Introduction
Garage conversions in San Bruno offer residents a practical way to add more living space to their homes. By converting a garage, homeowners can create a new room for various uses, such as a home office, guest room, or playroom, without needing to move. This approach maximizes the use of existing structures, making it an efficient and cost-effective solution for growing families or those needing extra space.
Essential Garage Conversion Rules for San Bruno
What you can build
Maximum Size
The maximum size for a garage conversion is typically 500 square feet.
Side/rear setbacks
Conversions must maintain a minimum side and rear setback of 5 feet.
Height limit
The height limit for a converted garage is generally 16 feet.
Building separation
A minimum distance of 6 feet is required between the converted garage and any other buildings.
Permitting Process Timeline
Standard
The standard permitting process usually takes around 4-6 weeks.
Historic Property review
If the property is historic, the review process can take up to 12 weeks.
Zoning Regulations in San Bruno
Zoning laws ensure that garage conversions comply with local regulations.
Garage Conversion Size Limitations:
| Zoning District | Maximum Floor Area Allowed |
| R-1 (Single Family) | 500 sq ft |
| R-2 (Two Family) | 600 sq ft |
| R-3 (Multifamily) | 800 sq ft |
| R-4 (Neighborhood Mixed Use) | 1000 sq ft |
Height Limitations
The maximum height for a garage conversion is typically set at 16 feet to ensure uniformity and neighborhood aesthetic.
Building Coverage
The maximum height for a garage conversion is typically set at 16 feet to ensure uniformity and neighborhood aesthetic.
Location
| Property Type | Location Requirement |
| Single-Family Homes | Must be within rear yard |
| Duplex | Allowed on side or rear yards |
| Multifamily | Permitted in designated areas |
Exterior details
The exterior of the converted garage must match the primary residence in color and design.
Setbacks and Buffer Zones
Garage conversions must have a minimum setback of 5 feet from property lines.
Minimum Lot Area
Connection for utilities
The lot must be at least 3,000 square feet to qualify for a garage conversion.
Fire safety
Fire safety measures, such as smoke detectors and fire extinguishers, must be installed in the converted garage.
Room specifications
- Living Area: Must provide a minimum of 120 square feet of living space.
- Kitchen: A functional kitchen area with at least a sink, refrigerator, and stove.
- Bathroom: Must include a toilet, sink, and shower or bathtub.
- Ceiling Height: Minimum ceiling height of 7.5 feet for habitable rooms.
Short-term Rentals and Home Occupations Regulations
Short-term rentals and home businesses must comply with local zoning laws and obtain necessary permits.
Building Codes
All garage conversions must adhere to the latest building codes, ensuring safety and structural integrity.
San Bruno Garage Conversion Permit Guidelines
| Permit Type | Description | Estimated Fee |
| Building Permit | Required for structural changes | $1,000 |
| Electrical Permit | Needed for electrical work | $200 |
| Plumbing Permit | Required for plumbing installations | $300 |
| Mechanical Permit | Necessary for HVAC work | $150 |
| Planning Review | Required for zoning compliance | $250 |
Property Requirements
Properties must meet specific zoning and size requirements to qualify for a garage conversion.
Parking
Conversions must include at least one off-street parking space.
Front Setbacks
The front setback for a converted garage should be at least 15 feet.
Side and Rear Setbacks
A minimum of 5 feet setback from side and rear property lines is required.
Open Space and Rear Yards
Maintaining 30% of the lot as open space is essential for garage conversions.
Properties That Qualify
Properties must be residentially zoned and meet minimum lot size requirements to qualify.
Development standards
Single-family Homes
Must maintain the character of the neighborhood.
Multi-family Properties
Can convert garages to additional units if zoning allows.
Duplex Properties
Permitted to convert garages for additional living space.
Property designations
- Flood Zones: Properties in flood zones must comply with additional safety regulations.
- Easements: Conversions must respect existing easements on the property.
- Historic Properties: Must undergo a review process to ensure historic integrity is maintained.
Summary
Garage conversions in San Bruno provide a practical solution for homeowners needing more space. By following local regulations and guidelines, residents can convert their garages into functional living areas, enhancing their home’s value and usability.
