Pre-Approved Plans: Template Call for Submittals

Prior to soliciting ADU designs for your community, it is important for the selection committee, Planning, Building and/or any other necessary departments to meet and determine:

• Goals: How many plans to select, what size categories and typologies, budget, and timeline.
• Submittal Requirements & Process: What materials are necessary for pre-approval (typically everything that is NOT site-specific), how plans will be submitted, and if it will only be open to licensed architects (some ADU designers might not have a license). It is also a good idea to identify a key contact and include that in the call.
• Review & Selection Process: How will submittals be reviewed and selected (e.g., forming a selection committee), and what will be the selection/scoring criteria.
• Terms: What will the terms be with selected designers, from payment to building code updates.

The following template text can help you develop a Call for Submittals for your program.

Program overview

The [jurisdiction name] Pre-approved Plans Program will “pre-approve” selected ADU designs and provide them to homeowners for free. Designers and architects can submit up to [number] designs of [types such as detached, modular, prefab] ADUs, using plans previously completed or by developing new designs.

Select ADU designs will be invited to submit full plan sets for code review, due within [timeframe] after requested. Pre-approved designs will then be made available on our website. We hope to launch the Program by [date]. Once available to the public, additional site-specific plans and review will be required of homeowners using pre-approved plans.

The Process

1. ADU design plans are submitted for consideration by [date], starting with completion of the [Initial Submittal Form see 9 below]. Any qualified designer or architect can submit up to [number] plans across any size and type categories. [Types such as detached, modular, and prefabricated] ADU designs may be submitted. See Instructions for details on what to submit.
2. Designs will be selected for full review based on the initial submittal information, including [required materials such as floor plans and elevations]. Three or more designs in each of the three size categories will be selected. See FAQ for size categories.
3. Selected plans are reviewed for code compliance. A full plan set is submitted within [number] weeks of request, and a permit specialist will review the plans for code compliance. Where necessary, modifications or additional information may be requested. See Selection Criteria.
4. Reviewed plans are showcased on the program’s webpage by [date].

Instructions for Submittals

Review these instructions carefully and decide which plan(s) to submit. Each designer may submit up to [number] plans for consideration across all size and type categories. You will need to complete a separate form for each submittal.

• Enter information about your plan on the Initial Submittal Form including:
  • Email for all correspondence, Company/Firm name, and key contact info.
  • Plan Name and Description in 500 words or less, telling us about the features and qualities of your ADU plan (including information on any variations).
  • The ADU Size category that applies and the Plan Type such as site-built, prefabricated, or modular or from a completed project or a new plan. If submitting a modular plan, please include the class and proposed manufacturer.
  • A Construction Cost Estimate, which can be stated as a range based on size, features and options, including assumptions and caveats as needed. We will provide a general statement on the program webpage regarding the potential cost impacts of site-specific conditions and other factors (e.g., soils, slopes, water connections, etc.). For built plans, provide actual construction costs and applicable year.
  • Plan cost for [jurisdiction] to purchase and make it available for free to the public.The city would own the plan and as part of the purchasing cost and you will agree to update it in response to building code changes.
• After your form is submitted, you will receive an email with a link and instructions to upload your initial plan set. Do not submit full plan sets. For the initial submittal we only need:
  • Floor plans with dimensioned room sizes (up to [number] variations if desired)
  • Building sections showing wall and roof assembly and building elevations (including variations, if any)
  • Photos of completed ADUs, renderings or additional information such as customization options or other important things to know

If your design is selected, you will be invited to submit the full plan set for code review.

Benefits of Pre-Approved Plans

What is a Pre-Approved Plan?

Pre-approved plans are ADU building plan sets without site-specific materials that are reviewed for compliance with relevant building codes, including structural, electrical and energy codes, among others. Plans will be selected to ensure a variety of size options and design features. Homeowners will select a pre-approved plan they like that fits on their site, and use it for free, saving them time and money. It will still need additional materials for a site plan and permit. Pre-approval is only for the building design, not the final site plan.

[Detached ADUs are the focus of this program, which includes site-built, modular and prefabricated ADUs.]

What Are the Benefits of a Pre-Approved Plan?

For homeowners…

• Easier. Provides base designs that they can choose from, making it easier to approach an often daunting process.
• More Affordable. Allows them to choose a design they like for a significantly lower cost than if they started from scratch.
• Faster. Speeds up the process because they start with a completed base design, making small modifications to ensure it fits their site and needs.

For designers and architects…

• Stamp of Approval. Designs are reviewed and approved up front by [jurisdiction] so homeowners know your design works.
• Time Savings. If working with a client to customize the base plan to their site, it will require only minor modifications.
• Free Marketing. The program markets the approved designs to homeowners throughout the community and can result in additional business.

For [jurisdiction]…

• Time Savings. Staff review and approve a plan set once, focusing on review of minor modifications and site-specific information for the final review.
• Preferred Designs. Through the competitive process, staff are able to select designs they think work best for neighborhoods and homeowners.
• More ADUs. Creating more housing options is good for everyone – and helps meet our housing needs!

