Can I add a second story to my garage for an ADU in Glendale?

Hello,

Embarking on an ADU project in Glendale by adding a second story to your detached garage is an exciting opportunity to increase your property's value and create additional living space. However, navigating the specific regulations and processes involved can be daunting. Below, I’ll provide detailed guidance tailored to your situation.

### Zoning and Height Restrictions

In Glendale, zoning regulations can indeed be complex. The city generally follows California's state laws on ADUs, such as SB-9 and AB-68, which aim to simplify the creation of ADUs, but local nuances still apply.

1. **Height Restrictions**: Glendale generally allows a detached ADU to be up to 16 feet in height. However, since you are considering adding a second story to an existing structure, it's crucial to confirm the height limits specific to your zoning district. For a typical single-family residential zone, the height is often capped at 25 feet, but you should verify this through Glendale's Community Development Department.

2. **Setbacks and Lot Coverage**: Make sure the new structure adheres to the required setbacks. Side and rear setbacks should generally be at least 4 feet, but again, check the specific requirements for your property’s zoning.

3. **Foundation Requirements**: Before adding a second story, a structural engineer must evaluate your garage to ensure the foundation can support the additional load. Retrofitting may be needed, which could impact your budget.

### Permitting Process

The permitting process in Glendale can be intricate, but being prepared will help you navigate it smoothly.

1. **Application Submission**: You'll need to submit an ADU application to Glendale's Building and Safety Division. This includes architectural drawings, structural plans, and other necessary documents. Ensure all plans are detailed and compliant with local regulations.

2. **Review Process**: Once submitted, your application will undergo a review process, which typically takes 4-6 weeks. During this time, be responsive to any requests for additional information or modifications to your plans to avoid delays.

3. **Common Delays**: Delays often occur due to incomplete applications or non-compliance with zoning codes. To mitigate this, consider hiring a local architect or ADU specialist familiar with Glendale's requirements.

### Budget Considerations

With a budget of approximately $150,000, your project is feasible, but careful planning is essential to avoid overspending.

1. **Construction Costs**: In Glendale, construction costs for a second-story ADU can range from $200 to $300 per square foot. For a 500 square foot addition, expect to spend between $100,000 and $150,000, excluding soft costs (design fees, permits, etc.).

2. **Unexpected Costs**: Be prepared for potential additional expenses such as upgrading utility connections or reinforcing the existing structure. A contingency fund of 10-15% of your budget is advisable.

### Practical Advice

1. **Consult Local Experts**: Engage a local architect or contractor experienced in ADU projects in Glendale. They can provide invaluable insight into local building practices and help streamline the process.

2. **Community and Environmental Considerations**: Glendale may require additional environmental reviews or neighborhood notifications. Ensure these are factored into your timeline.

3. **Utilities and Access**: Plan for utility connections. Separate utility meters may be required, and access considerations (like exterior stairways) should be carefully planned to meet code requirements.

### Next Steps and Resources

1. **Visit Glendale’s Community Development Website**: Familiarize yourself with local ADU guidelines and download any available checklists or guides.

2. **Schedule a Pre-Application Meeting**: Consider meeting with Glendale’s planning staff before submitting your application. They can provide preliminary feedback and help identify potential issues early in the process.

3. **Networking**: Connect with other homeowners who have completed similar projects. Local real estate investment groups or online forums can be valuable resources for firsthand advice and recommendations.

In summary, while adding a second story to your garage for an ADU in Glendale is a complex undertaking, with careful planning and the right resources, it is entirely achievable within your budget. By understanding local regulations, preparing thoroughly for the permitting process, and anticipating potential challenges, you'll be well on your way to a successful project.

Best of luck with your ADU journey, and feel free to reach out if you have further questions!

Warm regards,

[Your Name]
ADU Consultant