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Project Scope

Build an Accessory Dwelling Unit (ADU), in the backyard of an existing residence in Mission Viejo California. The ADU will be used as housing for the owner's brother and his kids.
We designed an open floor-plan with 3 bedrooms, 2 bathrooms with a total living space of 1,000 square feet!

Business Case

Milestones

By improving the existing land, the value of the combined buildings is maximized and thus providing homeowner with instant equity, in addition to rental and utility fees.

1. Feasibility Phase completed. Go/ No-Go Decision.
2. Submission Package Complete.
3. City Approvals (Public Works, Building & Safety).
4. Grading & Drainage.
5. Onsite Foundation & Utilities (Gas, Solar, Water).​
6. Offsite Modular Components & JIT Scheduling & Delivery. 
7. ​Onsite Integration & Finish.

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 (Architecture, Engineering (3).
5. Provide project plan, budget & timeline for all subsequent phases.

Pre-Build Phase, 16 weeks.

1. Develop Topographic Survey. Mandatory pre-requisite before design starts.
2. Architecture 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 design.
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), 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. Paid City Review Fee.
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, 16 weeks.

1. Onsite Building:
   1. Setup fencing & facilities (portable).
   2. Grading compaction & drainage. Supervised compaction with report. Rough Grade Inspection.
   3. Excavation and setup for foundation & utilities (Gas, Solar, Water). Deputy & City Inspections.
   4. Cement pour for foundation and slab.
2. Offsite Building: Modular Components & JIT Scheduling & Delivery. 
   1. Mechanical room (core component).
   2. Framing, roofing & sheathing modules. 
   3. Mechanical modules for venting & HVAC. 
   4. Electrical modular components. 
   5. Plumbing modules for showers, vanity, toilet(s) and laundry.
3. Onsite Integration & Finish.
   1. Integrate modules listed in 2.1 to 2.5. 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 BBQ Area.
2. Build new side and front fence. 3 Gates.
3. New landscaping and turf.
4. Close Permits & Obtain Certificate of Occupancy. 

Get Started!