Selection Criteria

In reviewing the initial design submittals, the Selection Committee will consider the following factors:

• Cost. To the extent feasible, designs should realize cost savings for both homeowner and eventual tenants through cost-effective design choices, material selection (factoring in durability), innovative construction methods, and overall efficiency.
• Accessible and Visitable. To the extent feasible, designs should support accessibility for people of all abilities, following universal design principles.
• Privacy. Designs should consider the relationship between the ADU and the primary home as well as neighboring properties through configuration, profile, and window placements and/or treatments.
• Context/Compatibility. Designs should consider a range of [jurisdiction’s] residential site contexts and reflect the design character of neighborhoods across the city.
• Adaptability/Customization. Designs should support the ability to easily adapt to varying site conditions and needs through flexible floor plans, alternative facade treatments, and other standardized options.
• Sustainability and Resiliency. While all designs will need to meet energy and building code requirements, designs should support long term sustainability and climate resiliency and have minimal environmental footprints.

Plans will be selected in three size categories (listed in the FAQ).

Code Standards for Pre-Approved Plans

ADU Standard Plans selected for “pre-approval” will be reviewed for compliance with [jurisdiction’s] applicable building codes.

While the initial plan submittal will focus on illustrative floor plans, elevations, and building sections (See Instructions for details), full plan sets will be requested by the Selection Committee after review. Those invited will provide full details and calculations based on design specs intended to address the most widely applicable conditions across the [jurisdiction], or in some cases the most ‘conservative’ or restrictive.

Following initial review by the Selection Committee, designs selected for pre-approval will be invited to submit full plan sets for code review. Details for submittals will be provided at that time. [Jurisdiction] will provide detailed instructions for submittals when the full plan sets are requested. Generally, submitted plans will include:

• Roofing, Architectural and Structural Plans with calculations for vertical and lateral loads as well as truss calculations if applicable.
• Mechanical, Plumbing and Electrical Plans, including size and location of all components and applicable loading calculations. The plan set should provide for both sprinklered and non-sprinklered construction, and for both with and without solar PV.
• [Region, Local, and/or Department] Building and Energy Codes documentation to meet requirements.
• Foundation and Utility Plans to meet baseline requirements.

The intent is for Pre-approved Plans to be as widely applicable as possible, understanding that site variations will need to be addressed through plan modifications at time of full permit review. Grading, climate zone, soil site class, and foundation plans will differ between locations.

FAQs

1. Who can submit a design? We will accept submissions from architects, designers, and builders. We encourage submissions from design–build partnerships that can provide a reliable cost estimate and are familiar with and ready to construct the ADU. We also welcome submissions of design plans from already-built ADUs that can provide information about actual construction costs. There is no cost for the code review of selected plans.

2. What kinds of designs can be submitted, and for what sizes of ADU? We are looking for a variety of design plans that can respond to the range of site conditions found in our community and provide homeowners with as much choice as possible in terms of design style. We encourage designs to remain within a max height of [number] feet, with options that may extend higher (understanding that many zone districts have a max height of [number] feet). (See Selection Criteria)

In terms of unit size, we are looking to select [number] or more designs in each of [number] size categories:

Examples of category sizes we could use Include:

• Small: [number or range] square feet max (studio/1 bedroom with 1 bath)
• Medium: [number or range] square feet max (1 or 2 bedroom with 1 or 1.5 bath)
• Large: [number or range] square feet max (up to 3 bedroom and 2 bath)

3. What about modular and prefabricated products? We welcome modular and prefabricated ADU designs as part of the program to provide more options to homeowners.

4. What happens if I’m selected? Following initial review, designs selected for pre-approval will be invited to submit full plan sets for code review. Details for submittal will be provided at that time, but key specifications include:

• Documents prepared by an architect or engineer must be signed and stamped.
• Plans will be reviewed by [jurisdiction] for compliance with pertinent sections of the building code. Additional information or plan modifications may be requested during the code review.
• Once plans are deemed code-compliant, they will be posted on the program webpage.
• Pre-approved Plans may need to refile upon adoption of new building codes or other policy changes. Plan owners will be notified as needed.

5. What about compensation? We are committed to ensuring that designers are adequately compensated for their time and creativity. Upon selection, [jurisdiction] we will enter into an agreement with participating designers, providing an upfront payment in return for providing the selected plan at no cost to interested homeowners for an agreed upon period of time.

Template Outreach Announcement

[Jurisdiction] is launching a Pre-Approved Plans Program that will “pre-approve” selected ADU designs and provide them to homeowners for free.

How it Works

1. Fill out an Initial Submission Form and read through the Call for Submittals.
2. Submit up to [number] initial plans for designs of [types such as site-built, modular, or prefab], either previously completed or new designs, by [date].
3. A subset of ADU designs will be invited to submit full plan sets for code review.
4. All designs will be made available at no cost to homeowners on [jurisdiction website].

Template Initial Submission Form

Set up an Initial Submission Form in any program that produces online surveys, such as SurveyMonkey or Google Form, and include overview text from above before questions.

1. Company/Name
2. Key Contact Name and Title
3. Key Contact Phone Number
4. Plan Name
5. Description (brief overview of your plan and its features, including variations)
6. ADU Size
   • Small: [number or range] square feet max (studio/1 bedroom with 1 bath)
   • Medium: [number or range] square feet max (1 or 2 bedroom with 1/1.5 bath)
   • Large: [number or range] square feet max (up to 3 bedroom and 2 bath)
7. Plan Type
   • Site-Built
   • Modular
   • Prefabricated
8. New Plan or Previously Built?
   • Already built in [jurisdiction]
   • Already built elsewhere
   • New plan (not yet built)
   • Modular or prefab previously installed in [jurisdiction]
   • Modular or prefab being introduced in [jurisdiction]
   • Other ________________________________________
9. Construction Cost Estimate: state as range and include key assumptions or caveats. For built plans, please reference actual construction costs, for modular or prefab, please provide unit purchase cost and typical site prep cost.