Planning and Housing Commission approves ADU zoning changes to align Corona code with new state laws

The Planning and Housing Commission voted to approve ZTA 2024-0004, a zone text amendment to Title 17 of the Corona Municipal Code that updates Chapter 17.85 governing accessory dwelling units, and to forward the amendment to City Council for consideration.

The amendment updates local rules to match state law enacted under Senate Bill 1211 and Assembly Bill 2533, Planning and Development Director Coletta told the commission. “ADUs are permitted by state law and they do have certain development standards that local jurisdictions need to follow,” Coletta said.

Coletta said the draft ordinance adds a definition of “livable space” — “a space within a dwelling unit that is used for human habitation … living, cooking, sleeping and sanitation” — and revises how ADUs are counted on multifamily properties. Under the changes, the number of detached ADUs permitted on properties with existing multifamily housing would increase from two to as many as eight, provided the total detached ADUs do not exceed the number of existing multifamily dwelling units on the property. For properties proposing new multifamily development, the draft limits detached ADUs to two.

The amendment also clarifies that uncovered parking spaces removed or demolished to accommodate an ADU are not required to be replaced. Coletta said the ordinance would also require the city to provide a pathway for previously constructed ADUs that were built without permits before Jan. 1, 2020, to come into compliance so long as they can meet minimum habitability standards.

Commissioners asked detailed questions about parking, unit size limits and how the rules apply to condominium developments. Commissioners raised concerns that allowing multiple detached ADUs on a lot could reduce available parking and amenities for existing tenants at complexes such as the example used in the hearing. Coletta acknowledged those concerns and said decisions about parking and management would often fall to property owners and management companies.

Coletta summarized size limits described in the state law and in the draft: attached ADUs generally cannot exceed 50% of the primary unit and ADUs may not exceed 1,200 square feet; the amendment also requires the city to allow ADUs up to at least 800 square feet in some configurations, Coletta said. She added that an accessory structure without cooking facilities is not an ADU and would be handled under the city’s accessory-building rules.

Commissioner Alexander moved to approve the zone text amendment; the motion was seconded and passed. Coletta recommended forwarding the amendment to City Council so Corona’s ADU rules remain consistent with state law.

The commission’s action was procedural: the vote forwards the proposed ordinance to City Council for final adoption. The commission’s written record shows no public speakers or written comments were received on the item at the hearing.