Junior Accessory Dwelling Unit (ADU) shall mean a residential dwelling unit that is no more than 500 square feet in area, contained entirely within an existing single-family residence, and with separate sanitation facilities from, or shared
sanitation facilities with, the existing residence.

What does it mean?

  1. ONE JADU: Not more than one junior accessory dwelling unit (JADU) may be permitted in conjunction with an existing, previously constructed, single-family residence on lots zoned for single-family or multifamily use. A JADU and an accessory
    dwelling unit (ADU) may be developed on the same lot.
  2. OWNER OCCUPANCY REQUIRED: The owner of a lot with a JADU shall occupy as a principal residence either the primary dwelling or the JADU, except where the primary dwelling and JADU are held by an agency such as a land trust or housing organization in an effort to create affordable housing.
  3. MUST INCLUDE EXISTING BEDROOM: Creation of a JADU must include the conversion of an existing bedroom.
  4. FLOOR AREA: The total floor area of a JADU shall not exceed 500 square feet.
  5. INTERIOR CONNECTION REQUIRED: An interior connection to the main living area of the primary residence shall be maintained. A second door may be added for sound attenuation.
  6. SEPARATE EXTERIOR ENTRY REQUIRED: A JADU shall be provided with a separate exterior entry.
  7. EFFICIENCY KITCHEN REQUIRED: A JADU shall include an efficiency kitchen, requiring and limited to the following components:
    • A sink with a maximum waste line of one and one-half (1.5) inches.
    • A cooking facility with appliances that do not require electrical service greater than 120 volts or natural or propane gas.
    • A food preparation counter and storage cabinets that are reasonable to the size of the unit.
  8. BATHROOM/SANITATION FACILITIES MAY BE SHARED: A JADU may share bathroom/sanitation facilities with the primary residence or may provide separate facilities.
  9. FIRE SPRINKLERS: Fire sprinklers shall not be required for JADUs if fire sprinklers are not required for the primary residence. Where the primary residence has fire sprinklers, they will be required for conversion of space to a JADU.
  10. NOT TO BE SOLD: A JADU may not be sold separately from the primary residence.
  11. MAY BE RENTED: A JADU may be rented, but only with a rental agreement with terms greater than 30 days.
  12. MINISTERIAL APPLICATION: Applications for ADUs conforming to these requirements shall be considered ministerially without discretionary review or a hearing, and the City shall approve or deny such applications within 120 calendar days after receiving the application.
  13. COVENANT REQUIRED: Prior to issuance of a building permit for a JADU, a covenant shall be recorded between the owner and the City of La Mesa agreeing to the terms stipulated in this chapter. The covenant shall specifically mention that:
    • The JADU shall not be sold separately from the primary dwelling unit.
    • The JADU may be rented, but only with a rental agreement with terms greater than 30 days.
    • The junior accessory unit is limited to the size and attributes set forth by this Section.
    • The owner of record of the property shall occupy the primary dwelling unit or the JADU, except where the primary dwelling and junior accessory dwelling are held by an agency such as a land trust or housing organization in an effort to create affordable housing.
    • The covenant shall be binding upon any successors in interest or ownership of the property and lack of compliance with the provisions thereof may result in legal action against the property owner, including revocation of the right to maintain a JADU on the property.
  14. NO PARKING REQUIRED: No new or additional parking spaces shall be required for a JADU.
  15. NO SEWER OR WATER CONNECTION FEE REQUIRED.
  16. ROW DEDICATION AND IMPROVEMENT: requirements for ROW dedication and improvement do not apply to the
    development of JADUs.