Project Scope
Build an Accessory Dwelling Unit (ADU) or secondary housing on an existing single family residence's backyard in Mission Viejo, California. The ADU will be used as a rental to supplement income during their retirement years!
​We designed an open floor-plan with 3 bedrooms, 2 bathrooms with a total living space on 1,000 square feet!

Business Case
The owner decided to build a detached unit; instead of an attached or garage conversion, since it maximizes the use of the land. By improving the existing land, the value of the combined buildings (after construction) is maximized and thus providing homeowner with instant equity, in addition to rental and utility fees.

​Note: An ADU will not trigger a property tax reassessment on the existing property. Assessment for Adults is as of an addition which is only 1-1.5% of the build cost only.

Milestones
  1. Completed: Feasibility Phase completed. Go/ No-Go Decision. 
  2. Completed: Submission Package Complete. 
  3. Completed: City Approvals (Public Works, Building & Safety). 
  4. Completed: Onsite Grading & Drainage. 
  5. Completed: Onsite Foundation & Utilities (Gas, Solar, Water).​ 
  6. Completed: Offsite Modular Components & JIT Scheduling & Delivery.
  7. Completed: Onsite Integration: Exterior Walls.
  8. ​Completed: Onsite Integration: Interior Walls.
  9. ​Completed: Onsite Integration: Mechanical Room.
  10. Completed: Onsite Integration: Interior Rough Mechanical, Electrical & Plumbing (MEP).
  11. Completed: Onsite Integration: Roof, Windows & Doors.
  12. Completed: Onsite Integration: Interior Insulation, Waterproofing.
  13. ​Completed: Onsite Integration: Drywall, Tile, Flooring, Cabinetry, Countertops.
  14. ​​​Completed: Onsite Integration: Stucco, Siding, Paint and Finish!

Construction Videos

Integrated Mechanical Room and More!
Built offsite, this integrated design includes a consolidated mechanical room for all of the components needed to run your home (Mechanical, Electrical and Plumbing). It also includes 2 Bathrooms and 1 Laundry Room. All into a compacted designed for ease of transportation and integration.
Feasibility Phase, 4 weeks. 
  1. Gather Client Requirements & Wishlist for Project.
  2. Meet with City Officials to determine ordinances for: zoning, guides, submittal checklist, design considerations, etc.
  3. Contact local utilities (gas, water, solar) for meter spots alternatives.
  4. Obtain estimates from Pre-Build Phase teams (Drafting, Architecture, Engineering (3) and Construction).
  5. Provide project plan, budget & timeline for all subsequent phases.

Pre-Build Phase, 16 weeks.
  1. Develop Topographic Survey.
  2. Design meeting and as-is measurements for preliminary design of ADU. Note: Most cities in South Orange County require ADU to look like a "Casita" or smaller version of the Primary Residence to avoid contrast in community.
  3. Develop preliminary Architectural Design. Verified against City Planning for Zoning & Ordinances. Maximum Buildable Area.
  4. Update project plan, budget & timeline for all subsequent phases.
  5. Develop submission package for City Building & Safety Department:
    1. Architectural Plans. Site, Floor-plan, Elevations
    2. Structural engineering for foundation, framing, roof, 
    3. Mechanical, Electrical & Plumbing (MEP), Fire, Solar & Landscape plans. 
    4. Studies for soils, grading, Title-24.
    5. Clearances from Utility Companies, Fire Department, Deed Restriction to avoid short term rentals.
  6. Print and submit packages to Public Works, Building & Safety Departments. Pay City Review Fees.
  7. Update package based on feedback from City until approvals are granted. Ready to Issue (RTI). 4 week for first review, 2 weeks for updates, 2 weeks for subsequent review. 
  8. Pay City fees for Demolition, MEP & School fees. Obtained Building Permit & Job Cards.

Build Phase, 12 weeks.
  1. Onsite Building:
    1. Setup fencing & facilities (portable).
    2. Grading compaction & drainage (225LF). Supervised compaction with report. Rough Grade Inspection.
    3. Excavation and setup for footings and slab.
    4. Excavation and setup for utilities (Gas, Solar, Water). Deputy & City Inspections.
    5. Cement pour for footings and slab.
  2. Offsite Building: Modular Components & JIT Scheduling & Delivery. 
    1. Build framing, roofing & sheathing modules. 
    2. Build mechanical room (HVAC, Electric Panel, Tankless, etc.).
    3. Build electrical modular components. 
    4. Build plumbing modules for showers, vanity, toilet(s) and laundry.
  3. Onsite Integration & Finish.
    1. Integrate modules listed in 2.1 to 2.4. Deputy & City Inspections.
    2. Install waterproofing, insulation & drywall. City Inspections.
    3. Install roofing, stucco and cladding.
    4. Install tile, cabinetry, countertops.
    5. Install finish for mechanical, electrical & plumbing fixtures.
    6. Paint interior & exterior.
    7. Final punchlist & cleanup.

Wrap-Up Phase, 4 weeks.
  1. Build new patio & outdoor areas.
  2. Build new side and front fence. 3 Gates.
  3. New landscaping and turf.
  4. Close Permits & Obtain Certificate of Occupancy. 

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