Building an ADU in Pleasanton

What you can build in Pleasanton

Pleasanton allows ADUs and junior ADUs in its R-1, RM, residential planned unit development (PUD), mixed-use, C-C and agricultural zones, on lots with an existing or proposed single-family or multifamily home. The rules are in Chapter 18.106 of the Municipal Code, last amended in October 2025. The city's ADU handout (May 2026) summarizes it.

The city splits ADUs into two groups:

• State-exempt ADUs follow state law (Gov. Code 66323). On a single-family lot, these include an ADU made by converting space in your home or garage, an ADU in a converted accessory building (plus up to 150 sq ft for an entrance), an ADU inside a new home, and one new detached ADU of up to 800 sq ft with 4-foot side and rear setbacks. They skip the city's design, floor area and open space rules.
• Non-exempt ADUs are everything else, such as larger detached ADUs and attached additions. They must meet the city's size, design, parking and floor area rules.

On a single-family lot, the code allows one converted ADU, one new detached ADU of up to 800 sq ft and one junior ADU. The handout describes the same lot as allowing "an attached ADU, a detached ADU and one JADU." The code's JADU section says a lot with a JADU can have "only one other residential unit and up to one other accessory dwelling unit." HCD's handbook says that on a single-family lot, cities must allow at least one ADU made from existing space, one JADU and one new detached ADU. Ask the Planning Division which combination fits your lot.

On a multifamily lot, you can convert non-living space such as storage rooms, attics, basements or garages: at least one ADU, and up to 25% of the units in each building. You can also add up to eight detached ADUs with an existing multifamily building (no more than the number of homes on the lot), or up to two with a proposed one. [1][2][4][5]

Size, height and setbacks

Detached ADUs. A non-exempt detached ADU can be up to 850 sq ft for a studio or one bedroom, or 1,000 sq ft with two or more bedrooms. It needs 4-foot side and rear setbacks. The handout adds a 10-foot street-side setback if the ADU is over 800 sq ft. A detached ADU can be 16 feet tall. Within a half-mile walk of a major transit stop or high-quality transit corridor, it can be 18 feet plus 2 more feet for a roof pitch that matches the main home. On a lot with a multistory multifamily building, it can be 18 feet. A converted accessory building can keep its existing height and setbacks.

Attached ADUs. An attached ADU can be up to 50% of the main home's floor area or 800 sq ft, whichever is greater. The added floor area can't exceed 850 sq ft for a studio or one bedroom, or 1,000 sq ft with two or more bedrooms. Converted space can be larger. The code allows an attached ADU up to 25 feet tall and two stories. The handout lists 16 feet for an attached ADU, or 25 feet for one on a second story, so confirm the height with the Planning Division. Unless it qualifies as state-exempt, it follows the main home's front, side and rear setbacks.

Floor area and open space. An ADU over 800 sq ft must fit within your lot's floor area ratio and open space limits. These limits can't shrink a qualifying ADU below 800 sq ft. A non-exempt ADU also needs access to at least 80 sq ft of open space on the lot.

Design rules for non-exempt ADUs. The ADU must use the same wall material, trim, roof form, windows and railings as the main home. If it is less than 10 feet from a side or rear line, you need a solid fence at least 6 feet tall plus plants that grow at least 10 feet tall. Exterior lights must be shielded and pointed down. Balconies and upper-story decks are not allowed. Second-story windows within 25 feet of a property line need a sill at least 5 feet above the floor or frosted glass. An attached ADU's entry door must be on a different side of the house than the main door. [1][2]

Parking

A non-exempt ADU needs one extra off-street space. It can be tandem (for example, in the driveway) or in a setback, but not in the front setback unless it's on the driveway. No space is needed if the ADU is within half a mile of public transit, in a historic district, part of your existing home or an existing accessory building, in an area with on-street permits not offered to the ADU's occupant, or within one block of a car share vehicle. The code also exempts an ADU built with a new home on the same lot, if the ADU or lot meets the code's other criteria.

If you demolish or convert a garage, carport or parking structure to build an ADU, you don't have to replace those spaces. Junior ADUs need no parking of their own. But if a JADU removes required garage parking for the main home, the code says replacement spaces must go on the same lot. HCD's handbook says a city may not require parking for a JADU, even one converted from an attached garage. Confirm with the Planning Division. [1][2][5]

Fees

Pleasanton charges no fee for Planning review. You pay building permit and plan review fees from the city's Development Fee schedule. With a preapproved plan, the plan review fee is a flat $1,000, plus construction and inspection fees.

The city's Development Fees handout (February 1, 2026) lists these ADU impact fees:

• Affordable housing fee and Tri-Valley transportation fee: $0 for ADUs.
• Capital facilities fee: $0 for ADUs listed as "less than 749 sq. ft."; for an ADU on a single-family or townhome lot, $3.00 per sq ft from 750 to 1,000 sq ft and $6.00 per sq ft over 1,000 sq ft.
• Transportation development fee: $0 under the same line; $2.08 per sq ft from 750 to 1,000 sq ft and $4.17 per sq ft over 1,000 sq ft on a single-family or townhome lot.
• Zone 7 storm drainage fee: not charged for ADUs under 750 sq ft.

