Can I have multiple ADUs on one lot in San Francisco?

Hello and welcome to the exciting journey of developing ADUs in San Francisco!

**1. Multiple ADUs on Your Lot:**

Yes, it is possible to have more than one ADU on your lot in San Francisco, thanks to progressive state laws and local ordinances designed to increase housing density. The key piece of legislation enabling this is California's SB-13 and AB-68, which encourages multiple ADUs by overriding certain local zoning restrictions. Specifically, these laws allow for the construction of both an ADU and a Junior ADU (JADU) on a single-family lot, with further flexibility on multi-family properties.

**2. Local Zoning and Legal Requirements:**

Given your 5,000 square foot lot, you should have adequate space to develop your desired ADUs. San Francisco's Planning Code Section 207(c)(6) allows for the creation of one ADU in a single-family dwelling zone. However, under state law, you're allowed to add a JADU, which is a smaller unit (up to 500 square feet) that can be carved out of your existing space, like a converted bedroom or attached garage.

For lots in multi-family zones, you might be allowed more ADUs depending on your building's configuration and lot size. It's crucial to verify the zoning designation of your property (RH-1, RH-2, RM, etc.) as this will dictate what is permissible. The Planning Department's website or a quick visit to their office can provide this information.

**3. Financial Considerations:**

Regarding costs, your budget of $250,000 is realistic, especially if you plan to build a single ADU and a JADU. Construction costs in San Francisco can range from $200 to $400 per square foot, depending on the complexity and finishes. For example, a 600-square-foot ADU might range from $120,000 to $240,000, leaving room for additional expenses such as permits and fees, which can average $5,000 to $10,000.

**4. Impact on Property Taxes and Insurance:**

Adding ADUs will likely increase your property taxes, as they are based on the assessed value of your property, which will go up post-construction. However, these increases are generally proportional to the added value of the new units. As for insurance, your rates might increase due to the added structure and potential rental use, so it's wise to consult with your insurance provider early in the process.

**5. Regulatory Changes:**

Recent state laws like SB-9 emphasize streamlining the process for adding housing units, potentially easing some of the bureaucratic challenges. However, San Francisco has its own overlay of regulations and interpretations, so engaging with the Planning Department early can help clarify specific impacts on your project.

**6. Practical Steps and Tips:**

- **Start with a Professional Consultation:** Engage with an architect or an ADU specialist familiar with San Francisco's regulations to assess feasibility and design options.

- **Secure Permits Early:** The permitting process in San Francisco can be lengthy, often taking 6-12 months, so start this process as soon as possible.

- **Community Engagement:** Be prepared for potential neighbor concerns. Proactively discussing your plans can help mitigate disputes down the line.

- **Utilities and Access:** Plan for adequate utility connections and separate entrances to comply with building codes.

**7. Common Mistakes to Avoid:**

- **Ignoring Setback Requirements:** Ensure your ADU complies with setback requirements, typically 4 feet from rear and side lot lines.

- **Underestimating Costs:** Always budget more than the initial estimate to accommodate unexpected expenses.

- **Overlooking Rental Restrictions:** If you plan to rent your ADUs, ensure compliance with local rental laws and regulations.

**8. Next Steps and Resources:**

- **Visit the San Francisco Planning Department:** Their customer service center is a valuable resource for confirming zoning, permits, and regulations.

- **Consult the California Department of Housing and Community Development (HCD):** They offer guidelines and updates on state laws affecting ADU development.

- **Network with Local ADU Owners:** Engaging with local forums or groups can provide real-world insights and experiences.

By carefully navigating these steps and utilizing available resources, you'll be well on your way to successfully adding one or more ADUs to your property in San Francisco. Good luck with your project!