BUILDING ADDITIONAL UNITS ON YOUR PROPERTY

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1 BUILDING ADDITIONAL UNITS ON YOUR PROPERTY Kate Conner, SF Planning Department Betty Lee, Department of Building Inspection BUILDING SAFETY MONTH WORKSHOP May 18, 2016

2 What is an accessory dwelling unit (ADU)? A residential unit added to an existing residential building.

5 Where can new ADUs be added? ADUs possible per the existing density controls ADUs made possible per new programs [beyond the density limits]

6 ADU Permitting Process ADUs within existing density limits Over the Counter Approval Must meet all applicable Planning Code requirements Within existing building envelope If the building envelope is expanded Neighborhood Notification

7 ADUs in the New Programs Castro Pilot Program Seismic Retrofit Program* Supervisorial Districts 3 & 8 * Mandatory Soft Story Retrofitting per SFBC Chapter 34B, or Voluntary Soft Story Retrofitting per AB-094 See Information Sheet No. G-23 at

permit only seismic work 1 permit for ADU (Both may refer to same

8 ADU Permitting Process ADUs in New Programs DBI Screening Forms and Informational Bulletins For seismic retrofit buildings: 1 permit only seismic work 1 permit for ADU (Both may refer to same plans) Planning review NOT over the counter Followed by DBI and Fire review

9 Specific ADU Controls in the New Programs 1. Built within the existing built envelope 2. Cannot take space from existing units 3. Number of ADUs allowed: Varies 4. Rent controlled if the existing building is rent controlled 5. Can obtain administrative waiver from some Planning Code requirements 6. Must meet SF Building and Fire Codes

ADU Program The added dwelling unit shall not extend beyond the building envelope, except as follows: Building may be raised up to three (3) feet to

10 ADU Program The added dwelling unit shall not extend beyond the building envelope, except as follows: Building may be raised up to three (3) feet to create ground-floor ceiling heights suitable for residential use, which will trigger full seismic retrofit requirements, height limits, and historic review.

11 Number of Units Allowed per ADU Program Number of new ADUs allowed Seismic Retrofit Buildings No limit on the number of units added. District 3 District 8 4 units or less can add 1 ADU. More than 4 units have no limit. 10 units or less can add 1 ADU. More than 10 units can add 2 ADUs. Excludes Not permitted in RH1 and RH1(D) districts Not permitted in RH1(D) districts Not permitted in RH1(D) districts

12 Density Parking Open Space Rear Yard Exposure* Administrative Waiver of Planning Code Requirements for ADUs Utilizing New Programs *only partially

13 Requirements BUILDING & FIRE CODES The addition of dwelling units needs to meet SF Building and Fire Code requirements. ENERGY CODE The addition of dwelling units needs to meet Title 24 California Energy Code. Note: Planning and other city departments have applicable code requirements as well. Please refer to Information Sheet G-23 for a listing at

14 Q: DBI & Fire Code Equivalences Q: How does DBI and Fire determine code equivalencies? A: Through pre-application meeting (see AB-028 or AB-005), DBI and Fire shall determine whether building code equivalencies are applicable to any code issues related to unit addition. Information Sheet No. FS-05 addresses code equivalencies on fire sprinkler requirements for addition of dwelling units. Visit Technical Services Division for code questions and interpretation, located at 1660 Mission Street, 1st floor, counter #4.

Q: Voluntary Soft Story Retrofit per AB-094 Q: I have a 4-unit building. I had completed work for voluntary soft story retrofit per AB-094. Now I want a permit to add one dwelling unit.

15 Q: Voluntary Soft Story Retrofit per AB-094 Q: I have a 4-unit building. I had completed work for voluntary soft story retrofit per AB-094. Now I want a permit to add one dwelling unit. Will that trigger Mandatory Soft Story Retrofit? A: YES. To handle this situation, go to the counter #8 at DBI s office when you file for building permit. You will need to complete a screening form under Mandatory Soft Story Program for exemption based on completed work per AB-094.

16 Q: Mandatory Soft Story Retrofit Q: If I want to do a full seismic retrofit, can I add a dwelling unit? A: YES. You will have to file separate permits for each scope of work. For example: One for the soft story retrofit One for the remaining seismic work One for the ADU

Q: Separate Meters & New Unit Address Q: I want to separate the water/electrical/gas meters for the unit. This may require adding a separate address for the unit.

17 Q: Separate Meters & New Unit Address Q: I want to separate the water/electrical/gas meters for the unit. This may require adding a separate address for the unit. Can I apply to add a new address for the unit? A: YES. Assigning new street addresses is by appointment only. After permit for additional dwelling unit is issued, please request the appointment via with all relevant information to: Wai-Fong.Cheung@sfgov.org.

18 Re-assessment of Property Q: Will the Office of Assessor- Recorder reassess my building under this Unit Addition Program? A: YES. Contact them for more information. Office of Assessor- Recorder (415) Note: Since the assessed value increases, your property taxes may be raised.

19 ADU Program Recap Applicable citywide for mandatory or voluntary seismic retrofits (except for RH1 and RH1-D zoned) Applicable for Supervisorial District 3 or 8 (except RH1-D zoned) Construction of ADU is within the building envelope Shall not be constructed using space from existing dwelling units Requires two separate permits (Soft Story/ADU) Screening Form required (See Information Sheet G-23)

20 Resources Department of Building Inspection 1660 Mission Street, 1 st Floor Counter #8 (415) softstory@sfgov.org Website: SF Planning 1660 Mission Street, 1 st Floor Planning Information Center (415) pic@sfgov.org Website:

21 QUESTIONS?

BUILDING ADDITIONAL UNITS ON YOUR PROPERTY

BUILDING ADDITIONAL UNITS ON YOUR PROPERTY SF Planning Department Department of Building Inspection EARTHQUAKE FAIR ADU/ LEGALIZATION WORKSHOP June 15, 2017 What is an accessory dwelling unit (ADU)? A