Can I convert my garage to an ADU without replacing parking in Los Angeles?

Hello,

Converting your two-car garage into an ADU in Los Angeles can be a great way to increase your property's value and create additional living space. However, understanding the parking regulations and other requirements is crucial to ensure a smooth process. Let's break down the specifics based on the current Los Angeles ordinance and relevant state laws.

### Understanding Parking Requirements

Los Angeles has specific regulations when it comes to parking for ADUs. According to Ordinance No. 186,481, under LAMC 12.22.A.33, if your property is within half a mile of public transit, you are exempt from providing additional parking for the ADU itself. This is excellent news since you mentioned being a 10-minute walk from a major bus stop.

However, when it comes to garage conversions, the city mandates maintaining two uncovered parking spaces for the main residence. This means that while you don't need to provide parking for the ADU, the loss of the garage means you must find space for two uncovered parking spots on your property. These spaces do not necessarily need to be in front of the garage or in a driveway but must be accessible and comply with city codes.

### Placement of Parking Spaces

The placement of these required parking spaces can be flexible, considering the layout and size of your lot. While your lot is 5,000 square feet, you need to check if there are any existing easements or zoning restrictions that might affect where you can place these uncovered spaces. Typically, spaces should not obstruct emergency access or violate setback requirements. The standard setbacks are 4 feet from side and rear property lines.

### Timeline and Costs

The process from permit application to construction for an ADU can take approximately 4-6 months, based on current city processing times for ministerial approval. While your budget of $100,000 is on the lower end, it's essential to consider that typical conversion costs in Los Angeles range from $280,000 to $400,000 for a 600-800 square foot space. This discrepancy suggests that you may need to adjust your budget or look for cost-saving measures.

### Steps for Moving Forward

1. **Verify Proximity to Transit**: Confirm your property is indeed within half a mile of a qualifying public transit station. This is critical for confirming your exemption from additional ADU parking requirements.

2. **Plan for Uncovered Parking**: Work with a professional to design where the two required uncovered parking spaces can fit on your property. This might involve reconfiguring existing spaces or utilizing unused portions of your lot.

3. **Consult with ADU Professionals**: Engage with architects or builders experienced in Los Angeles ADU projects. They can provide accurate cost estimates, help with design to maximize space efficiently, and navigate the permitting process.

4. **Submit Permit Application**: Once your plans are finalized, submit your ADU permit application. Be prepared for the 4-6 month processing time and ensure all documents are complete to avoid delays.

5. **Budget Adjustment**: Consider revising your budget based on professional estimates. Look into financing options if necessary, such as home equity lines of credit or ADU-specific loans.

6. **Stay Updated on Laws**: Keep abreast of state laws impacting ADUs, like AB 976, which eliminates owner-occupancy requirements starting January 1, 2024. This could affect future rental opportunities or property use.

### Helpful Tips

- **Work with Experienced Professionals**: Navigating LA's specific regulations can be complex, and experienced professionals can help avoid costly mistakes.
- **Consider Long-term Value**: While your initial investment might be significant, ADUs can significantly increase property value and rental income potential.
- **Plan for Impact Fees**: If your ADU exceeds 750 square feet, be prepared for proportional impact fees.

In conclusion, while converting your garage to an ADU in Los Angeles involves careful planning, understanding the regulations and working with experienced professionals can streamline the process. By ensuring compliance with parking requirements and adjusting your budget accordingly, you can successfully create a valuable addition to your property. Good luck with your project, and feel free to reach out with any more questions as you proceed!

Warm regards,

[Your Name]
Los Angeles ADU Consultant