I would like to start this forum so we can all ask the burning questions and hopefully those who are experience can weigh in.
I’d like to kick this off with the following question. Can anyone recommend where I can get “off the shelf” architectural plans for ADUs? I’ve read in a few places that it would be significantly less to use off the shelf rather than paying for custom.
I'm also keenly interested in options like this. I'm eager to handle permitting myself (and most contractors I've talked to are asking the same thing). Is there a clever way to do this in Oakland?
My goal is simple: 3br/2ba, 1000 sqft rectangle (yes, I know, tight space)...
I would like to start this forum so we can all ask the burning questions and hopefully those who are experience can weigh in.
I’d like to kick this off with the following question. Can anyone recommend where I can get “off the shelf” architectural plans for ADUs? I’ve read in a few places that it would be significantly less to use off the shelf rather than paying for custom.
These are pre-approved in Encinitas, CA. In other areas they would need to be evaluated for local regulations, etc.
I'm also keenly interested in options like this. I'm eager to handle permitting myself (and most contractors I've talked to are asking the same thing). Is there a clever way to do this in Oakland?
My goal is simple: 3br/2ba, 1000 sqft rectangle (yes, I know, tight space)...
I was seeing most designers charge 8,000 to $15,000 for an ADU design here in San Diego depending on the size. This doesn't include permitting. I hope that helps.
Rental Property Investor · Torrance, CA · Member since 2016 · 263 posts · 132 votes
6y
@Gio Fuentes Owner/builder managed my project and the permits were definitely simple to pull! The rest of it was the tough part, but it was a great learning experience.
Contractor · San Diego, CA · Member since 2016 · 88 posts · 100 votes
6y
If you can use a pre-approved plan exactly as-is, you may not need to pay for architectural plans. However, in addition to the architectural plans, your project will still require a site plan (also called a plot plan). The site plan must show the property layout with the footprints of all existing and proposed structures, electrical services, fences/walls/gates, setbacks, parcel area, easements, driveways and slopes, drainage for storm water. When applicable, grading plans, septic design and other plans/calculations must be created and also submitted with the pre-approved plans.
The vast majority of plans require at least some amendments… e.g. a door or window needs to be moved due to site layout or constraints. ANY change means you’ll still need to pay for plans to be drawn up (unfortunately it’s not as simple as just “editing” the county plan… a new set would need to be drawn up entirely). Also, the standard plans were not designed with a strong eye toward value (e.g. making smart decisions about construction cost), which is why we prefer to offer our own pre-designed plans which we can readily customize to a given property...typically $5000-8000 all-in for the design work, construction drawings, title 24 energy report & electrical layout, & permit processing... not permits themselves, those usually run another $3-5K)
As far as approval speed... pre-approved plans from the city/county are expedited, though in some instances the pre-approval queue is just as long as the standard queue. Also, if for any reason the pre-approved plan has a deviation, the plan will end up in the standard queue. Hope this helps!
If you can use a pre-approved plan exactly as-is, you may not need to pay for architectural plans. However, in addition to the architectural plans, your project will still require a site plan (also called a plot plan). The site plan must show the property layout with the footprints of all existing and proposed structures, electrical services, fences/walls/gates, setbacks, parcel area, easements, driveways and slopes, drainage for storm water. When applicable, grading plans, septic design and other plans/calculations must be created and also submitted with the pre-approved plans.
The vast majority of plans require at least some amendments… e.g. a door or window needs to be moved due to site layout or constraints. ANY change means you’ll still need to pay for plans to be drawn up (unfortunately it’s not as simple as just “editing” the county plan… a new set would need to be drawn up entirely). Also, the standard plans were not designed with a strong eye toward value (e.g. making smart decisions about construction cost), which is why we prefer to offer our own pre-designed plans which we can readily customize to a given property...typically $5000-8000 all-in for the design work, construction drawings, title 24 energy report & electrical layout, & permit processing... not permits themselves, those usually run another $3-5K)
As far as approval speed... pre-approved plans from the city/county are expedited, though in some instances the pre-approval queue is just as long as the standard queue. Also, if for any reason the pre-approved plan has a deviation, the plan will end up in the standard queue. Hope this helps!
Thank you, Whitney. That's supremely helpful advice. We're moving forward with drafting plans now with a pre-fab group. They seem to use the drafting process as a loss-leader for the sale of lumber. ~55k for plans and lumber for a 1000 sqft, sfh, 3br/2ba.
Real Estate Agent · Los Angeles, CA · Member since 2018 · 2k+ posts · 1k+ votes
6y
I would be careful with prefab ADUs. Keep in mind you have to factor in where the unit will be on the lot in order to create privacy and yard space (both of which are important for ADU tenants). I'm not knocking them as there are some great ones out there, I'm just saying to be aware.
For example, in my detached ADU (where the garage was down the driveway in the back), we did two sets of french doors and a window with built in shade for the front door. This way we can't see into the main house yard but we still get plenty of natural light.