• Custom designed
• New Construction
• Additions
• Conversions, considered

• Standard in-fill Lots
• Coastal Homes to Hillside Perches
• High Fire Zones
• California and Beyond

OVERVIEW (STATE OF CALIFORNIA):

Two new Accessory Dwelling Unit (ADU) State bills, Assembly Bill (AB) 2299 and Senate Bill (SB) 1069 that amended the State’s existing second unit law (Government Code Section 65852.2). These amendments to the existing second unit law went into effect on January 1, 2017. The new version of State law makes clear that City ordinances which do not align with State law shall be “null and void” and that, until which time a jurisdiction adopts its own ordinance, in accordance with State law, the state standards specified in section 65852.2 shall be enforced.

LOCAL CODES:

GENERAL STATE OF CALIFORNIA LAW REQUIREMENTS:

• Single-Family Residence must exist on the Property.
• ADUs must provide their own dedicated entrance, bathroom, and kitchen.
  • (Check with your local jurisdiction as to minimum requirements for a kitchen's set of appliances are required, such as using a mini-fridge and cook-top.  However Microwaves as the only heating source has been rejected in the past.)
• ADUs that are attached to an existing single-family dwelling cannot be larger than 50% of the existing living areas.
• Both attached and detached ADUs cannot exceed 1,200 square feet.
  • Though local jurisdictions further restrict this size
• No passageway shall be required in conjunction with the construction of an ADU.
• No setbacks shall be required for an existing garage that is converted to an ADU.
• An ADU that is constructed above a garage will need to provide no more than five feet from the side and rear lot lines.
• Existing accessory structures, with side and rear setbacks sufficient for fire safety, and with their own exterior entrance shall be permitted to become ADUs.
• Parking:  The state legislation limits the required parking for an ADU to one parking space per unit or per bedroom and permits the parking space to be a tandem space in an existing driveway. When a garage, carport or covered parking structure is demolished in conjunction with the construction of an ADU the replacement spaces may be located in any configuration on the same lot as the ADU, including, but not limited to, as covered spaces, uncovered spaces, or tandem spaces, or by the use of mechanical automobile parking lifts.  Additional Parking may not be required based on your proximity to major Transit Stop, 1/2 mile.

DEVELOPMENT RESTRICTIONS  TO CONSIDER:

• SHORT-TERM RENTAL (Airbnb):  California State rules leave it up to local governments to decide whether ADUs can be listed on short-term rental sites like Airbnb. Some, like Santa Monica, Long Beach, and Los Angeles County, have chosen to ban ADUs from short-term rental use in order to encourage owners to lease them out for longer periods of time.  Homeowners aiming to build a rental unit for vacationers should definitely check local rules in their area before starting on the project.
• HEIGHT LIMITS: Local jurisdictions define the allowable height of Accessory Structures, and ADUs.
• HILLSIDE/HIGH-FIRE:   Many jurisdictions have created restrictions for ADUs in Hillside/High-Fire Zones.
• CONVERSIONS:  Depending on the age and permit history of the structure being converted into an ADU, you may have to complete foundation, framing, and Mechanical/Electrical/Plumbing upgrades adhering to the current codes.  Garage Conversions will likely require demolition of the slab and reinforcing the foundations with a new slab poured along with framing upgrades.  Consult a licensed Structural Engineer.
• CONSTRUCTION COSTS: An ADU is essentially building a small home.  Meaning it has all the components that make building one expensive.  Every trade is required.  Therefore construction costs are much higher than one would expect as there is typically very little "economy of scale", as labor is still required.

ARTICLES:

THESE ARTICLES MAY BECOME OUT OF DATE, REFER TO LOCAL JURISDICTION FOR LATEST INFORMATION

BUILDER SET

Minimum amount of documentation/drawings for City Building and Safety Plan Check of Design Intent.

Builder Set + Additional Interior Elevations, details, and finishes selected either by the Client or Client's Interior Designer but documented by DP>a

Standard Set + Interior Design Services; where DP>a works with the Client directly selecting finishes and furniture

missing detailed information and specific finishes

not working directly on the selection of finishes or furniture.

working completely with DP>a for Design Services

difficult to competitive bid

easier competitive bid

one point of contact

pros:

least upfront fee and time

pros:

decrease in construction cost and conflicts

pros:

full integration

cons:

construction conflicts = cost and time

cons:

greater upfront fee and time

cons:

greatest upfront fee and time

STANDARD SET

FULL SET

STEP 1 ZONING REVIEW:

• Zoning Code Review obtained from the Property's Jurisdiction's Internet information only
• Written description of assumed allowable ADU floor area based on County Records
• Homeowner phone/conference call meeting (GoToMeeting).
• No in-person meeting with the Jurisdiction/Planning Dept. ($500 per Visit)

STEP 2 FEASIBILITY STUDY:

• Site's Plot Plan Sketch showing existing Single Family Residence footprint (based on Google Earth and available Property Records) and Proposed footprint and access to ADU.
• Floor Plan Sketch, up to 2 Options and Revisions are Billed Hourly
• Homeowner meeting at the Property or via video Conference, (GoToMeeting)
• No in-person meeting with the Jurisdiction/Planning Dept. ($500 per Visit)

