The homeowners were looking to maximize the size of the ADU. Even though it would have been possible to crane in a modular unit, the size of it would have been ~400 sq ft – small and unsuitable for an in-law suite.
With a custom design, we were able to fit 600 sq ft one bedroom ADU.
The size of this ADU was determined by the distance to the property line, distance to the walls of the main house, property lines and public utility easement.
The shape was driven by the pie shape of the lot.
A bigger bathroom accommodates the necessary area for a wheelchair turnaround if it is ever needed, has a spacious “walk-in” shower.
The living room has vaulted ceilings with a bay window looking into the backyard.
The homeowners were looking to transform the backyard – adding outdoor spaces (fireplace, dining area and outdoor kitchen) and a guest house for their parents to stay in.
A healthy benefit between comfortable space and small square footage.
Fire sprinklers.
A comfortable bathroom accommodates a spacious “walk-in” shower and laundry.
The open space living room and kitchen area has a folding door looking into the backyard and letting natural light into the space.
Demolish an old garage structure, install a modular unit on concrete perimeter foundation. Add deck and parking spot. Add separate meter for ADU. Keep the tree.
Electrical Panel upgrade needed.
Connect to existing sewer line.
The local jurisdiction at the time did not assign addresses to ADUs.
PG&E allows separate meters only with a separate address.
The permitting process started in January 2021. Resubmitted in March 2021. Permit received May 2021.
The construction started May 2021. Foundation poured June 2021. The panel upgrade was done in July 2021. The unit arrived August 2021. Final inspection was passed September 2021.
The contractor was not able to add a separate meter for ADU because of conflicting requirements of the City and PG&E.
Total cost of project $235,000.
The tree survived construction.
The homeowners were looking to transform an unused detached garage in the back of the property into a studio that could serve as a guest house.
Locating and confirming to the Utility company that the existing sewer line was fully functional and up to code took more camera time than expected.
A comfortable bathroom accommodates a spacious “walk-in” shower and shelves for towel storage.
The open space living room and kitchen area has enough space for a pool table with two garage door looking into the backyard and letting natural light into the space.
The homeowners were looking to maximize the size of the ADU while still leaving the space for backyard entertainment with the family.
The size of this ADU was determined by the distance to the property lines, distance to the walls of the main house, and backyard landscape.
A bigger bathroom accommodates the necessary area for a wheelchair turnaround if it is ever needed, has a spacious “walk-in” shower.
The open space living room and kitchen area has high ceilings with a sliding door looking into the backyard.
Bring the former garage (with kitchen and bathroom added without permit) up to code with panel upgrade and minimal expenses
Electrical Panel upgrade needed. Water bib too close to panel per current PG&E rules, needs relocation.
Bathroom needs to be re-designed to meet code.
Existing sewer line has to be re-routed and brought up to code. Kitchen needs new vents.
During inspections multiple inspectors made different (additional) inspection comments causing multiple small fixes and adjustments.
Addition of a sub panel introduced by the electrician (with good intentions) triggered a permit revision.
The permitting process started in May 2021. Permit received September 2021.
The construction started April 2022. The panel upgrade was done in July 2022. Final inspection was passed December 2022.
Plan set submittal costs – $9,000. City permit fees – $2,350.
Total cost of project $95,000 – includes re-roof and solar panels on main house.
A family is moving an aging parent closer to home, and try to accommodate a guest suite for a wheelchair bound relative.
The location of this ADU was restricted from all 4 sides sides:
1. Property line 2. Main house 3. Creek 4. Public Utility Easement
In addition to all that, it was in WUI zone and had to be built fire resistant. In this project, we had only one win: there were two hydrants on both sides of the property within the required 400 ft distance.
A bigger bathroom accommodates the necessary area for a wheelchair turnaround, has both a shower and a tub, plus houses the laundry.
The living room has vaulted ceilings (though the general contractor in charge may blacklist us for this design feature). The fireplace is surrounded by two windows, with the nearby exit to the deck facing the creek.
The initial design had walk in closets in both bedrooms. However the homeowners decided to have a bigger one in the primary bedroom and have the smacker size guest room.
