ADU Homes Bay Area: Our Versatile Case Studies

Requirements

The homeowners were looking to transform unused space in the back of the property into a studio that could serve as a guest house, pool house and a home office – all rolled into one.

• Fit in in the back, behind the pool area
• Provide a comfortable bathroom for quick showers
• Have all the comforts for guests

Restrictions

We had to work around tree protection requirements and spend some time looking for the water line. The project had to include fire sprinklers.

Result

Completed in 2024

A comfortable bathroom accommodates a spacious “walk-in” shower with a niche and a generous medicine cabinet with lit mirror.

The open space living room and kitchen area has enough space for a work area looking into the backyard and letting natural light into the space.

This house has its digital twin in our ADU Viewer. Use your iPhone to try in your backyard.

Requirements

A family is moving an aging parent closer to home, and try to accommodate a guest suite for a wheelchair bound relative.

• Wheelchair access
• Vaulted ceilings in the living room
• Deck facing the creek with a see through fireplace
• Matching the look and style of main house

Restrictions

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.

Result

Completed in 2023

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 smaller size guest room.

This house has its digital twin in our ADU Viewer. Use your iPhone to try in your backyard.

Requirements

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.

• Designed for grandma
• With space for favorite furniture
• Easy in cleaning and maintenance
• Matching the look and style of main house

Restrictions

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.

Result

Completed March 2023

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.

Requirements

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.

• Keep small footprint to leave space in a backyard for outdoor activities
• Arrange for a comfortable bathroom
• Folding door to open up completely

Restrictions

A healthy benefit between comfortable space and small square footage.

Fire sprinklers.

Result

Completed in 2022

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.

Requirements

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.

• Ramp for carts and prams
• Two bedrooms
• Deck facing the backyard and main house
• Matching the color of main house

Restrictions

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.

Result

Completed in September 2021

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.

Requirements

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.

• Avoid waste of good garage doors
• Arrange for a comfortable bathroom
• Easy in cleaning and maintenance

Restrictions

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.

Result

Completed in 2022

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.

Requirements

The homeowners were looking to maximize the size of the ADU while still leaving the space for backyard entertainment with the family.

• Designed for accessibility
• With space for a queen bed
• Easy in cleaning and maintenance
• Matching the look and style of main house

Restrictions

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.

Result

Completed in 2021

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.

Requirements

Bring the former garage (with kitchen and bathroom added without permit) up to code with panel upgrade and minimal expenses

• Update electrical
• Update plumbing
• Add window
• Match the color of main house

Challenges

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.

Result

Completed in December 2022

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.