FAQs
Yes, garage conversions are allowed in San Bruno as long as they meet local zoning and building regulations. These regulations ensure that the converted space is safe, habitable, and in line with the neighborhood’s character. Always check with local authorities to understand the specific requirements for your property.
Yes, obtaining the necessary permits is required before starting any garage conversion project. This includes permits for building, electrical, plumbing, and mechanical work. The permitting process ensures that all work complies with local building codes and safety standards.
The standard permit process takes approximately 4-6 weeks, but it can take longer if the property is historic. Historic properties require additional review to ensure that the conversion does not alter the historical integrity of the structure. Plan accordingly to accommodate these timelines.
Short-term rentals are allowed, but you must comply with local regulations and obtain the appropriate permits. This includes ensuring that the converted space meets all safety and habitability standards. Additionally, short-term rentals may be subject to local taxes and other requirements.
Yes, the maximum size for a converted garage depends on the zoning district, ranging from 500 to 1000 square feet. These size limits ensure that the converted space remains appropriate for its intended use and does not negatively impact the neighborhood.
Yes, detached garages can be converted, provided they meet the necessary building and zoning requirements. This includes maintaining proper setbacks from property lines and ensuring the structure is safe and habitable. Detached garage conversions can provide additional living space without altering the main house.
The minimum ceiling height for habitable rooms in a converted garage is 7.5 feet. This height ensures that the space is comfortable and meets building code requirements for safety and habitability. Lower ceilings may not be allowed for living spaces.
Yes, the exterior of the converted garage should match the primary residence in color and design. This helps maintain the aesthetic harmony of the neighborhood and ensures that the conversion looks like a natural extension of the home. Using similar materials and finishes is recommended.
Yes, you can add a kitchen to your converted garage, but it must include at least a sink, refrigerator, and stove. Adding a kitchen makes the converted space more versatile and can be used as an in-law suite or rental unit. Ensure that all plumbing and electrical work complies with local codes.
Yes, fire safety measures such as smoke detectors and fire extinguishers are mandatory in converted garages. These measures help protect the occupants and ensure that the converted space meets all safety standards. Additional fire safety requirements may apply depending on the specifics of the conversion.
You must provide at least one off-street parking space for a converted garage. This helps alleviate potential parking issues in the neighborhood and ensures that the conversion does not negatively impact local traffic and parking availability.
Yes, but you must comply with additional safety regulations specific to flood zones. This may include elevating the structure, using flood-resistant materials, and implementing proper drainage systems. These measures help protect the converted space from flood damage.
Yes, converted garages must maintain a minimum setback of 5 feet from property lines. Setbacks ensure that there is sufficient space between buildings and property boundaries, which helps with privacy, safety, and fire prevention. Check local regulations for specific setback requirements.
Multi-family properties can convert garages into additional units if allowed by zoning laws. This can provide more housing options and make better use of existing structures. However, each unit must meet all building and safety codes, and the property must have sufficient space to accommodate the additional units.
Yes, the converted garage must be connected to the main house’s water, sewer, and electricity systems. Proper utility connections ensure that the converted space is functional and meets all health and safety standards. Work with licensed professionals to ensure all connections are up to code.
Yes, historic garages must undergo a review process to ensure the conversion maintains the property’s historic integrity. This may include preserving certain architectural features and using materials that are consistent with the historical period. The review process helps protect the cultural and historical significance of the property.
At least 30% of the lot must remain as open space after the garage conversion. Open space requirements ensure that the property retains sufficient outdoor area for recreation, landscaping, and environmental benefits. This helps maintain the overall livability and aesthetic of the neighborhood.
Yes, converted garages can be used as home offices, provided they meet all building and zoning regulations. This includes having adequate lighting, ventilation, and safety features. A home office in a converted garage can provide a quiet, dedicated workspace separate from the main living area.
Yes, a planning review is required to ensure the conversion complies with local zoning laws. The planning review assesses factors such as the size, use, and impact of the conversion on the neighborhood. Obtaining a planning review helps ensure that the project meets all regulatory requirements.
You must respect existing easements when converting your garage, which may limit where you can build. Easements are legal rights allowing others to use parts of your property for specific purposes, such as utility lines or access. Ensure that the conversion does not encroach on these easements to avoid legal issues.
