The Southwest Builders
What are the requirements to build ADU in La Mesa?
Building an ADU in La Mesa presents an opportunity to increase your property's living space for accommodating family gatherings, generating passive income, or potentially selling it for a higher value. Ensuring the success of your ADU project requires understanding the specific local regulations impacting your property and assessing the financial viability of constructing an ADU in La Mesa City. This guide provides a detailed overview of La Mesa's ADU requirements and essential financial factors to assist you in planning and executing your project successfully.
ADU regulations for properties with a single-family home
How many ADUs can you build in La Mesa?
In La Mesa, one ADU is allowed on a single-family residential lot. This ADU can either be attached to the primary dwelling or detached on the same lot.
How large can an attached ADU be in La Mesa?
Attached ADUs are limited to a maximum size of 1,200 square feet of livable space. But on properties where space is limited due to site constraints, like small lots, the maximum size for a new ADU might be reduced to 800 square feet of livable area.
How large can a detached ADU be in La Mesa?
In La Mesa, detached ADUs are restricted to a maximum size of 1,200 square feet of livable area, just like attached ADUs. However, on properties constrained by limited space, such as small lots, the maximum size for a new detached ADU might be scaled down to 800 square feet of livable area.
Can I build a 2-story ADU in La Mesa?
Yes, typically, an ADU in La Mesa can be one or two stories high and can use the maximum structure height allowed by the underlying zone. However, in certain cases, the height of ADUs might be additionally restricted by the zoning code. As previously mentioned, it's advisable to consult with staff to ensure the correct height limit is being followed.
Is there a minimum size when an ADU?
ADUs should have at least 150 square feet of livable area as a minimum requirement.
Can I convert the existing space to an ADU?
Yes. Converting existing space into an ADU is allowed within the city.
What is the maximum height for an ADU?
ADUs can reach up to the maximum structure height allowed by the underlying zone, which can vary between 20 and 30 feet. ADUs built above garages need to comply with the maximum height limit set for the underlying zone.
ADU regulations for properties with a multi-family building
How many ADUs does La Mesa allow for multifamily properties?
La Mesa allows up to two detached ADUs to be constructed on each eligible multifamily lot. Additionally, at least one ADU, or 25% of the existing multifamily units can be converted from non-living areas within the development.
How large can an attached ADU for a multifamily building be in La Mesa?
In multifamily properties, attached ADUs have a limit of 1,200 square feet of livable space. However, on properties with limited space, such as small lots, the maximum size for a new ADU might be reduced to 800 square feet.
How large can a detached ADU for a multifamily building be in La Mesa?
For multifamily properties, detached ADUs typically have a limit of 1,200 square feet of livable space, similar to attached ADUs. However, on properties with restricted space, like small lots, the maximum size for a new ADU might be scaled down to 800 square feet.
Can I stack detached ADUs on top of each other?
Currently, La Mesa City does not specify whether stacking detached ADUs is allowed.
Can I attach two ADUs to each other?
No, because it's not specified in the La Mesa municipal code and will depend on how the city sees it.
Can I convert the existing space to an ADU?
Yes, converting existing space within a multifamily lot into an ADU is allowed within the city.
What is the maximum height for an ADU on a property with a multi-family building
Multifamily properties have the same height regulations as single-family properties.
What ADU types are allowed to build in La Mesa?
In La Mesa, homeowners have a variety of ADU options available:
A. Detached ADU: A standalone structure, independent from the main residence.
B. Attached ADU: A living unit physically integrated with the primary home.
C. Converted ADU: Changing unused spaces such as garages or sheds into functional living areas, complete with essential amenities like kitchens and bathrooms.
Homeowners can choose to construct a new ADU or repurpose an existing building. Converting spaces like garages or sheds may come with advantages, such as fewer zoning constraints (e.g., setback and height restrictions) and the possibility of smaller projects. However, renovating older structures could expose hidden issues, potentially increasing expenses.
ADU setbacks from the property lines and other buildings
What are the required setbacks for an ADU in La Mesa?
ADUs need to be set back at least 4 feet from the side and rear property lines. The front setback requirement can vary, ranging from 20 feet to 15 feet, depending on the specific zoning regulations applicable to the property.
What is the minimum distance the ADU must be from existing structures?
The ADU should keep a distance of at least 6 feet from existing structures.
Are setbacks required when converting existing structures into ADU?
