Accessory Dwelling Units (ADUs) have become an increasingly popular housing solution across the United States, particularly in areas experiencing housing shortages or high demand. Burlingame, located in San Mateo County, California, is one such area where ADUs have garnered attention for their potential to offer more living space, generate rental income, or provide housing for family members. With its proximity to Silicon Valley and a growing population, Burlingame is an ideal location to explore the process of building an ADU.
This comprehensive guide will provide you with the necessary information and considerations for building an ADU in Burlingame, including zoning laws, design options, permitting, construction costs, and financing options. Whether you’re a homeowner looking to build an ADU for additional rental income, a family member, or for personal use, understanding the local regulations and planning requirements is essential for a successful project.
1. What is an ADU?
An Accessory Dwelling Unit (ADU) is a smaller, secondary residential unit located on the same property as a primary single-family home. It can be a standalone structure or an addition to an existing building. ADUs come in various forms, such as:
Detached ADU: A separate structure built on the same property as the primary home.
Attached ADU: A unit added to an existing home, such as a garage conversion or basement remodel.
Junior ADU (JADU): A smaller unit, often created within the existing footprint of a home, like a room or converted garage.
ADUs offer homeowners flexibility, enabling them to rent out the space, accommodate guests or family members, or increase the property's overall value. They also contribute to addressing housing shortages, providing more affordable and sustainable living options.
2. Why Build an ADU in Burlingame?
Burlingame is known for its desirable location in the San Francisco Bay Area, with easy access to major highways, a thriving economy, and a strong community. As housing prices continue to rise, both homeowners and renters in the area are seeking affordable alternatives. Building an ADU in Burlingame presents several benefits, including:
Increased Property Value: Adding an ADU can significantly increase the value of your property. The extra living space can attract potential buyers looking for a home with flexible living options.
Rental Income: Renting out an ADU can provide consistent rental income, especially given Burlingame’s proximity to major tech companies and employment hubs in Silicon Valley. This income can help offset mortgage payments or supplement household expenses.
Flexible Living: ADUs are a great solution for multi-generational living. Homeowners can accommodate elderly parents, adult children, or relatives in the ADU while maintaining privacy and independence.
Sustainability: With increasing concerns about environmental sustainability, building an ADU is a way to utilize existing land and infrastructure without requiring the construction of new housing developments. This can help preserve Burlingame's character while offering modern housing solutions.
3. Understanding Zoning Laws and ADU Regulations in Burlingame
Before embarking on any ADU project, it is critical to understand the local zoning laws and regulations in Burlingame. The city has specific rules governing the size, design, and placement of ADUs. Key factors to consider include:
Zoning Districts: Burlingame has multiple zoning districts that determine where ADUs can be built. In most residential zones, ADUs are permitted, but certain restrictions may apply based on the location of your property and the type of ADU you plan to construct.
Setbacks and Height Requirements: Setbacks determine the minimum distance between your ADU and the property line, as well as from other structures like the primary home. Height restrictions are also in place to ensure that the ADU blends in with the surrounding neighborhood.
Floor Area: In Burlingame, the floor area of the ADU must comply with city-specific guidelines. Typically, ADUs range from 400 to 1,200 square feet, depending on the size of your property. For example, detached ADUs on properties larger than 10,000 square feet may be allowed to reach the upper end of this spectrum.
Parking Requirements: Generally, Burlingame requires at least one parking space for every ADU, although there may be exemptions based on proximity to public transportation or if the ADU is located near certain amenities like schools or parks.
Utilities and Infrastructure: ADUs must be connected to existing utilities such as water, sewer, and electricity. If your property lacks sufficient infrastructure, you may need to make improvements, which can affect both the cost and timeline of your project.
Design and Aesthetic Considerations: Burlingame encourages designs that complement the character of the neighborhood. While you have flexibility in terms of the ADU’s layout and design, certain architectural features or materials may be required to maintain consistency with the community's aesthetic.
4. The ADU Permitting Process in Burlingame
Building an ADU in Burlingame involves a multi-step permitting process. Here is a general overview of the process:
Pre-Application Meeting: Before submitting your ADU application, it is a good idea to meet with the City of Burlingame’s planning staff to discuss your plans and get feedback. This meeting will help you understand the city's specific requirements and ensure that your project complies with local regulations.
