Spring 2015 ADU Tour Project Profiles

This is the ADU profile information about the ADUs featured on the spring, 2015 city-wide ADU tour. I’ve taken out the addresses and the link to the mobile-friendly touring map page, but the rest of the information about each ADU is here.

-Kol , tour organizer

Saturday ADU project profiles

1) Tatiana Xenelis-Mendoza

Rental

Type of ADU	basement conversion
Architect/Designer	None
General Contractor	Self general contracted
Heating System	Electric cadets

When did you start the design work?	6/2014
When did you submit the plans to the City?	7/2014
When did you start construction	6/2014
When did you get your certificate of occupancy?	2/2015

Total Square Footage	750
Total Cost	$55K
Cost/Square Foot	$73

Sweat Equity estimate	$25K
Other special project costs	Re-plumb the entire home, which was not as large of a project as it sounded since the plumbing runs in a straight line across the back side of the house ($2200) Separate electrical meters and service ($2900) Re-wiring to the first and second floors ($5900)

2) Drea Cooper and Faith Watkins

 

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3) John and Stephani Hayden

We built our ADU to help create a flexible lifestyle. Our basement conversion gives us the opportunity to have out of town family stay near by, and rental income to supplement our mortgage.

Type of ADU	Basement Conversion
Architect/Designer	self
General Contractor	self
Heating System	electric cadets

When did you start the design work?	7/2014
When did you submit the plans to the City?	7/2014
When did you start construction	2/2015
When did you get your certificate of occupancy?	2/2015

Total Square Footage	625
Total Cost	$25K
Cost/Square Foot	$40

Sweat Equity estimate

$3K

Other special project costs

The electric work ended up being more work than we anticipated. We ended up rewiring much of the house and PGE made us move our service from one side of the house to the other. We budgeted $2000 and it ended up being $5000. There was an existing bathroom in the basement that we thought was legal and incorporated in our plans. It turned out not to be, which meant we had to tear out some work and make it legal to today’s code, costing us an extra $2000.

4) Holly Huntley

I am living in it myself and renting out the main house.

Type of ADU	Detached, new construction
Architect/Designer	environs, environspdx.com
General Contractor	environs, environsdpx.com
Heating System	radiant slab – hydronic, gas fired tankless

When did you start the design work?	1/2014
When did you submit the plans to the City?	6/2014
When did you start construction	7/2014
When did you get your certificate of occupancy?	1/2015

Total Square Footage	640
Total Cost	$92K
Cost/Square Foot	$143

Sweat Equity estimate	$5K
Other special project costs	We had to upgrade the lateral water supply in the street to the house because of the water fixture count exceeding what was allowed for the 5/8″ meter/ 3/4″ city supply – $6000.

5) Benjamin Johnston

Rental

Type of ADU	Detached, new construction
Architect/Designer	Schuyler Smith  polyphon.com
General Contractor	Greenhammer, Greenhammer.com
Heating System	Ductless minisplit, electric cadets

When did you start the design work?	2012
When did you submit the plans to the City?	1/2013
When did you start construction	2/2013
When did you get your certificate of occupancy?	5/2015

Total Square Footage	800
Total Cost	$155K
Cost/Square Foot	$194

Sweat Equity estimate	$25K
Other special project costs	Water upgrades, shared sewer, demolition of garage and foundation.

6) Sam and Megan Parrish

We built our ADU for Megan’s mother, Pat. Pat occupied the house in November, 2014 and lives there now with her daughter Cindy.

Type of ADU	Detached, new construction
Architect/Designer	Dustin Johnson, hivearchitecturestudio.com
General Contractor	Ryan Duble, rdbuildingdesign.com
Heating System	ductless minisplit

When did you start the design work?	12/2012
When did you submit the plans to the City?	10/2013
When did you start construction	11/2013
When did you get your certificate of occupancy?	11/2014

Total Square Footage	740
Total Cost	$140K
Cost/Square Foot	$189

Sweat Equity estimate	$30K
Other special project costs	Tearing down old garage and foundation ($2,500) sweat equity ($2,000) Upgrade of electrical service on main house to double meter system and run underground electrical to ADU ($5,000) Run underground gas line to ADU ($2,000)

