All Forum Posts by: Chen Zhou
Chen Zhou has started 5 posts and replied 152 times.
Post: Experience with ABODU San Jose
- Rental Property Investor
- Santa Clara, CA
- Posts 160
- Votes 156
@Martina Su If your main house is rather unique, it's always better to get a custom ADU to go along with it. The cost would be relatively similar but prefab might be a little faster depending on the team you work with.
Your ADU can attract similar tenants as any regular apartments. If you create a little outdoors space and provide extra storage (such as a shed) for the ADU tenant, then you can attract even better tenants that are likely going to stay for longer.
For your location, depending on the size, you can probably get at least $2000/month for a 1 bedroom apartment and at least $3000/month for a 2 bedroom apartment.
Post: Build an ADU or subdivide property to build a 2nd home?
- Rental Property Investor
- Santa Clara, CA
- Posts 160
- Votes 156
I vote for 2 homes
Post: ADU in SF Bay Area - loan question / advice
- Rental Property Investor
- Santa Clara, CA
- Posts 160
- Votes 156
A few other considerations:
1. construction loan might be difficult if you are doing a prefabbed ADU
2. have you considered financing part of this through borrowing from your 401k/IRA account? I think due to COVID, you can borrow up to $100k from your 401k account before end of 2020 now.
3. I believe you can get the construction cost down...$280k for 800 sqft is a bit excessive...I did mine (also 800 sqft for $200k in San Jose). Let me know if you need to talk to more contractors who can do this for lower...
Post: Construction cost of ADU in san francisco bay area
- Rental Property Investor
- Santa Clara, CA
- Posts 160
- Votes 156
If just building one story, $250/sqft construction cost is still possible if it's an ADU around 1000 sqft.
Post: Adding an ADU in SF Bay Area.
- Rental Property Investor
- Santa Clara, CA
- Posts 160
- Votes 156
@Brian LarsonGreat to hear the progress!! Probably wise to slow down a bit in this environment.
@Carrick Young I submitted my plan for my San Jose ADU back in 2018 and got it within 4 months. Now it should be much faster and they also lowered the school fees and park fees for building ADUs as part of San Jose easing ADU requirements to align with the new state law (see below). All in cost was around $200,000 for an 800 sqft expansion.
You can read more about my experience here:
https://www.biggerpockets.com/forums/850/topics/759279-building-adu-in-san-jose-california
3D visualization of my ADU: https://my.matterport.com/mode...
On Dec. 17, 2019, the San Jose City Council approved easing ADU requirements to align with new state laws. We are updating our ADU Universal Checklist and website to reflect these changes. Visit the Secondary Unit Ordinance webpage to see the new changes: https://www.sanjoseca.gov/business/development-services-permit-center/accessory-dwelling-units-adus/secondary-unit-ordinance-updates
Post: Looking for ADU Architect/Design firm + GC in Bay Area
- Rental Property Investor
- Santa Clara, CA
- Posts 160
- Votes 156
@Maulik Pandey Will private message you some names as well.
Post: ADU Advice Bay Area
- Rental Property Investor
- Santa Clara, CA
- Posts 160
- Votes 156
@Sara Pasha I will PM you.
Post: ADU Advice Bay Area
- Rental Property Investor
- Santa Clara, CA
- Posts 160
- Votes 156
@Satya A.Will private message you the contact.
Post: Accessory dwelling unit in San Jose, CA
- Rental Property Investor
- Santa Clara, CA
- Posts 160
- Votes 156
Huge booster building ADU in San Jose: 2019 ADU ORDINANCE CHANGES
The City Council voted on Dec. 17, 2019 to update San Jose's zoning code pertaining to ADUs to align with new California State laws that go into effect on Jan. 1, 2020. San Jose's zoning code changes for ADUs are effective immediately. The table below shows the prior regulations and the newly approved regulations.
