What is Contractor Dave's Property Research?

Let’s get your ADU Installed Legally & Correctly!

ContractorDave can Help!

My experience can help shortcut the cumbersome system of permitting and installing your home. Please read about my services and feel free to set an appointment for a FREE 15-minute phone consultation to further help you understand the permitting process and how I can help

 

Facts you need to know:

When it comes to permitting a ADU on your property, understand that there are numerous variables between local municipalities and what they can stipulate within their jurisdictions regarding building code, zoning code and placement of the ADU on property. There are indeed too many variables to list here, but finding out exactly what your property requires and what your local jurisdiction allows is part the service I provide for you. 

In addition to the local jurisdiction requirements, individual parcels can vary dramatically even within that jurisdiction. Additionally, the unique situation of your parcel can be very different from the neighboring city's parcels, the neighboring county's parcels and even your next-door neighbor's parcel. I tell folks all the time that I wish there was a cookie cutter solution to ADU permitting and installations but there isn't, period. For instance, your parcel could be in a flood zone and your neighbor's is not, your grade could be different than your neighbor's, your parcel may reside in the county and across the street the parcels may reside within city limits, therefore you have different jurisdictions with different municipal codes in effect. You can see how this can be very difficult to decipher. 

Even as the ADU codes and acceptance becomes more ADU "friendly" in the coming years, the local zoning codes will remain in effect. Think of it as building a new home on a parcel, well, really that's what you're doing, and the municipality will always have control of that aspect of building. 

The fact is, the system can be very difficult to transverse through on your own, but we are here for you! 

The good news is that several cities and counties have adopted the ADU (Accessory Dwelling Unit) or ADU codes & statutes to accept ADUs but are in many ways still regulating the installation of the ADUs. 

However, we have found that there is still much misunderstanding and misinterpretation of implementing ADUs as ADU’s (Accessory Dwellings Units) even in those counties and cities that have adopted ADU statutes. We are working diligently with LEAS's to educate and clarify these statutes. We have held several meetings with LEA officials and hundreds of emails and phone calls to help streamline the process and help LEA’s make this process easier for the property owner. 

What You Need to Know About Permitting

Once the LEA (Local Enforcement Agency) has adopted the codes/laws and gained State Approval for their ordinances, they will produce the guidelines available to the public usually in print form via the LEA’s website. However, this guideline is not necessarily all inclusive of what the LEA requires.

Most LEA’s still require detailed to-scale drawings of the site plans, foundation plans, infrastructure and utility plans and require the entire process be submitted as one project. We will recommend these services when required. 

My services:

I provide services that will assure the success of your ADU installation project. This information can be used to submit to your engineering firm, contractors and your local municipality when you begin the permitting process. 

Here's how it works:

The first step is to research the site or parcel where you intend to install your ADU. Many key points are identified in this first stage. We look at the site, and the jurisdiction’s specific building and zoning codes for ADU's - Most jurisdictions don't readily accept a MOVABLE ADU (MTH) AKA ADU on Wheels (THOW), but we often have ways to accommodate the municipal codes. To determine the feasibility of the project we begin with the Comprehensive property research (CPR)…

Step 1: COMPREHENSIVE PROPERTY RESEARCH (CPR)

Cost $250

The process:

1) We begin by performing a Google Earth view of the property:

· We measure for proper space to accommodate the ADU

· We measure the setbacks for the local zoning requirements

· We evaluate site access for the ADU

· We perform Local Governmental Agency research of the municipal codes for your ADU installation. 

· We perform an Assessor’s Parcel Map research study to determine zoning laws and acceptance policies of your full project. 

· We produce a concise & clear interpretation of the requirements for the you in our Comprehensive Property Research Report (CPR)

2) We provide you with the answers you need in your custom crafted CPR Report

Once all the research is complete, we’ll produce for you a detailed report of the primary municipal requirements to install your ADU successfully. 

3) We’ll send you the report for your review. This report will be assembled for you based on the criteria and information gathered in your Comprehensive Property Research Report (CPR)

4) We will schedule a follow-up call with you to discuss the finding in the CPR and relate in general terms what the report means and how it effects your project moving forward. 

That’s it! Step one complete! 

From this point, you’ll have a great deal of information to help you make the right decisions moving forward with your project. (Step 2 - The Deep Dive & Site Walk) will further empower you to ensure your project is streamlined, accurate and efficient. 

STEP 2: (The Deep Dive & Site Walk)

Cost TBD per location - (Contact us here)

As we progress into the project development phase, each location (Address/Parcel) will require a Deep Dive into the LEA's municipal codes and local site conditions and geographical situation/location of your parcel. The site walk will determine dozens of variations of your property to prepare you for the permitting stage of your project. There are many factors that can hinder or re-route a good installation plan and we point them out for you in this final phase of the process. We do this to avoid problems with the project. 

