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

Hello,

It's great to hear that you're considering transforming your garage into a second-story ADU in San Francisco. This is a fantastic way to maximize the use of your property, providing additional living space and potentially increasing your property value. Let's dive into the specifics of your project and address your concerns one by one.

### Feasibility and Regulations

1. **Height and Architectural Guidelines:**
In San Francisco, the maximum height for a detached ADU is typically 16 feet, but local zoning laws can allow for more depending on your district. Since you're adding a second story, you'll need to ensure compliance with the zoning regulations specific to your neighborhood. It's also important to consider architectural guidelines that dictate the appearance to maintain neighborhood aesthetics, which can include roof pitch and exterior finishes. Consult Section 207(c)(6) of the San Francisco Planning Code for specifics.

2. **Setback Requirements:**
Setbacks for ADUs in San Francisco generally require a minimum of four feet from side and rear lot lines. However, these can vary based on your specific zoning district, especially for second-story structures. It’s crucial to check with the San Francisco Planning Department to confirm the exact requirements for your area.

3. **Permit Process and Timeline:**
The permitting process can be extensive, often taking 6-12 months given the current backlog in San Francisco. You'll need to submit detailed plans to the Planning Department, and if your design deviates from standard regulations, a variance might be necessary, which can extend the timeline. Engage a local architect familiar with San Francisco’s ADU requirements to streamline this process.

### Budget Considerations

Your budget of $150,000 is a good starting point, though second-story additions can be more costly due to structural reinforcements required for the existing garage. In San Francisco, construction costs for ADUs can range from $250 to $400 per square foot. This means for a modest 500 sq ft ADU, you might expect costs to start around $125,000 and go upwards depending on finishes and structural complexities.

### Impact on Property Taxes

In California, adding an ADU will likely increase your property taxes, but only based on the value added by the new construction, not the entire property’s reassessed value. This means if your ADU adds $100,000 in value, your taxes will increase based on that increment only. Consult with a property tax advisor for more detailed estimates specific to your situation.

### Step-by-Step Guidance

1. **Engage an Architect/Designer:**
Start with a professional who understands local regulations and can help design plans that meet both your needs and San Francisco’s stringent requirements.

2. **Pre-Application Meeting:**
Consider a pre-application meeting with the Planning Department to discuss your project and receive preliminary feedback on any potential issues.

3. **Submit Plans for Approval:**
After refining your design, submit it for approval. This includes environmental review, zoning review, and building permits.

4. **Construction:**
Once permits are secured, you can proceed with construction. Keep in mind to hire a contractor experienced with ADUs and familiar with San Francisco's specific challenges.

### Tips and Common Pitfalls

- **Neighborhood Notification:**
San Francisco has a Neighborhood Notification process for significant projects, which might be required for your ADU. Be prepared to address any community concerns.

- **Utilities:**
Plan for utility upgrades. Second-story additions often require electrical, plumbing, and HVAC considerations that can affect your budget.

- **Parking Requirements:**
Under current state laws like AB-68, parking requirements for ADUs have been relaxed, especially if you’re near public transit. However, it’s wise to verify any local nuances with the Planning Department.

### Resources

- **San Francisco Planning Department:**
For official guidelines and pre-application consultations, visit their [website](https://sfplanning.org/).

- **SB-9 and AB-68:**
Familiarize yourself with these state laws, which facilitate the construction of ADUs by overriding some local restrictions.

- **Local ADU Workshops:**
Attend workshops or webinars hosted by local community groups or the city to get real-time updates and tips.

By conducting thorough due diligence and leveraging the expertise of local professionals, you can effectively navigate San Francisco’s complex ADU landscape. Wishing you the best of luck with your project—it's sure to be a rewarding endeavor!

Warm regards,

[Your Name]
ADU Consultant and Expert