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Stone and Stryder work on Accessory dwelling units continues. Here we share our work on converting a garage to an ADU at 1610 Golden Gate Ave., San Francisco, CA.
As owner's representative we provided a comprehensive range of services for the project, including a feasibility study, financial underwriting, project planning, design management, permitting and approvals, contracting, financial management, construction management, and closeout.
The building, originally constructed in 1927, comprised four stories and 15 existing units. The total rentable square footage was 10,887 square feet, with an average unit size of 726 square feet. The first floor included an illegal unit, a garage with four parking spaces, a storage area, a trash room, a laundry room, and the building's mechanical systems.
For the construction of the ADUs, the project involved converting an existing illegal unit, as well as repurposing the garage and storage areas while removing the existing boiler room. Within the 3,500 square foot area, four new ADUs were developed: one 2-bedroom and 1-bathroom unit, and three 1-bedroom and 1-bathroom units. This resulted in total new rentable square feet of 2,279, with an average unit size of 570 square feet.
The project faced several challenges, including the relocation of leased parking spaces, coordination of the ADU design with the location of soft story improvements, and excavating more than 3 feet below the existing grade to achieve additional ceiling height. The excavation required significant shoring and underpinning of the existing foundation. Additionally, the execution was complicated by the relocation and upgrade of the building's main electrical panel, as well as the relocation and replacement of the boiler and water heaters.
The addition of the four new units increased the building's unit density by 27%. Based on a 5% stabilized cap rate, this created a net increase in the building's value of nearly $1,000,000.
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