STEP 3 HOMEOWNER RESPONSIBILITY:

• Homeowner to provide the following:
  • A current Site Survey by Licensed Surveyor (DP>a can provide a guide to Homeowners for deliverable requirements)
  • Soils Report may be required for Complex properties such as Hillside Properties.
  • Hazardous Materials Testing; Asbestos, Mold, and other containments.
• As-Built drawings:  In some instances Measured Drawings may be required of the current Building and/or the Main Residence.
  • DP>a can measure or hire an As-Built service for these measured drawings, depending on the needed scope.  (Conversions require additional measurements)

STEP 4 CONCEPT / SCHEMATIC DESIGN:

• Review Homeowner Documents from Step 3 above.
• Work with Homeowner to Establish Homeowners' Goals, Measure of Success, Process
• Sketches of the following based on Approved Step 2 Design:
  • Site Plan (No Landscape)
  • ADU General Building Section, one
  • ADU Exterior 3D digital view (not photo-realistic)
  • written List of Assumptions of Scope.

• up to one Option and Revisions are Billed Hourly
• In-person meeting with the Jurisdiction/Planning Dept.
• Homeowner meeting (2) at the Property or via video Conference, (GoToMeeting)
• Additional Services:  Consultant review such as Structural Engineer, Energy Consultants, Landscape Architect, Civil Engineer, Mechanical/Electrical/Plumbing Engineers, other consultants.
• Interior Design Material/Fixture Board (Scope per Type of Set above), not Specific and no Elevations
• Homeowner encouraged to obtain General Contractors for Construction Estimates

• • ADU Floor Plan
  • ADU Roof Plan
  • ADU Ceiling Plan
  • ADU Exterior Elevations

STEP 5 DESIGN DEVELOPMENT:

• Consultant Agreements will be established, Consultant Fees, based on the Step 4 Homeowner Approved Design Scope of the Project.
• Hard-lined drawings based on the Approved Step 4 Design:
  • Area Calculations, Plot Plan, CalGreen Notes, Etc.
  • Keynotes (general)
  • Site Plan
  • ADU Roof Plan
  • ADU General Building Section, multiple
  • at least One Exterior 3D digital view (not photo-realistic)
  • incorporate Consultant's design and documents into Project

• up to one minor Revision, major revisions are Billed Hourly
• Homeowner meeting (2) at the Property or via video Conference, (GoToMeeting)
• Interior Design Elevations (Scope per Type of Set above)
• Homeowner encouraged to obtain revised General Contractors for Construction Estimates

• ADU Floor Plan
• ADU Ceiling Plan
• ADU Exterior Elevations

STEP 6 CONSTRUCTION/CONTRACT DOCUMENTS:

• Further refined/detailed Hard-lined drawings based on the Approved Step 5 Design:
  • All the Drawings listed in Step 5 with added Notes and Dimensions along with the following:
  • Scope of Work, General Notes,
  • Energy Compliance Forms
  • incorporate Consultant's design and documents into Project

• up to one minor Revision, major revisions are Billed Hourly
• Homeowner meeting at the Property or via video Conference, (GoToMeeting), two
• Provide Documents to Jurisdiction for Plan Check Process, along with review and comment on Jurisdiction's comments/requested revisions.  (Note Homeowner to pay Jurisdiction's Plan Check Fees and be current on all Design Fee Invoices prior to submittal for Plan Check)
• Homeowner encouraged to obtain revised General Contractors for Construction Estimates

• Details
• Schedules (door, window, finish)

STEP 7 BID REVIEW:

• Assist the Homeowner with architectural matters related to preparing construction bidding documents.
• Assist with the Homeowner’s assessment of pricing and contracting strategies and selection of the general contractor and/or vendors.
• Attend up to 3 meetings with the Homeowner and potential contractors or vendors.
• Up to three General Contractors, attend one, one hour in-person Initial Meetings or calls per Contractor;
• Answer phone calls/emails/RFI and distribute Clarifications to all contractors,
• Organize and review Contractor Estimates/Contracts (this review does not constitute DP>a approval)

STEP 8 CONSTRUCTION OBSERVATION:

• Assist the Homeowner with Construction Administration, as set forth in AIA Document A201™–2017, General Conditions of the Contract for Construction
• Pre-Construction Conference:
• Progress Meetings and Site Visits, determine whether the Work is in general conformance with the aesthetic design intent.
• Assist the Homeowner with Answering the General Contractor's Requests for Information/Clarification (RFI/RFC):
• Create and Issue revisions to the drawings (sketches or bulletins) as directed by the Homeowner, added Scope shall be deemed grounds for Additional Services/Fee.
• Review Samples, Product Data, Shop Drawings, and other submittals that the Construction Documents require the Contractor to submit to determine whether those items are generally consistent with the aesthetic design intent outlined in the Construction Documents.
• Conduct one (1) field review to observe Contractor’s completed punch list items.