| ITEM | PRIOR REGULATION (BEFORE DEC. 17, 2019) | NEW REGULATIONS THAT ALIGN WITH CALIFORNIA STATE LAWS | ||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Effective Date | City Council approved the regulations below on July 27, 2018 with subsequent updates approved on May 23, 2019; June 25, 2019; and November 19, 2019. | On December 17, 2019, City Council approved the following changes, effective immediately upon their vote on Dec. 17, 2019. | ||||||||||||||||
| Zoning District | ADUs are allowed: • In R-1, R-2, and R-M zoning districts on lots that have one single-family residence. • In Planned Development (PD) districts that are subject to R-1 standards and uses OR where ADUs are not expressly prohibited. • In a low-density cluster development if it conforms to development standards of the R-1 zoning district, and the development and use standards of the low-density cluster permit. | ADUs are allowed: • In R-1, R-2, and R-M zoning districts on lots that have one single-family residence. â�¢ On lots with a single-family residence In Planned Development (PD) districts that are subject to R-1 standards and uses OR the ADU conforms to the development and use standards of the PD district. • On any lot with an existing single-family dwelling unit, where regardless of zoning, the lot has any of the following General Plan Land Use/Transportation designations: - Residential Neighborhood - Mixed-Use Neighborhood - Urban Village or Urban Residential - Transit Residential or Rural Residential - Downtown - Mixed-Use Commercial • On two-family (duplex) lots and on multifamily properties • In a low-density cluster development if it conforms to development standards of the R-1 zoning district, and the development and use standards of the low-density cluster permit. | ||||||||||||||||
| Minimum Lot Size | 3,000 square feet | No minimum lot size | ||||||||||||||||
| Minimum Setbacks from Rear and Side Property Lines | 0 feet for 1-story conversions and new construction. 5 feet for second-story ADUs constructed above a garage or accessory structure. | 0 feet for 1-story conversions and new construction. 4 feet for second-story ADUs constructed above a garage or accessory structure 4 feet minimum rear and side setbacks required for detached ADU in multifamily developments. | ||||||||||||||||
| Maximum Height | For detached ADUs: Single story – 18 feet maximum | Single-family properties - No change in height requirements. Multifamily properties - 16 feet maximum height for detached ADUs. | ||||||||||||||||
| Rear Yard Coverage | Area covered by the ADU, accessory buildings, and accessory structures, except pools, shall not exceed forty percent (40%) of the rear yard. | Area covered shall not exceed forty percent (40%) of the rear yard or up to 800 square feet, whichever is greater. | ||||||||||||||||
| Detached ADU Allowed Locations | Rear yard only, at least 6 feet away from primary dwelling. May be attached to a detached garage or other existing accessory structure. Must meet minimum setbacks for an accessory building in accordance with Section 20.30.500. | No changes except that ADUs that exceed forty percent (40%) of the rear yard must maintain minimum 4 foot side and rear setbacks. One-foot overhang for eaves would be allowed. | ||||||||||||||||
| ADU Size (in sf) |
|
| ||||||||||||||||
| Number of Bedrooms and Bathrooms | Two bedrooms allowed on lots with an area greater than 9,000 square feet, and only one bathroom. | Up to two bedrooms and two bathrooms allowed for all units. | ||||||||||||||||
| Attached ADU Maximum Floor Area | May not exceed 50% of the existing or proposed primary dwelling living area. | May not exceed 50% of the existing or proposed primary dwelling living area or 800 square feet, whichever is greater. | ||||||||||||||||
| Design Standards | Visual compatibility with existing primary dwelling is required. | No design standards, except new simplified standards for attached ADU units for historic buildings listed in the Historic Resources Inventory. | ||||||||||||||||
| Parking requirements | An ADU requires 1 space unless the property qualifies for an exemption under State law—see the parking requirements. If a garage has been converted, the main dwelling parking space must be replaced, as uncovered or in front or side setback areas. Parking spaces may be configured on-site per state law. | No change in parking requirements for the ADU. Replacement parking for garages and carports converted to ADUs will not be required. | ||||||||||||||||
| Junior ADU (JADU) | Not allowed. | Allow JADU up to 500 square feet within the existing walls of a single-family home. Must include at least an efficiency kitchen. May share a bathroom with the primary unit. Owner-occupancy and deed restriction will be required, subject to State law regulations. |
Post: Building an ADU in San Jose
- Rental Property Investor
- Santa Clara, CA
- Posts 160
- Votes 156
Finally here! San Jose 2019 ADU ORDINANCE CHANGES!
