Review of Plans - San Diego New Dwelling unit and ADU build

[Jay Johal]

Hey Guys, 

I've taken the first steps into getting a drafter who's investor friendly and came highly recommended to take my primary residence and turn it into a Duplex + ADU (companion unit). My short term goal is to learn about development, zoning, and construction processes while building a 3 door rental property.

I have the first set of plans and was wondering if people could take a look and provide some feedback on them. I am located in San Diego, specifically North Park, in a multi-family zone. 

Google Drive PDF plans

More specifics on the project. 

Existing house structure is 1500 sq ft and will stand as is, no construction. 3bed 3bath Tandem parking (2 spots) and could rent for 3.5K+

Second Detached dwelling unit will be 1200 sq ft. 3Bed 2bath Tandem parking (2 spots) and conservative rent estimate is 3k

ADU/Companion Unit Detached will be 900 sq ft. 2bed 1.5bath (street parking) and conservative rent estimate 2k

My soft costs are expected to be 50-70K. My Hard costs for 2100 sq ft with need to replace main water line running into the street will be 300-350K.

I am hoping to take these plans to structural engineering soon and then submitting to the City of San Diego by first week of October. 

[Justin R.]

Do it, Jay!  Couple comments:

1. 6' separation, especially with two story buildings, feels very narrow in real life.  And windows facing each other would not feel private at that distance.  Ideally the second story could be stepped back, even if just 12 or 24" for aesthetics.  But, that makes it harder to structure.  Know it's going to feel tight when you're done (but maybe that will be accepted in NP urban living).

2. I don't see on your site plan where all the tandem parking is.

3. Plan for your Instagram series to last two years.  You won't have this built in 12 months (that's a challenge and a prediction).  ;-)

4. Not a design thing, but I think your vertical costs will eclipse $375k when you're done.  

5. Whoever builds this will have challenges managing the site.  Totally doable, but not a lot of room to deal with material, trash, worker parking, spoils, and everything else.

Like I said - grab it by the horns!!!