ADU Cottage Design

Foundation and Framing:
– L shaped building, 1000-1200 sq ft, 2BR, 1BA (>1000 requires exception)
– frame for 9’ to 10’ ceiling height
– build 18” to 24” above grade, floor height
– build 2×6” walls for max insulation
– use panelized modular factory wall and roof truss construction
– install radiant barrier roof panels
– install air sealing and max attic insulation
– use 5-layer plywood, exterior grade (no chipboard/OSB)
– add covered carport entrance on Dymond Ct for EV charging, with door into ADU
– high mount windows facing main yard, no view into main yard
– install low-e windows, double-hung or slider (no casement), white vinyl, double pane glass with screens
– outside walls are low-maintenance material
– copper plumbing throughout
– all exterior openings sealed and rat-proofed
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Interior:
– the interior is a well-appointed quality look, textured drywall, crown molding,
– bath and kitchen floors are vinyl for warmth
– install LED bulbs inside and outside
– install Toto toilet, clean flush
– install induction cooktop, electric oven, dishwasher, disposal, sink water filter, refrigerator and freezer, clothes washer and heat pump clothes dryer
– 10×12 workout room adjacent to main bedroom
– Install drop lights only, no recessed lighting
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Electrical:
Install tablet-based dashboard for ADU to show energy benefit in graph form, include:
– Solar PV wattage generated
– Grid wattage used
– Total wattage used
– Indoor air temperature
– Outdoor air temperature
– Hot water set and tank temperature
– Electric and indoor water utility bill units
– Other monitoring, perhaps backup battery status
– GBell to evaluate dashboard product:  https://www.span.io/product

– add solar to existing 5 kW system, install rat guards protecting all PV panel wiring
– critical load sub-panel will be wired next to main 200 amp sub panel
– install sub-meter or billing meter
– install one inverter for all solar, (existing and additional), manage backup battery, manage vehicle to building power, mounted on main home near AC unit. Evaluate https://dcbel.ossiaco.com/
– cat 8 cable connection to each room
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Mechanical:
– all mechanical on Dymond Ct side of building, no noise to adjacent neighbor home
– install heat pump mini-split, with all ceiling cassettes
– install heat pump water heater, 80 gallon, with upper intake air vent
– install heat recovery unit intake on back side of the building
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Misc by Owner, not Contractor:
– mount chin bar
– install exterior faucet
– laundry line on the building side
– install power outlet (with backup) for neighbor
-mount cabinet for leaf blower on the neighbor side
– rebuild Dymond Court side fence with concrete block wall for noise reduction