What's the process for converting a detached garage in Pasadena?

Converting your detached garage into an ADU in Pasadena is an exciting project that can add value to your property while providing additional living space. Pasadena has specific guidelines and regulations you need to follow, and with a budget of $70,000, careful planning is essential to ensure compliance and manage costs effectively. Here’s a detailed step-by-step guide to help you navigate this process.

### Step 1: Understanding Local Regulations and Planning

#### Zoning and Ordinances
Pasadena, like many California cities, has adopted state mandates such as SB-9 and AB-68, which facilitate the creation of ADUs. However, Pasadena has additional local ordinances that you must consider:

1. **ADU Size and Lot Requirements**: For a detached ADU, Pasadena generally allows a maximum size of 850 square feet for a studio or one-bedroom unit and up to 1,000 square feet for a two-bedroom unit. Since your garage is 400 square feet, this should be compliant, but you might have to expand if you want additional amenities.

2. **Setbacks**: Typically, rear and side yard setbacks are reduced to as little as 4 feet for ADUs, but confirm specifics with the local planning department as exceptions may apply.

3. **Height Restrictions**: Detached ADUs are often limited to a height of 16 feet, unless specific conditions allow for more.

4. **Parking**: Converting your garage may eliminate your required parking space. However, state law often waives replacement parking if your property is within half a mile of public transit, which is common in Pasadena.

#### Permits and Approvals
You will need several permits before starting construction:

- **Building Permit**: Required for structural changes, electrical, plumbing, and mechanical work.
- **Planning Approval**: To ensure the project complies with zoning laws.
- **Utility Permits**: If you plan to connect the ADU to public utilities, separate permits may be necessary.

### Step 2: Budgeting and Financing

With a $70,000 budget, you'll need to manage costs carefully. Here’s a rough breakdown of where your expenses might go:

- **Design and Permitting**: $5,000 - $10,000. This includes architectural plans and permit fees.
- **Construction**: $50,000 - $60,000. This covers labor and materials. Using prefabricated solutions or modular components can help control costs.
- **Utilities**: $5,000 - $10,000. Connecting to water, sewer, and electrical systems may incur additional costs.

### Step 3: Design and Construction

#### Key Considerations
- **Foundation and Structure**: Ensure your garage foundation is adequate for conversion. Reinforcements may be necessary if the current structure doesn't meet building codes.
- **Insulation and Energy Efficiency**: California Title 24 requires specific energy efficiency standards. High-quality insulation, energy-efficient windows, and possibly a solar array could be beneficial.
- **Accessibility**: Consider future-proofing your ADU with universal design features like wider doorways and step-free entrances.

### Step 4: Property Taxes and Incentives

#### Property Taxes
Converting your garage to an ADU will likely increase your property taxes, as the conversion is considered new construction. The new ADU will be assessed at current market value, but only the new addition, not the entire property, will be reassessed.

#### Incentives and Grants
- **State Grants**: California occasionally offers grants for ADU construction to promote affordable housing. Check with the California Housing Finance Agency for current offerings.
- **Local Incentives**: Pasadena might have local incentives or rebates for energy-efficient or environmentally friendly construction.

### Step 5: Execution and Final Steps

- **Hire Experienced Professionals**: Work with architects and contractors who have experience with ADUs in Pasadena to avoid common pitfalls.
- **Regular Inspections**: Schedule city inspections at key stages to ensure compliance and avoid costly rework.
- **Post-Construction**: Once completed, ensure all final inspections are passed and obtain a certificate of occupancy.

### Additional Tips
- **Community Engagement**: Inform neighbors about your project to pre-empt any disputes.
- **Timeline Management**: Typically, an ADU conversion can take between 6 to 12 months from planning to completion, depending on the complexity and permitting process.

### Conclusion

Converting your garage into an ADU in Pasadena can be a rewarding project if approached with careful planning and compliance with local regulations. Stay informed with the Pasadena Planning Department and consider consulting with an ADU specialist to streamline the process. Good luck with your project, and enjoy the new addition to your home!