California ADU question with multifamily zoning

[Steve Hungerford]

I have an old (1930) house, it has Residential multifamily 6 zoning. That means every 6,000 square feet only one multifamily unit. Since the lot is 10,555 square feet there is nothing more than one unit allowed under the multifamily zoning. If I had Residential zoning because of SB-9 more could be allowed on the lot, plus a lot split. FYI the lot used to be zoned commercial when it was bought. So the county has kind of devalued things in my opinion because of zoning changes.

From the County Website:

If a multifamily or qualifying mixed-use building exists or is planned for this parcel, the following ADU's are allowed: Detached ADU's: At least one and up to two detached ADUs, 800-1200 sf dependent on FAR and lot coverage.

If a single family dwelling exists or is planned for this parcel, an ADU and JADU may be allowed, subject to approval for a non conforming use.

Even though only one unit is allowed and a single family exists it seems we can't do 2 detached ADUs like what would be allowed with a multifamily building ? I guess that would be one apartment or one condo ? 

If they scrape the house off and put a condo or whatever qualifies as multifamily, could they then put 2 detached ADUs ?

I know a detached ADU plus an JADU could be allowed now but that is not as desirable as the JADU has to be under 500 square feet and attached.

Thanks

[Dan H.]

Under ADU rules (not SB9) you can add 2 ADUs if you have multiple units. Your zoning does not allow you to have multiple units so you are limited to the primary residence, one ADU, and one JADU.

The JADU will require owner occupancy to rent and typically is a real poor investment.  

The ADU in many markets has a value less than the hands off cost of adding the ADU. In addition financing options are limited. Finally adding an ADU requires effort even when using a GC. So the ADU is typically a poor RE investment compared to other RE investment options.

I recommend you understand how an ADU will be valued in your market. In most markets they are value subtracts (I.e. add less value than they cost). You can search BP for threads about ADU appraisals. There are many ADU additions that got disappointing appraisals (and some that got appraisals that reflect the cost of adding the ADU).

Good luck