7) Julie Knoedler and Colleen Sunde

Rental property

Type of ADU	New construction studio apartment over garage
Architect/Designer	Stephan Williams, rainbowvalleyinc.com
General Contractor	Rainbow Vally Design and Construction, rainbowvalleyinc.com
Heating System	Gas fireplace

When did you start the design work?	3/2014
When did you submit the plans to the City?	5/2014
When did you start construction	8/2014
When did you get your certificate of occupancy?	2/2015

Total Square Footage	504
Total Cost	$140K
Cost/Square Foot	$278

Sweat Equity estimate	$5K
Other special project costs	The city required engineered supports for the vaulted ceilings. The additional cost for manufacturing metal brackets and installing them ($3,000)

8) Julie & Oren Bernstein

We are using the ADU as a guest space for family and friends and as a short term rental through Airbnb.

Type of ADU	Detached, new construction
Architect/Designer	Carly Boynton, Grain Design Build
General Contractor	Stephen Smith, Design Build Portland, designbuildportland.com
Heating System	Electric radiant – Comfort Cove.  WarmWire electric coils beneath the bathroom tiles.

When did you start the design work?	8/2013
When did you submit the plans to the City?	9/2013
When did you start construction	10/2013
When did you get your certificate of occupancy?	11/2014

Total Square Footage	300
Total Cost	$128K (including the attached 170 ft workshop)
Cost/Square Foot	$272

Sweat Equity estimate	$25K
Other special project costs	Design and costs included an extra 170 sq feet of storage/workshop space along with an additional half bath in the workshop, as well as construction of a bike shed in the yard for additional storage.

9) Kelii and Katie Haraguchi

Katie’s mother, Judy, lives in the ADU year round.

Type of ADU	Garage Conversion
Architect/Designer	Design Build Portland, LLC, designbuildportland.com
General Contractor	Design Build Portland, LLC, designbuildportland.com
Heating System	Radiant hydronic

When did you start the design work?	8/2013
When did you submit the plans to the City?	10/2013
When did you start construction	12/2013
When did you get your certificate of occupancy?	7/2014

Total Square Footage	540
Total Cost	$125K
Cost/Square Foot	$231

Sweat Equity estimate	$0
Other special project costs	Upgrade our water service ($5k) land use review ($2k) installed tankless hot water heater in main house to share with ADU for hot water/heating ($5k) buried our electrical connection because my mom hates to see wires ($2k).

10) Richard Stein

Primary residence

Type of ADU	Detached, garage conversion
Architect/Designer	N/A
General Contractor	Don Kern
Heating System	Electric cadets

When did you start the design work?	5/2014
When did you submit the plans to the City?	6/2014
When did you start construction	6/2014
When did you get your certificate of occupancy?	8/2014

Total Square Footage	400
Total Cost	$46K
Cost/Square Foot	$115

Sweat Equity estimate	$3K
Other special project costs	N/A

11) Thomas Hudson

Primary residence. Read an extended blog post about this project here.

Type of ADU	Detached, new construction
Architect/Designer	groundupdesignworks.com
General Contractor	Dan Maust Construction
Heating System	Ductless minisplit, electric cadets

When did you start the design work?	12/2012
When did you submit the plans to the City?	1/2013
When did you start construction	3/2013
When did you get your certificate of occupancy?	4/2015

Total Square Footage	550
Total Cost	$60K
Cost/Square Foot	$109

Sweat Equity estimate

$30K

Other special project costs

Many of the costs seemed high but it was hard to put things in perspective as this is the only house I have built. I feel like you can’t really shop the construction costs around too much. All the good builders in Portland are busy so you really have to just accept that they are giving you somewhat of a fair price. When you don’t know the difference between expensive and fair it’s hard to swallow. I feel the costs are a little higher then they should be… just because ADUs aren’t normal and contractors are used to bidding larger houses.

