What are the requirements for garage conversion ADUs in Pasadena?

Hello and welcome to the exciting journey of converting your garage into an ADU in Pasadena! You're right in noting that while state-wide regulations like SB-9 and AB-68 provide a framework, local jurisdictions like Pasadena can indeed have their own specific requirements and processes. Let's dive into the details to help you navigate this project successfully.

### Zoning and Permitting in Pasadena

First, let's address the zoning requirements. Pasadena allows for ADU conversions, and your lot size of 6,500 square feet should generally be supportive of an ADU project. However, Pasadena does have its own set of ordinances that can affect your project:

1. **Zoning Compliance:** Ensure that your property is zoned for residential use, allowing for ADUs. Most residential zones in Pasadena, such as RS (Single-Family Residential) zones, permit ADUs.

2. **Size and Setbacks:** According to Pasadena's local ordinances, converted garages are typically subject to less stringent setback requirements compared to newly constructed ADUs. However, maintaining a minimum distance from property lines is often required. Confirm with Pasadena's Planning Department for specific setback requirements.

3. **Parking Requirements:** If you're converting an existing garage, Pasadena may waive the replacement parking requirement, especially if you're within half a mile of public transit.

### Budgeting and Costs

Converting a garage into an ADU in Pasadena can be a cost-effective way to add living space, but it's crucial to anticipate some costs:

1. **Construction Costs:** On average, garage conversions in Pasadena can range from $60,000 to $120,000. Given your budget of $100,000, it's important to plan carefully and obtain multiple quotes to ensure you stay within your limits. Consider costs for insulation, flooring, roofing, and any structural changes that may be needed.

2. **Permits and Fees:** Expect to pay for building permits, which can range from $1,500 to $4,000 depending on the complexity of your project. Additionally, Pasadena may charge impact fees, particularly if your ADU significantly increases the utility demand.

3. **Utility Connections:** Extending plumbing and electricity to your garage is a significant cost factor. Installing new plumbing can cost between $5,000 to $15,000, especially if sewer lines need to be extended. Electrical work might cost between $2,000 to $5,000.

### Utility Connections

Since your garage currently lacks plumbing and electricity, you'll need to install these utilities. Here’s a step-by-step guide:

1. **Consult a Professional:** Hire a licensed contractor or architect experienced with ADUs in Pasadena to assess your garage and plan the utility layout.

2. **Water and Sewer Lines:** You’ll need to connect water and sewer lines from the main house. This involves trenching and potentially disturbing existing landscaping, which can add to costs.

3. **Electrical Setup:** A separate electrical panel may be required. Ensure that the electrical capacity of your main house can support the ADU. An upgrade might be necessary, which could cost $1,500 to $3,000.

4. **Permits for Utilities:** Each utility extension will require permits from the city, so factor in time for this in your project timeline.

### Timeline

Garage conversions typically take about 3 to 6 months from start to finish. This includes time for design, permitting, and construction. Be prepared for potential delays in obtaining permits, as Pasadena can have a busy Planning Department.

### Helpful Tips and Common Mistakes

- **Early Engagement with the City:** Engage with the Pasadena Planning Department early in the process to clarify requirements and obtain guidance specific to your property.

- **Accurate Budgeting:** Include a 10-15% contingency in your budget for unexpected expenses.

- **Design Considerations:** Work with a designer who understands ADU-specific challenges and opportunities, such as maximizing natural light and efficient space usage.

- **Professional Help:** Consider hiring a project manager if you’re unfamiliar with construction projects. They can help keep things on track and within budget.

### Next Steps

1. **Research and Select a Contractor:** Look for contractors with experience in ADU projects in Pasadena. Request references and check previous work.

2. **Pre-Construction Meeting with the City:** Schedule a meeting with the Planning Department to review your plans and ensure compliance with Pasadena's regulations.

3. **Financing Options:** Explore financing options such as home equity loans or specialized ADU financing programs that may be available in California.

4. **Community Resources:** Consider joining local forums or community groups focused on ADU development in Pasadena for shared experiences and advice.

By carefully planning and understanding the specific requirements in Pasadena, you can effectively manage your garage conversion project. Best of luck with your ADU, and feel free to reach out with any more questions as you progress!