Today we broke ground on a new Secondary Living unit project in Walnut Creek. This client wanted a space for their mother to occupy, but were also thinking about their long term goals for the property as they consider their retirement plans. We designed a 700sqft home that will be placed directly to the right of their Ranch style home that is large enough for their mother and addresses future hadicap issues, but also could be used for the owners should they decide to move into the unit.
The secondary or future use came about during the design. While were going through the approval process, one of their neighbors converted a 400sqft portion of their home into a studio and is now renting that space for about $1300/mo. You could imagine what this meant to our client and their project as they pondered this possible income generator during their retirement years. When they are ready to retire they can rent out the second unit for more than $1800/mo. while they stay in the main home or they can rent out the main home for almost three times that amount while they live in the second unit. How many of you have a plan that doubles or triples your retirement benefits?
Every day I get calls and emails from people who are looking to add a second unit on their property. While the idea of a completely independent smaller home is appealing it does come with some issues here in California. The two areas affected most by this choice are placement (setback restrictions) and cost (Impact fees).
Typically, second units have similar setback requirements to the main home. Since most primary homes occupy the space allocated by these setback rules, it leaves very little area to work with for the new unit. Sure there may be plenty of room on the side or rear yard, but these areas often have restrictions limiting their use beyond landscaping. Even when we do manage to squeeze a structure into these areas our reward for creativity is often met with a hefty set of fees that are tacked on because we are building a full living unit.
When we met Pat in Los Altos to discuss these issues a decision was made to consider building an Accessory Structure rather than a full Second unit. So “What’s the difference”, you ask? Simple – we remove the kitchen from the plan. That’s it. Once the kitchen is gone the structure is no longer a home. This small technicality change’s the way a city typically looks at what’s being submitted. You’ll think this is crazy but now the structure is not unlike a shed in the city’s mind, even though we could be building a 490sqft unit with a Living Room, Bedroom & Bathroom.
In Pat’s case, this thinking dramatically changed the setbacks and wiped out any impact fees. Now we’re looking at as little as 5ft setbacks from fence lines and sometimes 10% of the total fee structure for a Second Unit. In Pat’s case it allowed her to have the 496.5sqft structure you see here approved in less than 30 days! We are almost completed with this project so look for a a full photo spread and virtual tour soon. In the meantime, you can stop by our facebook page and see more of the photos.
It’s always fun to complete a project and turn the home over to the new owner. I also love to look back and see how close the actual home came to the intital rendereing. I think this home looks better that the rendering! We’re working on getting the complete home shoot up on the website along with the virtual tour, but for now I thought I would show you some photos and a link to the video tour I shot last week.
Youtube video shoot of new Backyard Home http://www.youtube.com/watch?v=FAfLQ3vbyX4
We spent the last few months working out all the details for the home design and approval process and I thought I would share the resulting home plan with you as we get ready to deliver it tomorrow (Friday the 13th). I visited the home this Tuesday and can’t be happier with the Skyline product. As you can see by the images below it’s ready to be shipped to the site and we’ll apply the stucco once we set it on the foundation. Look for some set and install photos soon, along with a time lapse video of the delivery.
While we were putting the finishing touches on the Walnut Creek home I got a call from a couple in Fremont that wanted to build something for their mother to stay in. The property slopes down from the street, the home is a split level and they wanted the space to be accessible from the lower level so their mother would not have to use stairs regularly. There was a small area just outside the Living Room before the property terraced down again.
After looking at a few ideas we came up with a 490sqft. addition plan that would connect to the lower level and not need a kitchen since the main homes kitchen is also on that level. The resulting plan was put together and approved by the city, but not without some city induced changes. For those of you unfamiliar with California fire codes, this home requires the entire exterior to be finished with non-combustible materials. The home is in an area designated as a WUI zone (Wildland Urban Interface) which is pretty much most of the rural areas of the state and hilly open space areas within some cities. Over the past couple years we have built several homes to this requirement, but this is the first within city limits.