The city does not outline setback rules for this scenario. However, according to San Diego County regulations, converting existing space entirely within the primary residence or an accessory structure into an ADU typically does not require setbacks.
Can I build an ADU in the front yard of my house in La Mesa?
An ADU may only be constructed in the front yard if no other appropriate locations on the property can accommodate a unit of at least 800 square feet. It is essential to comply with the necessary zoning setback regulations.
Design requirements for ADU
How many bedrooms can an ADU have?
As per the rules, an ADU in La Mesa needs to have at least one bedroom unless it's intended to be a studio unit.
Does an ADU need to have a kitchen?
Yes, ADUs usually come with a full kitchen, and sometimes it's combined with the dining area.
Does an ADU require independent utility meters?
Typically, attached or interior ADUs do not need their utility meters. But for detached ADUs where it's not feasible to connect to the existing meters due to the lot's characteristics, a new direct connection to the utility with separate meters may be necessary. Fees for ADUs needing this new utility connection will be based on the size of the ADU compared to the main residence.
What is the minimum ceiling height?
In La Mesa, habitable spaces in new residential constructions, including ADUs, should comply with the California Building Code's requirement for a minimum ceiling height of 7 feet.
Find out the maximum ADU size for your property here
The parking requirements for ADU
What is the parking requirement for an ADU in La Mesa?
In some cases, no parking space is required for an ADU, such as when it is within half a mile of public transit or located in a historic district. Additionally, if the ADU is converted from existing space within a primary residence or accessory structure, or if it is attached to a primary residence, a parking space is not needed.
Where can I have a parking space on my property?
If parking is needed, it can be placed in the setbacks or existing driveway as tandem parking. Also, converting garages or carports doesn't require replacing off-street parking.
How to get permits for your ADU
How long does it take to get an ADU permit in La Mesa?
The permitting process typically takes about 3.5 to 4 months. Once the permit drawings are ready, either you or your architect will need to submit them for a Plan Check. It is advisable to arrange a pre-plan check meeting with the city planner to go over your application before submission.
After submission and payment of the required fees, the city has 60 days to determine if your application is complete. If no response is provided within that period, the permit will be automatically approved. If revisions are necessary, your designer will need to make the changes and resubmit. The application should include enough details to demonstrate compliance with ADU requirements. Missing information will not result in rejection but should be corrected. The estimated cost for Plan Checks in La Mesa for ADU projects is around $1,287.
Does La Mesa require in-person submission of plans for an ADU?
No, La Mesa does not require in-person plan submissions for an ADU. The city provides an online system for submitting applications, plans, and documents, as well as for paying fees and receiving permits.
Does La Mesa require coastal development permits?
No, the City doesn't ask for coastal development permits in any areas.
When do you need a licensed professional to design an ADU in La Mesa?
In La Mesa, whether you need a licensed professional to design your ADU mostly depends on how complicated the project is.
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How much does it cost to build an ADU in La Mesa?
Constructing an ADU in La Mesa typically costs around $325 per square foot. In addition to construction expenses, you'll need to budget for soft costs such as permits, architects, and engineers. For example, a 900-square-foot ADU would total approximately $330,000, including both hard and soft costs.
Is it profitable to build an ADU in La Mesa?
The profitability of constructing an ADU in La Mesa relies on construction costs and the local real estate market. A 900-square-foot ADU in La Mesa holds an estimated market value of about $515,000, with total project costs averaging $330,000, resulting in a potential return on investment of approximately 55.26%.
Evaluating profitability can also consider factors like potential rental income or personal benefits such as accommodating family members on your property.
Can you sell an ADU in La Mesa?
California law allows local governments to establish regulations for the sale of ADUs and primary residences as condominiums, provided they comply with existing development standards.
In La Mesa, local ordinances govern the sale of ADUs. An ADU can be sold if it was constructed by a certified nonprofit organization, if a valid tenancy-in-common agreement is in place, or if the city approves the separate sale of the ADU and the main residence as individual condominiums.
Are ADUs rent-controlled in La Mesa?
In La Mesa, ADUs are not subject to rent control since they're classified as new structures. Landlords can annually raise rents under AB 1482, but this rule only applies to buildings that are at least 15 years old.
How do I get money to build an ADU in La Mesa?
Homeowners in La Mesa, California, can potentially receive grants of up to $40,000 through the ADU Grant Program to help with the costs of building an ADU. These grants don't require repayment and can provide significant assistance in financing ADU construction.
Find out how much value an ADU could add to your property.
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