12) Randal Groves

Primary residence

Type of ADU	Detached, new construction with garage
Architect/Designer	Randal Groves
General Contractor	Jacob Flory
Heating System	ductless minisplit

When did you start the design work?	3/2013
When did you submit the plans to the City?	6/2013
When did you start construction	8/2013
When did you get your certificate of occupancy?	1/2015

Total Square Footage	792
Total Cost	$200K
Cost/Square Foot	$252

Sweat Equity estimate	$3K
Other special project costs	Oil tank removal, new sewer line, new electrical service, new sidewalks, new retaining wall, new driveway.

Sunday ADU project profiles

1) Jim Forristal and Ada Kardos

This ADU will primarily be used as a short term rental. Having a space like this that we can use for family and friends when they come to Portland is great too and short term rentals allow us to ‘block off time’ when family is visiting. It makes a great birthday party venue too!

Type of ADU	Detached new construction, garage below.
Architect/Designer	Dave Spitzer, DMS Architects, adupdx.com
General Contractor	Jim Forristal
Heating System	Rinnai gas wall furnace

When did you start the design work?	2/2014
When did you submit the plans to the City?	4/2014
When did you start construction	7/2014
When did you get your certificate of occupancy?	1/2015

Total Square Footage	374
Total Cost	$130K
Cost/Square Foot	$348

Sweat Equity estimate	$40k
Other special project costs	Demolition of old garage and foundation (3k)Land use adjustment (2k)Additional retaining wall, stairs and grading (5k)

2) Constructive Form Architecture and Design LLC

Studio. Addition to ADU conversion. Converted to ADU in 3/2015

Type of ADU	Addition to ADU conversion
Architect/Designer	Constructive Form Architecture and Design LLC, constructiveform.com
General Contractor	Citilites Builders, Inc
Heating System	hydronic heating

When did you start the design work?	8/2010
When did you submit the plans to the City?	11/2010
When did you start construction	7/2012
When did you get your certificate of occupancy?	1/2013

Total Square Footage	500
Total Cost	$130K
Cost/Square Foot	$260

Sweat Equity estimate	$20K
Other special project costs	Tearing down old garage and foundation. Separating shared party sewer.

3) Das Chapin and Amanda Punton

Rental and we have two wonderful tenants. Read an extended blog post about this project here.

Type of ADU	Detached, new construction
Architect/Designer	Das Chapin
General Contractor	Das Chapin
Heating System	Ductless minisplit

When did you start the design work?	1/2013
When did you submit the plans to the City?	2/2013
When did you start construction	2/2013
When did you get your certificate of occupancy?	4/2013

Total Square Footage	780
Total Cost	$50K
Cost/Square Foot	$64

Sweat Equity estimate	$25K
Other special project costs	Separated electrical service (not mandatory) ($4K)

4) Don Golden and Edith Casterline

This project was built with a few goals in mind:

• We wanted a new shop space to replace an old, unsightly garage.
• We wanted more greenery and less concrete to help beautify the neighborhood.
• The roofline of our house wouldn’t allow for solar panels and a new building would.
• We wanted the building to be financially self-sustaining.
• We are currently renting the ADU long term and are recouping its cost.

Read an extended blog post about this project here.

Type of ADU	Detached, above a workshop
Architect/Designer	Self designed
General Contractor	James Ray Arnold Greenbuilding, jragbc.com
Heating System	ductless mini-split

When did you start the design work?	2007
When did you submit the plans to the City?	12/2009
When did you start construction	3/2010
When did you get your certificate of occupancy?	10/2010

Total Square Footage	546
Total Cost	$160K
Cost/Square Foot	$293

Sweat Equity estimate	design, sourcing materials, construction, finding subcontractors, and swinging a hammer ($50K)
Other special project costs	SDCs- they did this ADU just before the waiver. 😦 ($10K)upgraded water and sewer line, metal roof

5) Grant Sawyer – 3763 SE Grant St.

This is the second rental house on the property. Someday we may move into one of the two. We are currently renting the ADU long term and are recouping its cost.

