What are the requirements for garage conversion ADUs in San Francisco?

Certainly! Converting a garage into an ADU in San Francisco is a fantastic way to add value to your property, and with careful planning, you can navigate the process smoothly. Let's break down your queries step by step:

### 1. Size Limits and Setback Requirements:

In San Francisco, ADU regulations are designed to promote flexibility while ensuring neighborhood compatibility. For garage conversions specifically, the city's ordinances often allow the footprint of the existing structure to determine the maximum size of the ADU. This means you can usually convert the entire garage space without reducing its size, provided it complies with other building standards.

**Key Considerations:**
- **Size Limits:** Generally, San Francisco allows ADUs to be up to 1,200 square feet. However, since you're working with an existing structure, your conversion will be limited to the garage's footprint.
- **Setbacks:** For garage conversions, setbacks are typically not an issue as the structure is existing. However, if you decide to extend or add to the structure, you’ll need to comply with standard setback requirements, often 4 feet from the rear and side property lines.

### 2. Parking Requirements:

One of the biggest reliefs for ADU projects in San Francisco is the city’s leniency regarding parking requirements. Under state laws like SB-1069 and AB-68, jurisdictions cannot require parking replacement for an ADU if:
- The ADU is located within half a mile of public transit, which most of San Francisco is.
- The ADU is converting existing space like a garage.

Given these exemptions, you should not need to provide an additional parking spot elsewhere on your property.

### 3. Fire Safety and Soundproofing:

Fire safety and soundproofing are crucial aspects of a garage conversion. Here’s what you need to consider:

- **Fire Safety:** You’ll need to ensure that your ADU complies with local fire codes, which may include installing fire-rated drywall and ensuring proper egress through windows and doors. The cost for fire safety upgrades can range from $1,000 to $5,000 depending on the specific requirements.

- **Soundproofing:** While not explicitly required, soundproofing is advisable, especially if the ADU is attached to the main dwelling. It typically involves using insulation and soundproof drywall, potentially adding between $1,500 and $4,000 to your budget.

### 4. Permitting Process:

The permitting process in San Francisco can be complex and time-consuming, typically taking anywhere from six months to over a year. Here’s a step-by-step guide to the process:

1. **Initial Consultation:** Start with a consultation with a local architect or contractor familiar with San Francisco’s regulations. This could cost between $500 and $1,500.

2. **Design and Plans:** Your architect will prepare detailed plans that meet city codes. Budget around $5,000 to $15,000 for this phase.

3. **Submit to Planning Department:** Submit your plans to the San Francisco Planning Department for approval. This step often takes 2-4 months.

4. **Building Permits:** Once planning approval is granted, apply for building permits. The processing time can vary, but expect another 2-3 months.

5. **Construction:** Upon receiving permits, construction can commence. Given your budget of $100,000, plan for a construction timeline of 4-6 months.

**Common Hurdles:**
- Navigating local ordinances and neighborhood opposition.
- Ensuring compliance with the Residential Design Guidelines.

### Tips and Next Steps:

- **Engage a Professional:** Given the complexities, hiring a knowledgeable local contractor or architect can save time and help avoid costly mistakes.
- **Community Engagement:** Early communication with neighbors can preemptively address concerns and foster a supportive environment.
- **Financing:** Explore financing options such as renovation loans or local grants for ADU projects.

For additional resources, consider visiting the San Francisco Planning Department’s website or the California Department of Housing and Community Development for detailed guidelines and updates on state laws.

By carefully planning and leveraging local resources, your garage conversion ADU can become a successful and rewarding project. Good luck, and feel free to reach out if you have more questions!