All Forum Posts by: Chen Zhou
Chen Zhou has started 5 posts and replied 152 times.
Post: Building ADU in San Jose, California
- Rental Property Investor
- Santa Clara, CA
- Posts 160
- Votes 156
Attention! Great News! 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: San Jose ADUs. Experiences to share?
- Rental Property Investor
- Santa Clara, CA
- Posts 160
- Votes 156
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: Cost of building an ADU in San Jose
- Rental Property Investor
- Santa Clara, CA
- Posts 160
- Votes 156
! Great News: 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
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: ADU Advice Bay Area
- Rental Property Investor
- Santa Clara, CA
- Posts 160
- Votes 156
@JaNae Anderson Thank you! I'm happy with the results as well:)
Overall took me 1 year (6 month design and getting permit and 6 month building and placing tenants in).
Post: Building an ADU in San Jose
- Rental Property Investor
- Santa Clara, CA
- Posts 160
- Votes 156
@Pavan Sandhu Plz see the pictures and 3D visual under my profile:)
Post: My journey investing in Detroit
- Rental Property Investor
- Santa Clara, CA
- Posts 160
- Votes 156
@Christian HutchinsonAgreed with you 100% that it's important to AVOID dishonest groups that try to brand warzone/c class properties as b class and scam out-of-state investors! When I was in Detroit, I met with a couple of turnkey companies as well and didn't like what I saw, and that's why I avoided any turnkey companies and did the deal on my own (with realtor's help). I heard horror stories from others as well going with the wrong companies...you really need to watch out for red flags early on when you are in Detroit!
Post: My journey investing in Detroit
- Rental Property Investor
- Santa Clara, CA
- Posts 160
- Votes 156
@Jeff Marzo It's awesome to hear that there are like-minded investors like you in the market! Good luck with your adventures and let me know if there's anything that I can help with.
Post: My journey investing in Detroit
- Rental Property Investor
- Santa Clara, CA
- Posts 160
- Votes 156
@Christopher GrobbelThank you! Would love to pick your brain on Detroit!!
Post: My journey investing in Detroit
- Rental Property Investor
- Santa Clara, CA
- Posts 160
- Votes 156
@Travis Biziorek In your calculation, your insurance is lower than my actual and property tax is higher than actual. We will see repairs and capex but I already factor that in in my 40% operating expenses calculation. Not too worried about vacancy, as the property is in a really hot area for young people - in fact, I got many applications for the rental listing and rented it out the first week I closed the deal. I'm sure as the area develops further, the rents will creep higher.
And yes, I wouldn't do it if it's just for cash flow - simply doesn't move the needle for me.
Post: My journey investing in Detroit
- Rental Property Investor
- Santa Clara, CA
- Posts 160
- Votes 156
@Travis Biziorek My cash flow is pretty positive for now for this property, even with 40% operating expenses...(In reality, i'm not even close to %40 operating expenses).
Everyone has their own strategy - there's a whole spectrum with some people weighing more cash flow and some people weighing more appreciation. The reality is that Detroit market overall bounced back a lot in the past few years. You are more than welcome to share facts and your experience here, but I wouldn't say which strategy is better, since whats better for you might not work better for someone with another financial profile/goal.