Pre-approved accessory dwelling unit plans (ADU) are becoming a staple in various cities throughout California. The idea of this initiative is certainly compelling: pick a floor plan you like from a book, pay your fees, and walk out with your building permit.
Sound too good to be true? That’s because it is.
Unfortunately, the process isn’t as clean cut, but that’s not to say pre-approved plans aren’t an excellent option for the right project. There are definitely financial and time benefits to utilizing your city’s pre-approved plans, especially if your city has a large library of options for you to choose from.
But what exactly is the process to utilizing pre-approved ADU plans?
What are Pre-Approved ADU Plans?
Pre-approved ADU plans are plans drafted by either city staff or architects and designers that have submitted their plans to to the city. These plans will include crucial elements like the floor plan of the ADU, elevations, sections, roof plans, etc.
These designs are usually kept very simple to ensure they can work for a wide range of homeowners. Cities will offer at least one studio design, one 1-bedroom design, and one 2-bedroom design each ranging in size. However, some cities like Los Angeles, have gone a more creative route with a lot of their plans.
While these plans will contain the majority of the details pertaining to the ADU itself, they are not considered completed permit sets. A complete permit set needs to also include plans of how the ADU will be placed on your property. This will include:
- Site Plan: A detailed layout showing the exact placement of the ADU on the property, including distances from property lines, existing structures, and any easements.
- Grading and Drainage Plan: Information on how the land will be graded to ensure proper water drainage and avoid flooding.
- Foundation Plan: Specifics on the type of foundation and its placement relative to the property’s existing features.
- Structural Engineering Plans: Calculations and details to ensure the structural integrity of the ADU, particularly if there are unique site conditions.
Putting it simply, the reason these plans are called “pre-approved” is because they have already been reviewed and approved by the local building department for compliance with state and local building codes, but they are missing the portion about how the ADU will be placed on your property.
The Approval Process: What to Expect
There are two types of pre-approved ADU plans. The type you come across will depend on your city. The two types are:
- Plans drafted by city staff
- Plans drafted and submitted by designers and architects
The process of using these plans will depend on the type.
City-Staff Drafted Plans
City-staff drafted pre-approved ADU plans are typically standardized and designed to meet the most common zoning and building requirements in your area. Because these plans are created by city staff, they are usually straightforward and limited in customization options, but they can be a great option for homeowners looking for a quick and cost-effective way to get started.
These designs can vary in cost, but you’ll still likely save a few thousand than with a custom design from a designer. The problem, however, is that because these plans are owned by the city, you’ll likely have little support in completing the permitting process.
As we mentioned before, pre-approved plans still need some work before you can receive your building permit. You can try to hire a designer to complete the permit set for you, but many designers are hesitant to touch other people’s work.
The permitting process can be arduous and stressful if you don’t already have the expertise of a designer. That’s why the next type of pre-approved plan is preferred.
Plans Submitted by Designers & Architects
A sampling of some of Los Angeles’ pre-approved ADU plans
Designer-submitted pre-approved ADU plans offer a bit more flexibility and are often created by professional architects and designers who have submitted their designs to the city for pre-approval. These plans may offer more variety in terms of design aesthetics, layout options, and features, allowing you to choose a plan that better fits your specific needs and preferences.
The best part is that because these designs are still owned by the designer that drafted them, you have their support through the whole process.
Once you select a plan that you like, you’ll contact the designer so that they can visit your property, adapt the plans to your property, complete the permit set, and submit your plan set to the city to obtain your building permit.
Because of the positive results from this type of initiative, many cities like Los Angeles and San Jose have adopted this type of pre-approved plans initiative.
Pros & Cons of Pre-Approved ADU Plans
While pre-approved plans can offer a no-fuss option, it’s important to weigh your options before making any decisions.
Pros
Save Time: Pre-approved ADU plans have already gone through the rigorous review process, meaning they comply with local building codes and zoning regulations. This reduces the time it takes to get your project approved, allowing you to start construction sooner.
Save Money: Because the plans are pre-approved, you save on the design and review costs that typically come with custom plans. Additionally, with fewer revisions and a streamlined approval process, you’re less likely to encounter unexpected expenses.
Cons
No Customization: One of the main drawbacks of pre-approved plans is the lack of customization. These plans are designed to meet general requirements, which means they may not perfectly match your personal preferences or the specific needs of your property. Even the smallest change, like moving a window over one foot, will mean the plans are no longer pre-approved.
Limited Options: This is especially the case for city-staff drafted plans. While pre-approved plans offer convenience, the selection of designs can be limited. You may find that the available plans don’t fully align with your vision or even fit on your property. This limitation can be frustrating if you’re looking for something unique or tailored to your specific taste.
After careful consideration, you may find that a new custom design will better suit your specific needs and preferences, providing the flexibility to create a space that truly reflects your lifestyle and complements your existing property.
Getting Your ADU Project Started
Building an ADU is a significant investment, and choosing the right plan is a crucial step in the process. Whether you opt for the convenience of pre-approved plans or decide to go the custom route, it’s important to make a decision that aligns with your goals and vision.
At Maxable, we’re here to help you navigate every step of your ADU journey. We connect homeowners with experienced architects and builders who understand the ins and outs of ADU construction. Our team is dedicated to helping you bring your ADU project to life.
