Unpermitted additions - JADU + ADU in CA?

[Sheng Ma]

Hope this is the right forum to post this. Currently in escrow on a home in CA that has a permitted additional 1bed/1bath (separate entrance) with an unpermitted kitchen, as well as an unpermitted studio garage conversion (detached). The recent legislation on ADUs has muddied the waters, and the local city planning committee seems to be interpreting it differently than what other municipalities have published. My original plan:

1. Convert the permitted 1bed/1bath living space into a Junior ADU by permitting the kitchen (as-built permit). It meets the sq ft, separate entrance, and all other requirements for it to become a JADU.

2. Convert the garage studio into ADU by requesting health/safety check - my interpretation of the legislation is that there is a 5-year grace period to get everything up to code as long as everything passes health/safety inspection. The unit is well-built but the prior owner did not pull permits to build it.

The problem is the city is interpreting the law to only allow JADU and an ADU based on the following:

Meaning that I would have to tear down the garage and build as a new structure in order to qualify it as an ADU in addition to the JADU. If this is the case, I may be better off converting the garage studio into an ADU and doing short-term rental with the 1/1 instead.

Has anyone been successful in permitting both a JADU and ADU on a SFR lot? Or any additional thoughts on how to proceed in this situation would be greatly appreciated!