Design and Plans: Once you have a clear vision for your ADU, you’ll need to create detailed architectural plans. These plans should include the proposed layout, dimensions, materials, and structural details. A licensed architect or designer can help you create these plans to meet all of the city’s requirements.
Permit Application: With your plans in hand, you’ll need to submit a permit application to the Burlingame Planning Division. The application will require details about your property, the ADU’s design, and how it complies with zoning regulations.
Review and Approval: After submission, the city will review your application to ensure it meets all necessary codes and regulations. The review process typically takes a few weeks, but approval times can vary depending on the complexity of your project.
Building Permit: Once your ADU plans are approved, you can apply for a building permit. This permit allows you to begin construction. The city will also schedule inspections at various stages of the build to ensure that the work complies with safety codes and regulations.
5. ADU Construction Costs
The cost of building an ADU in Burlingame depends on various factors, including the size, type, and design of the unit. On average, the construction costs for an ADU can range from $200 to $500 per square foot, depending on the quality of materials and the complexity of the design.
Here are the main cost considerations to keep in mind:
Design and Architecture: Professional design services can cost between $5,000 and $15,000, depending on the complexity of the project and whether you need custom designs or structural modifications.
Construction: The construction cost of a new ADU typically ranges from $150,000 to $300,000, based on factors like the size and materials used. For instance, a small, prefabricated ADU might cost less, while a custom-built, high-end unit will cost significantly more.
Utilities and Infrastructure: Connecting your ADU to water, sewer, and electricity can add to the overall cost. If your property does not have sufficient infrastructure, you may need to upgrade existing systems, which could add several thousand dollars to your total cost.
Landscaping and Site Preparation: Clearing the land and preparing the site for construction can also increase costs. Depending on the complexity of the project, site preparation costs can range from $10,000 to $50,000.
Building an ADU is a significant investment, and financing your project is a key consideration. There are several financing options available for homeowners looking to build an ADU in Burlingame:
Home Equity Loans or HELOCs: If you have substantial equity in your home, you may consider taking out a home equity loan or a home equity line of credit (HELOC) to finance your ADU project. These loans typically have lower interest rates than other types of loans, but they require you to put your home up as collateral.
Personal Loans: If you do not have enough equity in your home, a personal loan could be an option. Personal loans generally have higher interest rates than home equity loans, but they do not require collateral.
Construction Loans: A construction loan is specifically designed for projects like building an ADU. These loans cover the cost of construction, and once the project is complete, they convert into a traditional mortgage.
ADU Financing Programs: Some cities and states offer specific financing programs for ADUs, such as low-interest loans or grants for projects that meet certain criteria (e.g., sustainability or affordability). Check with local government offices or financial institutions to see if these programs are available in Burlingame.
Rental Income: If you plan to rent out your ADU, the rental income can help offset construction costs. Keep in mind, however, that rental income is not immediate and will depend on factors like the demand for rental properties and the time it takes to complete your ADU.
7. Managing the Construction Process
Managing the construction of your ADU is an essential aspect of ensuring the project stays on track, on budget, and meets your expectations. Here are some tips for effectively managing the construction process:
Hire a General Contractor: While you can take a hands-on approach, most homeowners hire a general contractor to manage the day-to-day construction activities. A licensed contractor will handle scheduling, permits, subcontractors, and quality control.
Set Realistic Timelines: The construction timeline for an ADU typically ranges from 6 to 12 months, depending on the scope of the project. Factors such as weather conditions, delays in materials, and inspections can impact the timeline.
Monitor the Budget: Keep track of all expenses, and be prepared for unforeseen costs. Having a contingency fund of 10-20% of the total budget can help cover unexpected expenses.
Communicate Regularly: Stay in regular communication with your contractor to monitor progress, resolve issues, and keep the project on schedule.
8. Final Thoughts
Building an ADU in Burlingame offers homeowners the opportunity to add value to their property, create additional living space, and address the growing need for affordable housing. While the process involves navigating local zoning laws, securing permits, managing construction costs, and financing the project, the benefits of building an ADU far outweigh the challenges. By understanding the key aspects of the ADU planning process, homeowners can embark on a successful project that enhances their property’s value, provides flexibility, and contributes to addressing Burlingame’s housing needs.
Whether you are building an ADU for family, rental income, or personal use, careful planning and adherence to local regulations will ensure that your project is a success.
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