Rates are higher for ADUs on multifamily lots. For every ADU, the fee is the lower of the per-square-foot ADU rate or a share of the main-home rate based on the ADU's size compared with the main home. Sewer connection fees for an ADU are $2.22 per sq ft to the city plus $9.75 per sq ft to the Dublin San Ramon Services District. A detached or other ADU not inside an existing building needs its own utility connection, with charges based on its size or number of plumbing fixtures.

State law, as HCD explains it, exempts ADUs of "750 square feet of interior livable space or less" from impact fees, so an ADU of exactly 750 sq ft shouldn't pay them. Confirm with the city before you pay. See our ADU cost guide. [1][2][3][4][5]

How long it takes

Pleasanton's code says the city will approve or deny an ADU or JADU application within 60 days of a complete application if there is already a home on the lot. If it denies one, it must send a full list of what is wrong and how to fix it. Applications with preapproved plans are reviewed in 7 business days, compared with 15 business days for standard applications. See our ADU permit process guide. [2][4]

Garage conversions and junior ADUs

You can convert a garage or shed into an ADU, and you don't have to replace garage parking you lose. A JADU in a garage is treated differently (see Parking). If you convert garage space, you can keep the garage door or fill it in to match the house. See our garage conversion guide.

A junior ADU (JADU) is 150 to 500 sq ft and fits entirely inside a single-family home, which can include an attached garage. It needs an efficiency kitchen with a sink, cooking appliance, counter and cabinets. It may share a bathroom with the home or have its own. The code says it needs its own separate interior and exterior entrances. Before the building permit is issued, you record a covenant with the Alameda County Recorder. You must also take part in the city's rent monitoring program if you rent it.

The handout says owner occupancy is required only when the JADU shares a bathroom with the home. That matches state law in 2026, as HCD explains it. The code's JADU rental rules and covenant text are still written around the owner living on the lot, so confirm with the Planning Division if your JADU has its own bathroom. [1][2][4][5]

Renting, selling and legalizing an ADU

ADUs must be rented for at least 30 days. A non-exempt ADU can't be sold or owned separately from the main home, except under Gov. Code 66341. If you rent out a non-exempt ADU, you must take part in the city's monitoring program on rent levels.

If you have an ADU or JADU built without permits before January 1, 2020, the city's ADU/JADU Amnesty and Legalization bulletin explains how to permit it. You submit a building permit application with as-built plans and a substandard building checklist. The city can require fixes only for unsafe, substandard conditions. No extra penalty fees apply. [2][6]

Where Pleasanton's rules and state law differ

We found no recent letter from the state housing agency HCD reviewing Pleasanton's ADU ordinance. A few local rules read differently from state law as HCD explains it:

• Fee threshold. The fee table exempts ADUs "less than 749 sq. ft." and charges from 750 sq ft. HCD says ADUs of 750 sq ft or less are exempt.
• Number of ADUs. The code and handout describe the single-family combination differently, and the code's JADU section allows only one other ADU with a JADU. HCD says cities must allow a converted ADU, a JADU and a new detached ADU together.
• JADU parking. The code requires replacement parking on the lot when a JADU removes the main home's required garage parking. HCD says no parking can be required for a JADU, even in an attached garage.
• Rental minimum. The code says rentals must be "at least 30 days." HCD's handbook says state-exempt ADUs and JADUs must be rented for longer than 30 days.

Where a city rule is stricter than state law, ask the Planning Division how it applies. See our California ADU law overview. [1][2][3][5]

Permit steps in Pleasanton

1. Check the rules for your lot

   Read the city's ADU handout and ADU page. Ask the Planning Division at pod@cityofpleasantonca.gov whether your design is state-exempt. [1][4]

2. Choose a design

   Hire a designer, or contract with a designer whose plan is on the city's preapproved list. Preapproved plans still need site-specific plans, studies and engineering. [4]

3. Prepare your plans

   Follow the Building and Safety Division's Residential Submittal Requirements. For a non-exempt ADU, show matching materials and colors on the elevations, as the code requires. [1][2]

4. Apply online

   Create an account on Accela Citizen Access, select "Building", then "Create Application". The city says to choose "Addition" as the project type for an ADU or JADU. Upload your plans and documents. [4][7]

5. Go through plan review and pay fees

   Staff check that your submittal is complete and email you if anything is missing. The city must approve or deny a complete application within 60 days when a home already exists. Pay plan review, permit and impact fees from the Development Fee schedule. [1][2][7]

6. Record the JADU covenant, then build

   For a JADU, record the restrictive covenant with the Alameda County Recorder before the building permit is issued. Get a new street address for the ADU from the engineering department. [2]

Pre-approved and sample plans

• Preapproved ADUs

  City-preapproved detached ADU plans from private designers (currently a 999 sq ft three-bedroom and an 800 sq ft two-bedroom), reviewed in 7 business days with a $1,000 flat plan review fee. [4]

Who to call

• Planning Division

  ADU zoning rules and state-exempt questions (pod@cityofpleasantonca.gov)

  925-931-5600

  200 Old Bernal Avenue, Pleasanton, CA 94566

  [1][4]

• Building and Safety Division

  Building plan check, permits, inspections and legalization (BuildingDivision@cityofpleasantonca.gov)

  925-931-5300

  200 Old Bernal Avenue, Pleasanton, CA 94566

  [4][8]

Questions people ask