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

Hello,

It's great to see your interest in expanding your property with an ADU (Accessory Dwelling Unit) in Santa Rosa, CA. Adding a second story to your garage can be a fantastic way to create additional living space, but there are several factors to consider to ensure compliance and feasibility. Let's dive into your questions:

### Zoning Regulations and Height Restrictions

In Santa Rosa, zoning regulations can vary significantly depending on the specific zoning district of your property. For your project, you'll need to determine your zoning designation, which you can find by contacting the Santa Rosa Planning Division or using the city's GIS mapping tools online. Generally, ADUs are permitted in most residential zones, but specific rules apply.

1. **Height Restrictions:** Santa Rosa typically allows ADUs up to 16 feet in height for detached units. However, if you are adding a second story to an existing structure like a garage, it's essential to verify whether your neighborhood has stricter limits. Some areas may allow heights up to 25-30 feet, particularly if the unit is above a garage.

2. **Setbacks and Lot Coverage:** Ensure that your design adheres to setback requirements, which are usually around 4 feet from side and rear lot lines, and check the lot coverage rules which may limit the total square footage of structures on your lot.

3. **Historic Districts:** If your property is located in a historic district, additional review and approval may be required, which can affect design and materials.

### Budget Considerations

Your budget of $100,000 is a good starting point, but it might be on the lower end for a second-story addition given current construction costs in Northern California. Here's a breakdown:

- **Construction Costs:** These can range from $200 to $300 per square foot. For a 500 square foot ADU, you might be looking at $100,000 to $150,000.
- **Design and Permit Fees:** Architect fees might range from $5,000 to $15,000. Permit fees in Santa Rosa can vary but expect around $4,000 to $8,000.
- **Utilities and Infrastructure:** Connecting utilities (water, sewer, electricity) may add $10,000 to $20,000 depending on existing connections and site conditions.

### Parking Requirements

Under California state law (AB-68), additional parking is generally not required for ADUs, especially if you are located within half a mile of public transit. However, if you're converting a garage and eliminating parking spaces, Santa Rosa may require that you maintain the same number of parking spaces on-site. Check with the local planning department to confirm current requirements.

### Recommendations for Architects and Contractors

Finding a local architect or contractor with experience in ADU projects is crucial. Here are a few steps to identify the right professionals:

1. **Local Referrals:** Ask neighbors or local real estate agents for recommendations.
2. **City Resources:** Santa Rosa's Planning Division may have a list of architects and contractors familiar with local codes.
3. **Consultations:** Meet with multiple professionals to discuss your vision and get estimates. Look for those who have successfully completed ADU projects in the area.

### Tips and Common Mistakes

- **Overlooking Design Details:** Ensure your design maximizes natural light and integrates well with your existing home.
- **Ignoring Utility Upgrades:** Don't forget to assess your current utilities' capacity to handle additional demand.
- **Skipping Soil and Structural Assessments:** Especially important for a second story, you'll need a structural engineer to evaluate the garage and soil stability.

### Next Steps

1. **Zoning Check:** Verify your zoning designation and any specific neighborhood restrictions.
2. **Consult with Professionals:** Engage an architect to begin the design process and a contractor for preliminary estimates.
3. **Budget Planning:** Refine your budget based on initial consultations and consider contingency funds for unexpected expenses.
4. **Submit Plans:** Once you have a design, submit your plans for city approval. This can take several months, so plan accordingly.

### Resources

- **Santa Rosa Planning Division:** They can provide specific zoning and regulation details for your property.
- **California ADU Handbook:** Useful for understanding state laws affecting ADUs.

Building an ADU is a rewarding project that can add significant value and utility to your property. By following these steps and staying informed, you'll be well on your way to a successful addition.

Best of luck with your project!

Warm regards,

[Your Name]
ADU Consultant & Expert