How to navigate ADU permitting in Torrance - step by step guide?

Hello and thank you for reaching out with your questions about building an Accessory Dwelling Unit (ADU) in Torrance, California. Navigating the permitting process can be daunting, but with the right steps, you can manage it effectively within your budget and timeline. Let’s dive into the details.

### Step-by-Step Guide to ADU Permitting in Torrance

1. **Initial Research and Planning:**
- **Lot Size and Coverage:** Torrance allows ADUs on lots zoned for residential use. According to California state law (SB-13, AB-68), your 6,000-square-foot lot is more than adequate. Generally, the ADU size can range from 400 to 1,200 square feet depending on your existing lot coverage and other zoning regulations.
- **Budget Consideration:** With a $150,000 budget, you should be able to cover costs including design, permitting, and construction. Average construction costs for ADUs in Torrance range from $150 to $300 per square foot.

2. **Design and Pre-Application:**
- **Design Development:** Work with an architect or designer familiar with Torrance's ADU standards. They can help ensure compliance with local design requirements and maximize the use of your available space.
- **Pre-Application Meeting:** Schedule a meeting with the Torrance Community Development Department. This is a crucial step to identify any potential issues early on and clarify specific requirements.

3. **Permit Application:**
- **Submit Plans:** Prepare to submit a complete set of architectural plans, structural calculations, and energy calculations. Include site plans showing existing and proposed structures with setbacks clearly marked.
- **Fees:** Permit fees in Torrance can vary but expect to pay approximately $3,000 to $5,000 for the entire process, including plan checks and building permits.

4. **Plan Review and Approval:**
- **Timeline:** The plan review process can take 4-6 weeks. Be prepared to address any corrections or requested changes promptly to avoid delays.
- **Local Ordinances:** Ensure compliance with local ordinances that might affect your project, such as parking requirements and setbacks. Torrance typically requires one additional parking space for ADUs unless you’re within proximity to public transit per AB-68.

5. **Construction Phase:**
- **Hiring a Contractor:** Choose a licensed contractor experienced in ADU construction. Their familiarity with local building codes and inspection processes will be invaluable.
- **Inspections:** Inspections are required at various stages, including foundation, framing, electrical, plumbing, and final inspection. Inspectors will verify compliance with the approved plans and safety standards.

6. **Final Approvals and Occupancy:**
- **Final Inspection and Certification:** Once construction is completed, arrange for a final inspection. Upon approval, you’ll receive a Certificate of Occupancy, allowing you to legally inhabit or rent out the ADU.

### Common Pitfalls and Tips

- **Overlooked Requirements:** Homeowners often overlook utility connections and upgrades, which can add unexpected costs. Ensure your contractor assesses existing utilities early in the planning stage.
- **Compliance with California State Laws:** Familiarize yourself with SB-9 and AB-68, which streamline ADU approval processes and override certain local restrictions, providing additional leeway in terms of setbacks and density.
- **Expediting the Process:** Maintain open communication with city officials and promptly address any plan revisions they request. Showing proactive engagement can sometimes help expedite reviews.

### Additional Considerations

- **Local Contacts:** Utilize local resources like the Torrance Building and Safety Division for any queries about specific zoning or code requirements.
- **Financing Options:** Explore financing options such as home equity lines of credit (HELOCs) or specialized ADU loans to ensure you have sufficient funds to cover all aspects of the project.

### Next Steps

1. **Schedule a Pre-Application Meeting** with the Torrance Community Development Department.
2. **Hire an Architect/Designer** familiar with Torrance ADUs to start on the design.
3. **Begin the Permit Application Process** as soon as possible to avoid delays.

By following these steps and staying informed about local and state regulations, you can navigate the ADU permitting process in Torrance successfully. If you have further questions or need specific contacts, consider reaching out to local ADU consultants or contractors with experience in the area. Good luck with your project!