Accessory Dwelling Units (ADUs) are becoming an increasingly popular option in San Diego, providing extra space for families or additional rental income. However, if your property is located within a historic district, building an ADU is possible but involves additional layers of complexity. Navigating the process requires a thorough understanding of the city’s preservation regulations, as well as how these rules apply to your ADU project.
In this article, we’ll explore how historic preservation rules influence ADU permitting in San Diego’s historic districts and provide key insights into the challenges, opportunities, and steps you need to take when considering building an ADU in these areas.
Can You Build an ADU in a Historic District?
Yes, building an ADU in a historic district or on a property subject to historic preservation is possible. California’s State ADU Law allows ADUs to be constructed even on lots where the primary residence is listed in the California Register of Historical Resources. While local agencies can impose preservation standards to prevent adverse impacts on these historic properties, these standards must align with Government Code section 65852.2, subdivision (e), which ensures that ADU projects are not unduly burdened by historic preservation requirements.
Local agencies are encouraged to create and adopt objective standards for ADUs that do not compromise the architectural or historical integrity of the district. These standards are typically designed to be ministerial—meaning they can be reviewed and approved without lengthy discretionary processes—so long as they meet clear, pre-determined criteria.
One of the significant advantages for homeowners in historic districts is the ADU parking exemption. This makes it easier for homeowners in historic districts to create ADUs without worrying about providing additional parking, further streamlining the process.
Can I build an ADU if the primary residence is subject to historic preservation, e.g. the Mills Act?
Yes, ADUs are allowed on lots where the primary residence is subject to historic preservation, for example via the Mills Act. California State ADU Law allows for a local agency to impose standards that prevent adverse impacts on any property that is listed in the California Register of Historical Resources, but these standards do not apply to ADUs proposed pursuant to Government Code section 65852.2, subdivision (e). A jurisdiction may impose objective and ministerial standards that are sufficiently objective to be reviewed ministerially and do not unduly burden the creation of ADUs (Gov. Code, § 65852.2, subds. (a)(1)(B)(i) and (a)(5)).
San Diego’s Historic Districts and Their Impact on ADUs
San Diego County is home to several historic districts, each offering unique architectural styles and cultural significance. These districts include:
City of San Diego
- Old Town San Diego: Known as California’s first settlement, it showcases Spanish and Mexican architectural influences.
- Gaslamp Quarter: Famous for its Victorian-style buildings from the late 19th century.
- Mission Hills: Notable for its Craftsman and Spanish Colonial Revival homes.
- Sherman Heights: A diverse blend of Victorian homes and early 20th-century bungalows.
- La Jolla Village: A coastal neighborhood with Mediterranean Revival and mid-century architectural influences.
- Bankers Hill: Home to early 1900s residences and Art Deco styles.
Escondido
Old Escondido Historic District: This district showcases residential architecture from the late 19th and early 20th centuries, featuring Craftsman, Victorian, and Spanish Revival homes. The district focuses on preserving the small-town charm and historical significance of Escondido’s original residential core.
Oceanside
- Downtown Oceanside Historic District: This area includes structures with early 20th-century architecture, such as Spanish Revival and Craftsman styles. The district aims to maintain Oceanside’s heritage as a coastal town, featuring several historically significant buildings.
- South Oceanside Historic Area: An area with smaller clusters of homes from the early 1900s, particularly bungalows and cottages.
Carlsbad
- Carlsbad Barrio: This historic district is one of the oldest neighborhoods in Carlsbad, with homes reflecting early 20th-century architectural styles. The Barrio preserves Carlsbad’s original Mexican-American heritage.
- Carlsbad Village Historic District: Carlsbad Village features buildings from the late 19th and early 20th centuries, many of which are preserved for their historical and architectural significance.
For homeowners in these historic areas, building an ADU can be complicated by historic preservation regulations.
The ADU Permitting Process in San Diego’s Historic Districts
In San Diego, a historical review is triggered when a property contains a structure that is 45 years or older, is designated historic, or is located within one of the above historic districts. This review can impact both the design and the overall feasibility of your ADU project.
Once your property falls under historic review, the permitting process becomes more involved. The City of San Diego’s Development Services Department oversees the approval of work on properties 45 years or older or those located in historic districts. Homeowners planning ADU projects in these areas should prepare for a review process that goes beyond standard zoning checks.
The review length for ADU projects in historic districts depends on the complexity of the project:
- Ministerial projects: These typically take 10 business days for review, following a straightforward process.
- Discretionary projects: These are more involved and may take up to 20 business days for review.
Importantly, there is no over-the-counter review option for projects in historic districts. The process includes public input, which adds another layer of scrutiny. Homeowners should be aware that this public involvement can sometimes extend the review timeline, especially for projects that face opposition from local preservation groups or neighbors concerned about maintaining the area’s character. Read more in the Guidelines for the Application of Historical Resources Board Designation Criteria.
Key Challenges in ADU Permitting in Historic Districts
Building an ADU in a historic district involves several challenges, many of which stem from the need to preserve the architectural and cultural integrity of the area. Here are some of the key challenges homeowners might face:
Zoning and Regulatory Constraints
Historic districts often have stricter zoning laws that limit ADU size, placement, and design. Homeowners may need to apply for variances if their project doesn’t conform to the existing zoning regulations, and the process for obtaining these can be lengthy.
Design and Aesthetic Restrictions
ADUs in historic districts must blend in with the original structure’s design and the surrounding neighborhood. This can mean adhering to strict architectural guidelines, including the use of specific materials, colors, or building techniques. For example, you might be required to use materials like wood or stucco to match the original home or preserve a certain roof style that fits the historic aesthetic. Read more about exterior finishes & options.