The City Council voted on Dec. 17, 2019 to update San Jose's zoning code pertaining to ADUs to align with new California State laws that go into effect on Jan. 1, 2020. San Jose's zoning code changes for ADUs are effective immediately. The table below shows the prior regulations and the newly approved regulations.
| ITEM | PRIOR REGULATION (BEFORE DEC. 17, 2019) | NEW REGULATIONS THAT ALIGN WITH CALIFORNIA STATE LAWS | ||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Effective Date | City Council approved the regulations below on July 27, 2018 with subsequent updates approved on May 23, 2019; June 25, 2019; and November 19, 2019. | On December 17, 2019, City Council approved the following changes, effective immediately upon their vote on Dec. 17, 2019. | ||||||||||||||||
| Zoning District | ADUs are allowed: • In R-1, R-2, and R-M zoning districts on lots that have one single-family residence. • In Planned Development (PD) districts that are subject to R-1 standards and uses OR where ADUs are not expressly prohibited. • In a low-density cluster development if it conforms to development standards of the R-1 zoning district, and the development and use standards of the low-density cluster permit. | ADUs are allowed: • In R-1, R-2, and R-M zoning districts on lots that have one single-family residence. â�¢ On lots with a single-family residence In Planned Development (PD) districts that are subject to R-1 standards and uses OR the ADU conforms to the development and use standards of the PD district. • On any lot with an existing single-family dwelling unit, where regardless of zoning, the lot has any of the following General Plan Land Use/Transportation designations: - Residential Neighborhood - Mixed-Use Neighborhood - Urban Village or Urban Residential - Transit Residential or Rural Residential - Downtown - Mixed-Use Commercial • On two-family (duplex) lots and on multifamily properties • In a low-density cluster development if it conforms to development standards of the R-1 zoning district, and the development and use standards of the low-density cluster permit. | ||||||||||||||||
| Minimum Lot Size | 3,000 square feet | No minimum lot size | ||||||||||||||||
| Minimum Setbacks from Rear and Side Property Lines | 0 feet for 1-story conversions and new construction. 5 feet for second-story ADUs constructed above a garage or accessory structure. | 0 feet for 1-story conversions and new construction. 4 feet for second-story ADUs constructed above a garage or accessory structure 4 feet minimum rear and side setbacks required for detached ADU in multifamily developments. | ||||||||||||||||
| Maximum Height | For detached ADUs: Single story – 18 feet maximum | Single-family properties - No change in height requirements. Multifamily properties - 16 feet maximum height for detached ADUs. | ||||||||||||||||
| Rear Yard Coverage | Area covered by the ADU, accessory buildings, and accessory structures, except pools, shall not exceed forty percent (40%) of the rear yard. | Area covered shall not exceed forty percent (40%) of the rear yard or up to 800 square feet, whichever is greater. | ||||||||||||||||
| Detached ADU Allowed Locations | Rear yard only, at least 6 feet away from primary dwelling. May be attached to a detached garage or other existing accessory structure. Must meet minimum setbacks for an accessory building in accordance with Section 20.30.500. | No changes except that ADUs that exceed forty percent (40%) of the rear yard must maintain minimum 4 foot side and rear setbacks. One-foot overhang for eaves would be allowed. | ||||||||||||||||
| ADU Size (in sf) |
|
| ||||||||||||||||
| Number of Bedrooms and Bathrooms | Two bedrooms allowed on lots with an area greater than 9,000 square feet, and only one bathroom. | Up to two bedrooms and two bathrooms allowed for all units. | ||||||||||||||||
| Attached ADU Maximum Floor Area | May not exceed 50% of the existing or proposed primary dwelling living area. | May not exceed 50% of the existing or proposed primary dwelling living area or 800 square feet, whichever is greater. | ||||||||||||||||
| Design Standards | Visual compatibility with existing primary dwelling is required. | No design standards, except new simplified standards for attached ADU units for historic buildings listed in the Historic Resources Inventory. | ||||||||||||||||
| Parking requirements | An ADU requires 1 space unless the property qualifies for an exemption under State law—see the parking requirements. If a garage has been converted, the main dwelling parking space must be replaced, as uncovered or in front or side setback areas. Parking spaces may be configured on-site per state law. | No change in parking requirements for the ADU. Replacement parking for garages and carports converted to ADUs will not be required. | ||||||||||||||||
| Junior ADU (JADU) | Not allowed. | Allow JADU up to 500 square feet within the existing walls of a single-family home. Must include at least an efficiency kitchen. May share a bathroom with the primary unit. Owner-occupancy and deed restriction will be required, subject to State law regulations. |