricter than the 66315 wording. ADUs cannot be sold separately from the primary dwelling except under the qualified-nonprofit rule of Gov. Code 66341 (19.60.080.A); Roseville has no Gov. Code 66342 ADU-condominium ordinance.