Another interesting twist in the City of San Diego is that ADUs must subordinate to the existing historic building. So in most cases, this means that the ADU must be visually distinct from the main unit.
Complex Permitting Process
The permitting process for ADUs in historic districts is more involved due to the additional layers of approval required. It’s essential to work closely with preservation experts and city planners to ensure that your ADU design complies with both zoning laws and historic preservation standards. The review may also require adjustments to your project, potentially increasing both the cost and timeline.
Factors to Consider When Building an ADU in Historic Districts
When planning to build an ADU in one of San Diego’s historic districts, there are several factors to keep in mind. These considerations can significantly influence the cost, timeline, and feasibility of your project.
Impact on Property Value
Adding an ADU to a historic property can both enhance and complicate the property’s value. On one hand, an ADU can increase the overall market value by providing additional living space or rental income potential. However, historic district regulations may limit certain modifications, which could restrict the scale or design of your ADU, making it more difficult to meet specific market demands. Read more about the return on investment of an ADU.
Cost Implications and Design Constraints
The costs of building an ADU in a historic district are often higher than in other areas, primarily due to the need for specialized design and materials that match the existing architecture. Homeowners must factor in the costs of working with architects or contractors experienced in historic preservation, as well as additional fees associated with the extended permitting process. Read more about ADU costs.
Realistic Timeline Expectations
Given the complexity of the review and permitting process, you should plan for longer timelines when building an ADU in a historic district. The review process can take weeks or even months, especially if public hearings or design revisions are required. Working with professionals who are familiar with both ADU regulations and historic district rules can help streamline the process, but patience is essential. Read more about how long it takes to build an ADU.
What to Look for in a Contractor for Your Historic ADU Project
Building an ADU in a historic district comes with unique challenges, so selecting the right contractor is crucial. When choosing a contractor for your project, there are several key factors to keep in mind to ensure a successful build that meets both your needs and the strict preservation requirements of historic districts.
Knowledge of ADU Regulations
ADUs in historic districts are subject to both ADU-specific regulations and historic preservation rules, which can complicate the permitting process. Your contractor should be well-versed in local ADU laws and know how to navigate the layered approval processes required by city planning and historic preservation committees. This knowledge ensures that the project is compliant from the start, reducing the risk of costly delays or redesigns down the road.
Experience with Historic Preservation
One of the most important things to look for in a contractor is experience working in historic districts. These areas often have strict design guidelines, and working with someone who understands the intricacies of historic preservation is essential. The right contractor will be familiar with zoning regulations, permitting processes, and design requirements that are specific to your neighborhood. They should also have a portfolio of completed projects in historic districts that demonstrate their ability to blend modern functionality with historic aesthetics.
Customization and Flexibility
Each historic property is unique, so a one-size-fits-all approach won’t work when it comes to designing an ADU. Look for a contractor who offers flexibility in design and is able to customize the ADU to fit both your needs and the specific architectural style of your historic home. This may involve using historically appropriate materials, adhering to aesthetic guidelines, or adjusting the structure to complement the original design of the property. Read more about custom ADUs.
Transparent Pricing and Process
Transparency is key to any construction project, but it’s especially important for ADUs in historic districts due to the additional complexities involved. A good contractor will provide a clear, upfront breakdown of costs, including any potential additional expenses related to historic preservation requirements. A Feasibility Study is a great way to ensure clarity upfront. They should also offer a detailed timeline so you know what to expect during each phase of the project. This helps avoid surprises and keeps the project on track.
Strong Communication and Collaboration
A successful ADU project in a historic district requires close collaboration between homeowners, contractors, and often local preservation experts. Choose a contractor who values open communication and is responsive to questions or concerns throughout the process, typically through a project management system. They should be able to work with city officials, architects, and preservation consultants to ensure that all aspects of the project meet both your expectations and the necessary regulatory requirements. They should also advocate on your behalf when necessary.
Building an ADU in San Diego’s historic districts presents unique challenges, from strict zoning laws to design limitations and a lengthy permitting process. An experienced contractor will anticipate hurdles before they arise, saving you time and unnecessary expense.
FAQs
1. What qualifies a property for historic review in San Diego?
In San Diego, a historic review is triggered if the property is 45 years or older, designated as a historic structure, or located within a recognized historic district.
2. How does the City determine if a property is historic?
The City of San Diego evaluates a property’s historic status using Assessor’s Building Records, historic maps, photo documentation, and utility records to confirm its age and architectural significance. If a property is found to be potentially historic – such as having architectural significance – it may require additional review and trigger extra requirements.
3. How long does it take to get a permit for an ADU in a historic district?
The review length for ADU permits in historic districts varies. Ministerial projects typically take about 10 business days, while discretionary projects can take up to 20 business days, depending on the complexity.
4. Can I modernize the interior of an ADU while keeping the historic exterior intact?
Yes, it’s possible to modernize the interior of an ADU as long as the exterior remains in line with historic preservation guidelines. This approach helps maintain the architectural integrity of the neighborhood while providing updated living spaces.
5. What is the Mills Act, and how can it benefit me?
The Mills Act is a property tax reduction program in California that incentivizes homeowners to preserve historic properties. If your property qualifies, you can receive significant tax savings, which can help offset the cost of building an ADU while maintaining historic preservation standards.
6. Can I work with any contractor for my ADU project in a historic district?
It’s important to work with a contractor experienced in both ADU construction and historic preservation regulations. Snap ADU has the expertise required to navigate San Diego’s complex permitting process and ensure your ADU meets all preservation guidelines.
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