The owners also did not want the project to exceed a certain budget and if we did this as a full second unit (with kitchen) the permit fees (and impact fees) would have pushed us over the top. We completed this project in two months and below are some photos of the completed addition. We should also have some virtual tours posted soon.
We finished the little 375sqft Backyard Home in Walnut Creek about a month ago and I finally got some time to schedule the photo shoot and virtual tour. I have to say that this project turned out great and the home owner could not be happier. For anyone thinking about building a smaller unit, this home exemplifies the use of a very small space. The home is just 15 x 25, but feels a lot larger. As the home owner put it “My life is much easier now that I live here. I get up in the morning and my entire routine is more fluid and faster than it’s ever been.”
A few weeks back we completed this little Manufactured Home in Santa Cruz. Today the final numbers came in on our Green Build. We needed 108 points from the City’s Green Build program to achieve the highest rating possible which includes a plaque and ceremony from the City Council. Our home scored 161 points! To get an idea of the difficulty achieving this award, the Green Building Specialist told us only 5% of the structures built in Santa Cruz meet the requirements for this award. We exceeded the requirement by 33%. And yes, that was with a manufactured home, built to blend in with the neighboring homes and done affordably (under $175/sqft).
In an area where homes are built for $200-$300/sqft. this represents a huge savings to coastal homeowners, while demonstrating the superior building materials and methods used on today’s manufactured/modular homes. As the building inspector said on the final inspection “This is not your grandma’s mobile home!” So much has changed with the codes over just the last few years and we intend to show the world that this is a viable method of building quality homes quickly, affordably and consistently for our customers.
Last week I spoke to a homeowner that wanted to build a detached Backyard Home and couldn’t because of the rear yard setbacks, so I suggested they consider an attached unit. So many people contact us looking to build a detached Backyard Home. While this is my preference when the lot size and placement allow it, I also like the idea of an attached unit as well. There are some benefits to attaching that should be considered.
First and most obvious is the ability to create a covered (and enclosed) access between homes. If there is an elderly or disabled person living in the Backyard home it’s much easier to go back and forth between homes using a common door with no grade changes. Attaching the utilities is less work ($$) and sometimes the lot will simply not allow for the proper setbacks and building separation when the homes are detached. Sometimes we find that attaching the units allows for the best use of the remaining open space.
Now for the stuff most people don’t think about! Attached does not necessarily mean connected living spaces. We have built several Backyard Homes where they look like they are one home, but they are in fact two homes with no interior connections at all. The second unit is accessed from an exterior door and there are no doors that lead to the main home. This is still legally an attached dwelling. Sometimes we build the homes separated by 3’ to 7’ of space, but install a “Breezeway” that connects the roof lines. This Breezeway is just a covered walkway from a door on the Backyard Home to the main home. No exterior walls touch, but it’s still technically considered attached.
Below are some images of the house without the second unit and a concept of a Backyard Home attached to the rear. These are early concepts, but you can how this design allows for a second unit and keeps a great deal of the rear yard for the occupants.
For more images of attached Backyard Homes, look at our projects page.
As this market continues to change, we are always looking for better, faster and more affordable green building solutions to offer our clients. I’m happy to announce that we are now working with Skyline Homes, based in Woodland CA as a new factory partner for both Modular and Manufactured homes. The folks at Skyline share a common interest in helping the people in California build Backyard Homes. I thought I would share some photos of a great new design we have available now from Skyline. Of Course, we can dress the home up to look just like your home, but I love the look of this exterior finish! Here is the pdf if this plan VHD Backyard Home 451 plan
Look for more great ideas to come from this relationship soon! If any of you are interested in learning more about Modular or Manufactured homes, give me a call or send me an email and we can set up a factory tour. We can build homes as small as 400sqft to well over 4000sqft out of this plant. This includes Backyard Homes, Custom Homes and Multi-family homes.
Yesterday we took delivery of the panelized framing kit from Selaro and I thought it would be great to film the install using a time-lapse camera. We posted the video on YouTube and here a few photos from the days activity.