All Forum Posts by: John A Murray

Mike I too am dealing with the LBUSD over my 360SF detached garage/ADU conversion. I was stuck with paying the $1,500 school impact fee in order to get their approval. I then went through the three-step "grievance" procedure where the District basically blew me off. I had provided them with the updated HCD ADU handbook that states school districts can not charge impact fees for ADU's under 500sf. LBUSD seemed to just go through the motions and denied me every step of the way.

After the holidays I will again contact Reid Miller at HCD and see where they are at with this. He has stated that the LBUSD is improperly charging me this fee. It looks like I will have to take them to (small claims) court, after I submit a PRA request for and receive pertinent information.

Now I feel like a fool as in the last 10 years the LBUSD has been provided 2.7 BILLION dollars from two bond measures on the ballot. On the first bond measure (K) I was on committees, attended meetings, and promoted the measure in person at school sites and special-called meetings. I also promoted the second bond measure (E) in multiple ways. My business was a business partner with the LBUSD/Long Beach Education Foundation, as a result of my many financial contributions. 

This is one greedy entity-no good deed with them goes unpunished. I am going to do my part to correct this injustice.

If you can handle living in a small space then go for it; can't beat the cash flow. Unless you like digging in your own pocket to make the note.

If you do need a bit more room consider not including the basement with the rental, and utilize that for yourselves.

Call the state Housing and Community Development (HCD) agency. One of their tasks is to assist people developing ADU's. I emailed them and received immediate responses.

Actually Paul the state is the one with the energy building codes, in particular CA Title 24 2019 standards that just went into effect January 1. Worth a google search and investigation.

I am told that if you are doing an "addition" as in garage conversion solar is not required, but if new construction solar is required if there is space and nothing blocking sufficient sunlight. Lot's of other new energy requirements, mostly for new construction again.

Too bad you don't have a garage to convert. That's by far the best way to do an ADU. The only way for me.

@Sydney Sherman My Architect has done many ADU's, primarily in LA. For $4,500 I got everything required done, and I don't have to step foot at city hall(only write the checks). I'm in plan check since January 29, coming up on the new 60 day ministerial approval deadline. My permit fees shouldn't exceed $3,000. Pre-2020 impact fees for my under 700sf ADU, now not required, were $4,600 in Long Beach. As a 100% conversion PV solar is not required. Huge LA issue is location of power lines, as LADWP is picky if they are directly overhead your ADU, or even close to it.

@Paul Dashevsky Paul could you please provide me with a copy of your ADU bidding checklist? Info sent to your website. Really appreciated!

Good question Christopher. The magic words are "addition" vs "new construction". I would think yours would be considered an addition, unless if 100% of your garage remains a garage with 100% of the addition being "residential". You'll have to talk to your local Building Department or google search it.

Information is available online, Long Beach included, all just a google search away. Keep in mind that the new state laws supersede city regulations. 
Additionally there is CA Title 24 2019 energy standards that came into effect January 1 also. If you build a anew ADU (as compared to converting an existing structure) you will have to install solar panels, among others new requirements.

Sure don't. Two gentlemen here (David M. and Matthew ?) have done conversions for that cost; David doing a lot of the grunt work himself but I believe Matthew utilized a contractor. David posted photos of his ADU interior, it is very nice and clean, builder quality and perfect for a rental. If I remember correctly he paid $12k in city fees, $8k in labor and $17k in materials with total conversion cost of $37k.

I plan on keeping my detached conversion under $90sf. Losing $4600 in impact fees and not being required to PV solarize(California-mandated for new construction only) like I thought is a huge (-$11,000) help. My city fees will be less than $3k.

Hope you grab that deal, sheesh you could flip it and come out with bigger pockets quickly.