Pre-design ADU plans

[Brandon Carlson]

Hi BP,

For over a year now I have been thinking of building an ADU. With that said, what's your experience been like when obtaining architect plans/designs? I live in Los Angeles County, specifically the San Gabriel Valley.

I've called around and received quotes ranging from $4500 - $7000 for a 2 bedroom 1 bath ADU at 749 sqft. The services include the following:

Architectural Design: Creating a new design that fits your scope and complies with city requirements, and providing necessary drawings and details

Structural Design: Designing the structure to support the new ADU and items and providing necessary drawings, details, and calculations

Title 24: Requirement for new living space to analyze energy efficiency and utility effectiveness with new square footage. 

I discovered ADU Building Plans.com and they have pre-designed plans for $50. If I go this route, would I have to sub out the structural design and title 24 part? How much architectural work is actually needed for an ADU? I am trying to justify the cost. I plan on project managing this job and using subs for framing, foundation, etc. to help control costs.

And what are development impact fees and the cost?  I hear they don't apply for units under 750 sqft.

Thank you for any input or advice. My goal for next year, is to complete this project.