Also you probably want to work with an architect who has ADU experience I can recommend one if you want.Here is a recent article with more information: http://www.sfexaminer.com/city-easing-onerous-approval-process-accessory-dwelling-units/

I'm meeting with builders and architects right now to see how we can solve this. 

(I'd pay for a decorator or architect consult)4.

I'm a licensed Architect married to an amazing Interior Designer.

Finally, be prepared for the soft costs associated with your plans (Zoning, Attorneys, Architects, PEs, etc. all cost a bunch of dough.)  

After I got the architect plans together, I got 3 estimates, ranging from $360-600K, obviously throw the high one out. 

I used to spend hours driving through the neighborhoods appreciating the architect and design of the houses here. 

I'm still new to this but I know enough from my daily profession (architect) to know a good deal/area when I see it.

I do know a good bit about development because my father has done several sub-divisions on his own over his life as well as my professional job as an architect gives me a very unique perspective and knowledge base that most people in REI will never have.

Another suggestion would be to have your team, broker, architect, builder all lined up and promote the team to your potential lender.