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

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

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

not working directly on the selection of finishes or furniture.

easier competitive bid

pros:

decrease in construction cost and conflicts

cons:

greater upfront fee and time

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

working completely with DP>a for Design Services

one point of contact

pros:

full integration

cons:

greatest upfront fee and time

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

missing detailed information and specific finishes

competitive bid difficult

pros:

least upfront fee and time

cons:

construction conflicts = cost and time

BUILDER SET

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

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

STEP 6 CONSTRUCTION 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
  • Details
  • Schedules (door, window, finish)
  • 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

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.

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, 2020. 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.  It also includes provisions for Multifamily Residences and time-limits for Plan Check.

LOCAL CODES:

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: