What is an adu?
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Your personal ADU guide for your first Container Home! A guide to designing durable, secure and weather-resistant shipping containers that meet your unique goals.
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04 WHAT IS AN ADU
BUILDING PROCESS
06-09 TINY HOME COST & SPECS
10 CONSTRUCTION ESTIMATE
11 FEASIBILITY STUDY
12 90 DAYS BUILD
13 PREFERRED LENDER’S LIST
14 DC ZONING RULES
15 DC BUILDING PERMITS
16 CHECKLIST
17 CONTACT US
TABLE OF CONTENTS
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What is an adu?
Accessory dwelling units (ADUs) — referred to as accessory apartments, second units, or granny flats also known as a tiny home— are additional living quarters on single-family lots that are independent of the primary dwelling unit. They are equipped with kitchen and bathroom facilities.
ADUs can be classified into three categories: (1) INTERIOR ADUs are located within the primary dwelling, and are typically built through conversion of existing space, such as an attic or basement.
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(2) ATTACHED ADUs are living spaces that are added on to the primary dwelling. The additional unit can be located to the side or rear of the primary structure, but can also be constructed on top of an attached garage.
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(3) DETACHED ADUs are structurally separate from the primary dwelling. They can be constructed over existing accessory structures, such as a detached garage, or they can be built as units that are separate from accessory and residential structures.
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Tiny Home
BUILDING PROCESS
Eluvial Construction is a licensed contractor with expertise in construction for both commercial and residential projects. We offer custom construction, home remodeling, home renovation, commercial renovation and a variety of other construction services. As a custom builder, we serve our clients with professionalism and integrity that is unsurpassed. We provide our knowledge and innovation to each project we do, no matter the size. Our management, skills and services as a construction company will exceed your expectations. With a wealth of expertise that has been developed through years of building projects for developers and end users alike, Eluvial Construction stands ready to tackle any and all of your construction needs.
Step 1: Consult
Step 2: Estimate or Feasibility
Step 3: Approval
Together we can curate the vision for your project! Here we begin taking the essential steps towards achieving your dreams, inspiration and goals.
Request a preliminary Estimate to start building on a pre-existing property. Request a Feasibility Study online to start a New Construction project. These tools refine the scope of work and timeline.
Once approved, an invoice is produced. As we begin the process of ordering materials and finalizing permits your first deposit is due.
Step 4: Design
Step 5: Build
Step 6: Completion
Schedule a Design Consultation and finalize Design, Materials and any Additional Upgrades. Then materials are ordered, permits will be pulled, and a start date will be set!
During this process Eluvial mediates between the client and the subcontractors. Our Member Portal on our website allows us to keep all communication on one platform and keep you up to date. This way the client is able to keep track of the process as well. Our Member Portal will be our one stop view of change orders, timeline, installation dates and, most import.
Upon completion, the last few steps involve a final inspection and clean up. You’re finally free to enjoy newly created space!
Call us to get started today!
202.808.9383 5
Tiny Home
COST & SPECS $72,000
A1 20 Foot Half Lofted Bedroom 1 | 20 FT | STUDIO
PRICE INCLUDES: • • • •
Site Work Architectural Plans & Permits Construction Silver Package Finishes & Appliances • Third Party Inspections • C of O • Crane & Delivery ** Prices are subject to change * Does not include feasbility study
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COST & SPECS
A2
2 20 Foot Containers
$128,100 2 | 20 FT | 1 BED | 1 BATH
SIDE BY SIDE
Tiny Home
PRICE INCLUDES: • • • •
Site Work Architectural Plans & Permits Construction Silver Package Finishes & Appliances • Third Party Inspections • C of O • Crane & Delivery ** Prices are subject to change * Does not include feasbility study
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Tiny Home
COST & SPECS $145,000
STACKED
A3 2 | 20 FT | 1 BED | 1 BATH 2 20 Foot Stacked Containers
PRICE INCLUDES: • • • •
Site Work Architectural Plans & Permits Construction Silver Package Finishes & Appliances • Third Party Inspections • C of O • Crane & Delivery ** Prices are subject to change * Does not include feasbility study
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20’ by 8 1/4”=1’
Tiny Home
COST & SPECS $91,350
B1 1 | 40 FT | 1 BED | 1 BATH 40 Foot 1 Bedroom tier 1 design
PRICE INCLUDES: • • • •
Site Work Architectural Plans & Permits Construction Silver Package Finishes & Appliances • Third Party Inspections • C of O • Crane & Delivery ** Prices are subject to change * Does not include feasbility study
1/4”=1’ 9
CONSTRUCTION ESTIMATE All Existing Construction Build Outs Receive a Construction Estimate
At Eluvial Construction we believe in providing you with a high level of guidance on your project costs; that means we believe in transparent and open communication. In order to provide you with an accurate written estimate of your overall project costs, our Project Manager will need to meet with you, inspect your property, and discuss your project in detail. Costs vary greatly from project to project, so in reality, there isn’t a generic pricing guide based on cost per square foot. So, what factors will affect the overall cost of your project? There are many variables that contribute to the final price and below is a checklist that will help you un-derstand some of the major contributing factors that Eluvial takes into consideration when drafting you a precise construction estimate: • • • • • • • • • • • •
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Land & foundation conditions Size of the home Plumbing, Electrical System, & HVAC Condition of walls & roof Design of the home Kitchen Design Materials used; siding, flooring, & finishes Upgrades Energy efficiency options Access to the site Excavation Exterior details; landscaping, garage, driveway, deck, patio, walkway(s) & sprinkler system
WHAT WILL YOUR ELUVIAL CONSTRUCTION ESTIMATE INCLUDE? • Basic floor plan layout • Project timeline • Detailed written cost estimate of your entire project *construction estimate is valid for 30 business day*
HOW MUCH WILL YOUR WRITTEN ESTIMATE COST? Residential Only & 3,500 Sq. Ft. Maximum - $350 *fee will be applied as a credit and deducted from final project cost*
VISIT US TODAY AT
www.EluvialConstruction.com
& BOOK YOUR FORMAL CONSTRUCTION ESTIMATE.
FEASIBILITY STUDY All New Construction Build Outs Must First Go Through The Feasibility Study Phase Before Any Other Work Can Commence
PROCESS (4-6 WEEKS) A feasibility study is an analysis of the viability of a construction project idea. This study focuses on helping answer the essential question of “should we proceed with the proposed project idea?” All activities of the study are directed toward helping answer this question. This is an essential part before moving on to the building design and construction. Once a site has been chosen for the future structure, the study can begin. During this period, the site is thoroughly examined in order to determine whether it is a suitable place to construct the building. Once the study is complete, those involved in the project can decide as to whether to proceed with that location in mind, based on the information that has been collected. Alternatively, if the study determines that a location is not suitable, another study can be conducted for a different site.
What other components does Eluvial consider?
BUDGET -
Does the site fit the project's budget? Are there certain factors that could potentially end up costing more than the allocated amount?
IMPACT - What is the impact that construction
will have on the surrounding area? Is there another site that would be better suited because the impact would be minimal?
POTENTIAL ENVIRONMENTAL PROBLEMS -
Is the ground suitable for construction? Can it support a plumbing system, or the weight of a building? Is the site located near any areas known for their environmental issues?
SITE HISTORY -
What was located at the site previously? Was it a similar building, and if so, what happened to it? What relevant information is there about the site's history?
Eluvial Enterprise factors many components when carrying out a feasibility study.
WHAT DOES THE STUDY INCLUDE? • • • •
Zoning Review Basic Floorplan Geotechnical Engineering Report Civil Engineering Utilities & Boundary Report • Written Construction Estimate
VISIT US TODAY AT
www.EluvialConstruction.com
& BOOK YOUR FEASIBILITY STUDY. 11
90 DAYS BUILD *Subject to change
BUILDING PROCESS (90 DAYS TOTAL) 10
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PERMITTING DESIGN PROCESS BUILDING PROCESS
PERMITTING (21 DAYS) 1. Submit online application, pay filing fees, and upload plans to Project Dox. 2. PRC reviews all disciplines / provides guidance and comments. 3. Discipline Approval 4. Pay Remaining Fees 5. Permit issued
DESIGN PROCESS (14 DAYS)
BUILDING PROCESS (45 DAYS)
1. Standard Designs - 2 Weeks
1. Blue prints and shop drawings are verified. 2. Containers are modified inside of factory. 3. Unnecessary walls are removed. 4. Openings are cut for windows and doors. 5. Insulation coatings is sprayed on both sides. 6. Concrete foundation is installed on site. 7. Containers are dropped and welled on site. 8. Roof is placed. 9. Windows and doors are placed. 10. Framing phase begins. 11. Rough-in, insulation & drywall. 12. Painting 13. Final finishes install 14. Furniture is arranged 15. Enjoy your home!
We will provide you with: • • •
Link to Eluvial Pinterest page for design inspiration. 2 revisions Updated construction estimate
2. Custom Design - 4 Weeks We will provide you with: • • •
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Link to Eluvial Pinterest page for design inspiration. 3 revisions Updated construction estimate
Our
PREFERRED LENDER’S
Don’t hesitate to ask us for a referral, we work with the best and are here to make the connections. CONVENTIONAL/FHA: TRADITIONAL PURCHASERS First Home Mortgage
Tammi Lewis: Loan Officer NMLS #: 455836 5355 Nottingham Drive, Suite 130 Baltimore, MD 21236 Cell: 410.725.9451 Office: 877.933.3100 tlewis@firsthome.com www.firsthome.com
Old Line Bank
Reginald Derrickson: Mortgage Banker NLMS #: 185148 4201 Mitchellville Road, Suite 200 Bowie, MD 20716 Internal Ext.: 3337 Direct Line: 301.352.4458 Cell: 240.507.2646 rderrickson@oldlinebank.com www.oldlinebank.com
FIRST TIME HOME BUYERS/ DOWN PAYMENT ASSISTANCE PREFERRED Primary Residential Mortgage
Dawn Mosby: Branch Manager NMLS #: 227416 1140 3rd Street NE Office Number 2156 Washington, DC 20002 Direct: 202.601.3227 Office: 202.601.3227 dcree@primeres.com www.primaryresidentialmortgage.com
Capital Bank
VA LOANS: VETERAN PURCHASERS HARD MONEY LOANS (PRIVATE LENDERS): Navy Federal Credit Union SHORT TERM LENDING Zachary Guepe: Mortgage Processor III, Navy Federal Credit Union NMLS #: 1521068 820 Follin Lane Vienna, VA 2218 Phone: 1.877.573.2324 x 39709 Zachary_Guepe@navyfederal.org www.navyfederal.org
COMMERCIAL LOANS: COMMERCIAL DEVELOPMENT & LINES OF CREDIT John Marshall Bank
Gabriel Derosier: VP and Commercial Lending 1401 H ST NW, Suite 702, Washington, DC 20005 Cell: 202.735.2193 Office: 202.735.2200 gderosier@johnmarshallbank.com www.johnmarshallbank.com
PNC Bank
Keiva N. Dennis: Vice President, Relationship Manager 800 17th Street NW, 2nd Floor Washington, DC 20006 Phone: 202.973.6724 Cell: 917.601.5220 keiva.dennis@pnc.com www.pnc.com
Restoration Capital
Brian M. Castel: Co-Founder, Managing Partner 4000 Legato Rd #1100 Fairfax, VA 22033 Main: 800.877.0883 Direct: 703.298.5044 castel@restorationcapital.com www.RestorationCapital.com
Bogdan Builders, Inc.
Hugo F. Camacho: COO 5272 River Rd #400 Bethesda, MD 20816 Cell: 571-243-8777 Office: 301-913-9013 www.bogdanbuilders.com hugo@bogdanbuilders.com
NEW CONSTRUCTION/ RENOVATION HOME LOANS: TEMP TO PERM LOANS Homeside Mortgage
Alicia Norwood: Head of Renovation and Construction Lending NMLS #: 1440209 9211 Corporate Drive, Suite 290 Rockville, MD 20850 Office: 240.672.0153 Cell: 321.437.7368 anorwood@gohomeside.com www.gohomeside.com
Jitae Kim: Loan Officer NMLS #: 994379 3622 12th Street NE Washington, DC 20017 Cell: 240.505.5571 Office: 301.468.8848 x2323 JKim@capitalbankmd.com www.capitalbankmd.com
Fulton Mortgage Company
Laurel Santamarina: Loan Officer NMLS #: 799161 6708 Alexander Bell Drive, Suite 270 Columbia, MD 21046 Office: 410.423.8236 Cell: 410.707.8695 lsantamarina@fultonmortgagecompany.com www.fultonmortgagecompany.com
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III.