Type of ADU	Detached, new construction
Architect/Designer	R & B Design Studio LLC, RnBdesign.org
General Contractor	EcoPowerNW, LLC. Norm Yonemura ecopowernw.com
Heating System	Ductless minisplit

When did you start the design work?	4/2013
When did you submit the plans to the City?	3/2014
When did you start construction	4/2014
When did you get your certificate of occupancy?	12/2014

Total Square Footage	728
Total Cost	$187K
Cost/Square Foot	$256

Sweat Equity estimate	$30K
Other special project costs	Tearing down old garage. $3KNew dual meter base on front house. $5KRemove 4 good sized trees $4K

6) Bryan and Jen Scott

Primary residence but also rent it short term for income while we travel/explore.

Read an extended blog post about this project here.

Type of ADU	Garage conversion
Architect/Designer	Zenbox Design, zenboxdesign.com
General Contractor	Zenbox Design, zenboxdesign.com
Heating System	Natural gas fireplace

When did you start the design work?	7/2013
When did you submit the plans to the City?	11/2013
When did you start construction	11/2013
When did you get your certificate of occupancy?	2/2014

Total Square Footage	480
Total Cost	$85K
Cost/Square Foot	$177

Sweat Equity estimate	all design, management and much of the labor- $20K
Other special project costs	land use adjustment ($2k) accordion door/wall ($11K) high end chef quality stainless appliances ($6K) spa-like wetroom bathroom ($7K)

7) Ann Wilson

Just moved into it and it will be my primary residence

Type of ADU	Detached, new construction
Architect/Designer	Ben Waichter benwaechter.com
General Contractor	Nicholas MacDonald
Heating System	radiant hydronic

When did you start the design work?	5/2012
When did you submit the plans to the City?	1/2013
When did you start construction	3/2014
When did you get your certificate of occupancy?	2/2015

Total Square Footage	800
Total Cost	$175K
Cost/Square Foot	$218

Sweat Equity estimate	$40K
Other special project costs	I had custom cabinets made and wood wall panels. I also chose hardward floors that were significantly more than carpet. Tile work was also a great cost.

  8) Adrienne and Bob Stacey

Work was permitted as an addition, not as an ADU. First floor is a pottery studio; second floor is a large bedroom and bath. City code prohibits an ADU and a “type 1” home occupation on the same single-dwelling site; we plan to convert it to a 2-story ADU if or when Adrienne retires from pottery teaching and production.

Type of ADU	Detached, new construction
Architect/Designer	Ken Klos, kenklosarchitect.com
General Contractor	Nicholas MacDonald
Heating System	one wall mounted cadet forced-air heater and three wall-mounted radiant gas heaters (no fan or blower, to avoid stirring up clay dust in studio)

When did you start the design work?	7/2000
When did you submit the plans to the City?	5/2001
When did you start construction	9/2001
When did you get your certificate of occupancy?	1/2003

Total Square Footage	800
Total Cost	$185K
Cost/Square Foot	$232

Sweat Equity estimate

0

Other special project costs

Demolish existing concrete garage and retaining wall; major excavation for new larger garage and +/- 70’ long retaining wall along E property line; construct new retaining wall and storm drainage system; remove/decommission old underground oil tank; new electric service; expand gas service; exterior concrete slab and pavers for pottery kiln area; construct 10’x20’ rear deck on ground floor and approx. 100’ of perimeter good neighbor fence.

9) Joan Grimm and Rita Haberman

At this time, we are not certain whether we will start out using it as a short-term rental. It is the perfect size and location for a short-term rental, which would help us to pay it off quicker. Ultimately,however, we would like to have a long-term renter living there who is part of our community.

Type of ADU	Attached- conversion of existing main floor footprint- “carve-out ADU”
Architect/Designer	None
General Contractor	RS Wallace Construction, rswallace.com
Heating System	ductless minisplit

When did you start the design work?	4/2014
When did you submit the plans to the City?	8/2013
When did you start construction	9/2013
When did you get your certificate of occupancy?	2/2015

Total Square Footage	220
Total Cost	$65K
Cost/Square Foot	$295

Sweat Equity estimate	$15K
Other special project costs	Variance to the setback requirement ($2K)Also, because we gave our main floor bathroom to the ADU, we needed to build a new bathroom. And this isn’t just a regular bath–it is European-style wet bath (the entire bathroom is a shower). Despite its tiny size, things like a wall-mounted toilet and a linear trench drain are MUCH more expensive the more traditional fixtures.

