ADU Builder in Gardena, CA: Permits, Local Rules and Costs

Does Gardena offer pre-approved ADU plans?

Yes. The City of Gardena Accessory Dwelling Unit page on cityofgardena.org states that the City is now pre-approving plans for detached accessory dwelling units submitted by designers, architects, builders, and other qualified professionals, that pre-approved plans are intended for new construction only, and that the program is intended to save homeowners the expense of having custom plans created and to simplify the permit process. The same ADU page states that once a plan is pre-approved by the City, the pre-approval remains valid until the City adopts new building codes that apply to the plan, and that homeowners using a pre-approved plan set must work with the designer of the plan set and then submit it to the Building and Safety Department for plan check review. Modifications to any pre-approved ADU plan are not accepted for the expedited process; changes push the project into the regular ADU plan review process.

Can a Gardena unpermitted ADU built before 2020 be legalized?

Yes, under AB 2533. The City of Gardena Unpermitted ADUs and JADUs page on cityofgardena.org states that a streamlined process is now available to permit unpermitted Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) constructed prior to January 1, 2020. The page lists the eligibility documents the City accepts to prove an ADU or JADU existed before January 1, 2020, including the Los Angeles County Assessor's initial date recognizing the unpermitted ADU or JADU, a Title Report identifying the ADU or JADU and the year of construction, Building and Safety, Planning, or Code Enforcement records showing the unit existed prior to that date, and a real estate transfer disclosure for an unpermitted ADU or JADU. The same page states that the property owner hires a California Licensed General Contractor (B License), Architect, or Engineer to complete the Substandard Housing Inspection Checklist and that separate applications, plans, and fees are required to correct any Health and Safety Code violations identified.

How long does the Gardena plan check take for an ADU?

The City of Gardena ADU page on cityofgardena.org states that pre-approved ADU plans move through an expedited review because the pre-approved plans have already been reviewed, and that once the submittal packet has passed the City's completeness check the packet is forwarded to the applicable departments and divisions for review. State law sets the binding timeline: Gov. Code 66317(a)(3) requires a permitting agency to approve or deny a complete application to create an accessory dwelling unit within 60 days from the date the agency receives it, and if the agency has not approved or denied the completed application within 60 days the application is deemed approved. Gov. Code 66317(a)(2) requires the agency to tell the applicant in writing within 15 business days whether the application is complete or what items are defective or deficient.

What impact fees apply to a Gardena ADU?

Under State law, Gov. Code 66311.5(c)(1) bars a local agency, special district, or water corporation from imposing any impact fee on an accessory dwelling unit that has 750 square feet of interior livable space or less, or on a junior accessory dwelling unit that has 500 square feet of interior livable space or less. Any impact fees charged for an ADU of more than 750 square feet are charged proportionately in relation to the square footage of the primary dwelling. Gardena collects school district fees where a project exceeds the district threshold and any utility connection fees from the providers named in the City application materials; L Square contacts the City Building and Safety Division for the live fee amounts before submittal so the homeowner sees the full total.

How does Gardena define an ADU and which section covers it?

The City of Gardena Accessory Dwelling Unit page on cityofgardena.org defines an accessory dwelling unit, in line with Government Code Section 66310, as an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. The same page states that the City has established its own regulations for ADUs in accordance with state law and that the City's standards for ADUs can be found under Chapter 18.13 of the Gardena Municipal Code. The City directs property owners to the California Department of Housing and Community Development's website at hcd.ca.gov for additional information and resources on ADUs, including potential funding sources.

How much does a Gardena ADU cost?

L Square publishes configured model prices on the cost guide page: $180,000 for Model 600, $240,000 for each of Models 800A and 800B, $295,000 for each of Models 1000A and 1000B, and $354,000 for Model 1200. These are model prices, not a final lot total. Gardena lots also carry the City plan check fee, the proportional impact fee on ADUs over 750 sq ft under Gov. Code 66311.5, school district fees where the project exceeds the district threshold, and any utility and connection fees from the providers named in the City application materials. Garage conversions, attached ADUs, and JADUs are priced from a property specific scope because each one depends on the existing structure and the lot layout.

Official Gardena ADU sources

• The City of Gardena Accessory Dwelling Unit page on cityofgardena.org states that the City is now pre-approving plans for detached accessory dwelling units submitted by designers, architects, builders, and other qualified professionals, that pre-approved plans are intended for new construction only, and that the program is intended to save homeowners the expense of having custom plans created and to simplify the permit process. Official source
• The City of Gardena Unpermitted ADUs and JADUs page on cityofgardena.org states that, in accordance with AB 2533, a streamlined process is now available to permit unpermitted ADUs and JADUs constructed prior to January 1, 2020, and lists Los Angeles County Assessor records, Title Reports, Building and Safety or Planning records, and real estate transfer disclosures as documents accepted to prove the unit existed before January 1, 2020. Official source
• The City of Gardena Permit Information page on cityofgardena.org states that permit applications can be submitted electronically in PDF format for grading, landscaping, building, mechanical, plumbing, and electrical projects, and provides the City Building and Safety Division as the intake point for all building permit submittals. Official source
• Gov. Code 66317(a)(3), hosted on leginfo.legislature.ca.gov, states that a permitting agency shall approve or deny the application to create or serve an accessory dwelling unit within 60 days from the date the agency receives a completed application if there is an existing single-family or multifamily dwelling on the lot, and that if the permitting agency has not approved or denied the completed application within 60 days, the application is deemed approved. Official source
• Gov. Code 66311.5(c)(1), hosted on leginfo.legislature.ca.gov, states that a local agency, special district, or water corporation shall not impose any impact fee upon the development of an accessory dwelling unit that has 750 square feet of interior livable space or less or a junior accessory dwelling unit that has 500 square feet of interior livable space or less, and that any impact fees charged for an ADU of more than 750 square feet shall be charged proportionately in relation to the square footage of the primary dwelling. Official source
• Gov. Code 66321(b)(2), hosted on leginfo.legislature.ca.gov, sets the maximum floor area for an attached or detached accessory dwelling unit at 850 square feet for a studio or one bedroom and 1,000 square feet for a unit with two or more bedrooms, and Gov. Code 66314(d)(5), hosted on leginfo.legislature.ca.gov, sets the total floor area cap for a detached accessory dwelling unit at 1,200 square feet. Official source