granny flats are now known by a cooler name...
Having a small outbuilding in the back of the property is nothing new. In the very old days, it was known as a carriage house. In the recent past, people referred to this type of small structures as granny flats, in-law units, au pair suites, backyard cottages, etc. Now, the officially named 'accessory dwelling units', or ADUs, have gone mainstream. With the overheated Bay area economy and the deepening housing shortages, ADUs have gained tremendous popularity.
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definition and the law
An ADU is defined as an independent habitable unit associated with and on the property of a main residence. It can take the form of a basement or attic apartment with its own secured entrance, a converted garage/shed, an addition (with its own foundation and shares a wall with the main residence), or a detached new construction. An airstream parked on the driveway it is not.
California has long tried to improve the law in order to encourage more development of ADUs in single family neighborhoods. Under state law, an attached ADU can be the smaller of 1,200 square feet or half the size of the main residence. Detached units cannot be larger than 1,200 square feet. In general, municipalities allow streamlined permit processes, but there are exceptions who lean on minimum lot size, setbacks, and parking requirements, as well as high permit fees and lengthy design reviews to make the development of ADUs quite difficult. Recently, several bills intending to ease the requirements have been signed into law by Gov. Gavin Newsome. See State Policies and Office of Governor.
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our ADU: a modern cabin in the heart of the mission district
Having recently purchased a well located 3-bed/2.5-bath residence in The Mission District of San Francisco, our client (he is an eye surgeon, she is an IT specialist in the medical field) came to us looking for guidance in redesigning a dilapidated casita in the rear of the property. The original vision of building a 2-level structure with a roof deck was quickly abandoned because of code restrictions. Instead, we proposed a full gut renovation of this stand alone cottage within the existing 400 sf footprint. As such, we focused on creating an expansive and serene environment through improved organization and flow, refined material details, and an abundance of light.
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organization, flow, materials, and light
At the site level, our first priority is to remove all the existing clutters (such as a light well, stairs and level changes) in order to create a unified outdoor space that serves both the ADU and the main residence.
With a total interior space of 14'X24', we aimed to create maximum efficiency by finding the optimal proportions for the rooms, and by locating all fixtures and appliances linearly along the long back wall. All white cabinets with stainless steel appliances and hardware, as well as the overall subdued material palette are essential in creating a modern simplicity. Other highlights include a curbless shower entry and a wall-hung toilet. The small but comfortable bath is suffused with natural light thanks to a generous skylight. The overall effect is a tranquil retreat carved out from a dense and somewhat chaotic urban block in one of San Francisco's most busy and vibrant neighborhoods.
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benefits at many different levels
In this particular project, the homeowners first thought of the ADU as a space for entertaining and putting up visitors. Since they also have a residence in Tahoe, they envision they might use it as their pied a terre after their retirement, and let their adult daughter take over the main residence. One can see there are endless possibilities: from aging in place, housing parents/grandparents or an au pair, using as a home office or specialized space for art, music studio, or hobbies (think man or woman cave), to long or short term rentals if permitted.
At the neighborhood and regional level, ADUs can help the environment by creating denser and more cost effective development, especially when they are near transits. They save public resources since minimum new infrastructures are needed. Most importantly, during this profound housing crisis, they can add more affordable units to the local housing supply while preserving the unique character of the neighborhood.
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Photography by Lawrence Luk
1. Front elevation of ADU (schematic design)
2. 4 drone shots showing ADU and main residence
3. View of living room, kitchen, and bath
4. Concept drawings of the common outdoor spaces
5. Kitchen with a glimpse of the bath
6. Bedroom
7. Exterior view of ADU
8. Living room and kitchen
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