10) Jeff Payson & Lisa Gray

Long-term rental with the intention of housing an aging family member in the future.

Type of ADU	Detached new construction
Architect/Designer	Design by Eamon Brennankos, plan drawings by Design Build Portland
General Contractor	AK Bulders Inc. akbuildersnw.com
Heating System	Electric cadet heaters

When did you start the design work?	8/2014
When did you submit the plans to the City?	10/2014
When did you start construction	11/2014
When did you get your certificate of occupancy?	3/2015

Total Square Footage	675
Total Cost	$100K
Cost/Square Foot	$148

Sweat Equity estimate	$15K
Other special project costs	None

11) Kristy Lakin, Woodstock Gardens

The ADUs will be sold as separate dwelling units; they are part of a six-unit shared space community. Read an extended blog post about this project here.

Type of ADU	Detached, new construction
Architect/Designer	Jill Cropp, Studio Cropp, studiocropp.com
General Contractor	Ethan Beck, Ethan Beck Homes, ethanbeckhomes.com
Heating System	Ductless minisplit

When did you start the design work?	1/2014
When did you submit the plans to the City?	7/2014
When did you start construction	11/2014
When did you get your certificate of occupancy?	6/2015

Total Square Footage	610
Total Cost	$100K
Cost/Square Foot	$164

Sweat Equity estimate	$0.Professional designer/developer full time.
Other special project costs	Due to the fact that the ADUs are part of a larger development project, it is hard to parse out the exact costs. Construction alone (sans lot costs, planning costs, design costs,etc.) is probably around $100K per unit. I had land division/planning costs.And  I was required to install fire sprinklers in the ADUs given their distance from the street (over 150′) which was a substantial cost.

12) Kristy Lakin, Woodstock Gardens

13) Candace Kramer

I live in the red cottage in front of the ADU, it is used for short term rental and my college bound son uses it in between the academic calendar. In the future it will be my retirement home and I will rent out the red cottage.

Type of ADU	New construction studio apartment over garage
Architect/Designer	Emily ReFi Waterleaf Architects
General Contractor	I was the general
Heating System	ductless minisplit

When did you start the design work?	10/2012
When did you submit the plans to the City?	1/2013
When did you start construction	2/2013
When did you get your certificate of occupancy?	8/2013

Total Square Footage	400
Total Cost	$85K
Cost/Square Foot	$212

Sweat Equity estimate	$15K
Other special project costs	Putting a french drain along the side of the red cottage at the same time to waterproof the basement. This was the same trench used for plumbing/water lines to the ADU ($8k)New driveway to replace the driveway that was destroyed by the heavy equipment ($6k)

What is one feature in your ADU that you are most proud of?

The scale of the Studio to the the red cottage and garden, it does not overpower the lot or overshadow my neighbors yard. I also like large shower with the rock floor that has no curb.

What design aspect of your ADU are you most happy with?

I like the pine ceiling, it could’ve been just sheetrocked, it adds texture and warmth with the vaulted ceiling. I also like the privacy of the space from the other home and the back patio that looks on to the garden.

What design aspect of your ADU are you least happy with?

I would of liked to put in heated floors on the concrete- but it came off the list because of expense. The concrete is very easy maintenance- you just need to wear slippers.

What would you do differently, if you were to start over?

I would of done it two years earlier!

What was the most surprising thing you learned during your design/build process?

Since my background is design/build, I understand the process and now help many of my clients with their homes or find them a home with ADU potential. I started a blog – downsize my space during the recession since many of my clients were looking for a simpler lifestyle.

What advice would you offer someone else building the same kind of ADU?

The driveway and landscaping needs to be part of the BIG picture, think big scale of how the ADU sites on the site and will impact your neighbors. Be sure to figure architects costs after when they hand you the plans, there are site visits and changes that will occur.

Were there any significant issues with planning/zoning BDS that made your project more difficult to get approved?

Working out shared sewer separation, be sure to have survey and engineer and architect all communicating to each other.
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