Accessory Apartment Zoning Rules
Background
(see Subtitle C, Section 253 at https://dcoz.dc.gov/zrr/zr16):
Beginning on September 6, 2016 with the adoption of the ZR16 zoning rules, certain zoning changes signaled a greater permissiveness for creating accessory apartments in low density residential zones and provided more flexibility for where dwelling units ca n be located on a property. Under the 1958 zoning regulations, accessory apartments were permitted in
WASHINGTON, DC BULDING ZONING RULES
What zones are accessory apartments permitted in ? Are accessory apartments permitted as a matter of right in these zones? How many accessory apartments are permitted per lot ? Where can the accessory apartment be located ? Must the p roperty owner live on site? How many people can occupy an accessory apartment? Are there conditions for locating the accessory apartment in the principal building?
Are there conditions for locating the accessory apartment in the accessory building?
What happens if the zoning standards are not met ? Parking required for the accessory apartment? License required? Other zoning standards that apply ? RF and RA zones?
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the principal building only by special exception with stricter standards. They were not permitted in accessory buildings, except for living quarters f or domestic employees. R zoned property. In general, this relates to low density single family zones, such as R-1-A, R-1-B, R-2, and R-3. Yes, accessory apartments, subject to conditions, are permitted as a matter of right in most R zones. In certain zones, they are permitted by special exception. One (1) It may be located either in the principal building or in an accessory building. Yes, either the principal or accessory unit must be owner occupied during the duration of the accessory apartment use. No more than 3 people are permitted in an accessory apartment in most R zones Yes, the accessory apartment must meet the following conditions: The dwelling must have a minimum gross floor area of either 1,200 or 2,000 square feet, depending on the zone The accessory apartment may not occupy more t han 35% of the house No additional entrance can be created at the front of the house facing the street Yes, the accessory apartment must meet the following conditions: Permanent access to the accessory apartment must be provided by one of the following: (1) An 8 ft. wide passage extending to a public street (2) Through an improved public alley with a minimum width of 24 ft. that connects to a street (3) The accessory building must be within 300 ft. of a public street accessible through an improved public alley with a minimum width of 15 ft. Other contemporaneous uses of the accessory building are limited to private vehicle garage, artist studio, or storage for a dwelling unit on the lot. No roof deck. Additional conditions apply to R -19 and R-20 zones. Unless the project is altered to make it conforming to the zoning rules, a project would need to seek zoning relief at the Board of Zo ning Adjustment (BZA) No. The standard is 1 space per principal dwelling. An accessory apartment is required to have a residential rental business license Note that other zoning regulations can apply that govern areas such as lot occupancy, yard setbacks, and accessory building height and footprints. These zones do not permit accessory apartments, only principal dwelling units.
This guide is not a substitute or replacement for District laws and regulations, and those legal sources should be consulted for the specific legal requirements applicable to the construction process. This guide is intended to provide a central informational source to assist in complying with these zoning regulations.
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WASHINGTON, DC BULDING PERMITTING PROCESS
Tiny Home
NEXT STEPS
LET’S GET STARTED. REQUEST AN ESTIMATE OR A FEASBILITY STUDY Go to www.eluvialconstruction.com.
SECURE FINANCING See our Preferred Lenders List.
REVIEW & SIGN PROJECT CONTRACT Finalize Scope of Work, Timeline & Draw Schedule.
PAY 35% OF TOTAL PROJECT COST Retainer Needed to Begin Project.
FINALIZE DESIGN LAYOUT Schedule To Meet With Our In-house Architect.
FINALIZE MATERIALS & ADDITIONAL UPGRADES Go Over Any Changes With Our In-house Architect.
BEGIN CONSTRUCTION PHASE Let the show begin!
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CONTACT US Let's Talk About Your Project!
GREAT DESIGNS BEGIN WITH GREAT RELATIONSHIPS, SO PLEASE INTRODUCE YOURSELF AND WE’LL BE IN TOUCH.
IF YOU HAVE ANY QUESTIONS OR NEED ASSISTANCE ALONG THE WAY, WE’RE HERE TO HELP.
202.808.9383 1140 3rd st NE | Washington, DC 20002 www.eluvialconstruction.com
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