1 - Deep Dive:

In this step-in addition to the basic research we extracted in Step 1 the CPR, we do the research on the following line items below to fully confirm the legal installation of your new ADU. in most cases, these requirements must be identified and listed in the permitting application and on the working plans of your project. These requirements are stipulated by both local and state ordinances. They are as follows:

· Foundation requirements

· Soil type for the area

· Ground load bearing capacities

· Seismic zone compliance

· Flood zone compliance

· Wind load compliance

· Roof live load compliance

· Building code compliance

· Parcel Zoning compliance (all aspects)

· Neighborhood architectural compatibility compliance

· Solar compliance or exemption

· Parking requirements

· Density considerations

· Waste Management Plan

· Regional Transportation Mitigation Fee (RTMF)

· Property Owner Covenant requirement

· Construction General plan requirements 

· Site plan requirements 

· Infrastructure and utility plan requirements 

· Foundation plan requirements 

As you can see this deeper research into the jurisdiction's acceptance policy is extensive. This research often requires hours of research and communications with the local jurisdiction. 

Our team will dig deep for you. Whatever it takes, we have people to get you answers. We will make all the phone calls and emails with the appropriate officials to get solid answers for you. 

2- “BOOTS ON THE GROUND” - Site Walk

We mean it when we say, "Boots on the Ground" we literally walk your property to find out what your needs are. The site walk reveals much needed information for the site plan, site design and feasibility of your ADU installation project. We take all the required measurements for the project, we identify utility location and specifications, we evaluate ground conditions, we look at grades and watershed variations, we look at vehicle access for the delivery of your ADU and much more. From the information gathered on the site walk, we can produce an accurate plan for the permitting process. In detail this is what the is involved in the site walk:

1) Provide on-site measuring and photographs/videos of all structures, 

2) Measure property line setbacks

3) Measure Primary Residence separations

4) Utility locations identified 

5) Electrical Load Center values evaluated and noted

6) Identify sewer & water pipe sizing, location and type of material

7) Identify gas supply availability, sizing and location

8) Measure and note local grade and watershed features

9) Verify soil types and topical materials

10) Observe site access for delivery and set up procedures

11) We’ll Recommend site clearing and preparation when required

12) We’ll recommend the type & size of home suited for the site

13) Property owner’s Q&A on site consultation

 

Once all the research is complete, we'll produce for you a detailed report of the requirements to install your ADU. This report will be assembled based on ALL the criteria and information gathered in our CPR & Site walk.

Report Includes

1) Utility Permitting and Contracting Specifications:

a) Electrical – We will advise on existing service on site and advise if an upgrade will be necessary

b) Plumbing – We will assess the current water and sewer system and provide you with suggestions to bring these services to the ADU

c) Gas Service (if needed) - We will assess the current gas system and provide you with suggestions to bring gas service to the ADU

2) Ground or Site preparation - We will assess the desired location of the ADU and recommend the best plan for your needs with advice on ground preparation, location of the ADU, access to the job site for delivery, new utility locations.

3) Delivery & Crane Services (when required) -We will provide recommendations on the best delivery method for you. We can help you devise and implement a plan to gain access to the desired location on the property for the home and inform you of any fencing, landscape and structural removals or relocations you will need to allow access for the delivery. When necessary, we will recommend a crane and rigging contractor for you and recommend a traffic control company if the ADU needs to be lifted and set into place with a crane. We'll advise you if reparations of landscaping, fencing and other items removed for the installation process will be required

 

4) Permit and Local Building Department Services: 

We will provide you with the documents from the building and planning department’s that show the requirements for the placement of the ADU including:

(a) Site Plan Design Criteria

(b) Permit application 

(c) Fee Schedule 

(d) Other documentation (this will vary from jurisdiction to jurisdiction) 

5) Provide you with the foundation system engineering:

(a) California State Approved Foundation System

OR

(b) California State Approved Tie-Down System

6) Engineering and Permitting (optional)

a) We will secure the required engineering plans for you

b) We will secure the required permit for you for the installation of the Tiny home/ADU

 

When installing your new home onto your existing property, we want to ensure that the entire process is facilitated in accordance with state law and city/county ordinances that are enforced by the LEA.

Before you commit thousands and thousands of dollars to your project, we want to ensure that you have the information at hand that’s in accordance with State/City & County municipal codes. In this way, you can begin your project with the peace of mind knowing that it will be a success. 

I hope this helps, 

ContractorDave