tracts 2342 & 2353 - site plan
prado road
MarGarita aVenue
Basin
tract 2342
tract 2353
calle MalVa
These drawings are property of RRM Design Group not to be used or reproduced without written permission of RRM Design Group. july 11, 2011
do road
Site Plan
CREATING
ENVIRONMENTS
PEOPLE
ENJOY®
SITE PHOTO
Serra Meadows, San Luis Obispo
CREATING
ENVIRONMENTS
PEOPLE
ENJOY®
SITE PHOTO
Myrtle Street Residence
Proposal submitted on April 22, 2024 for
CITY OF PLEASANT HILL
PREMIT-READY ACCESSORY DWELLING UNIT
PROGRAM
RE: Permit-Ready Accessory Dwelling Unit Program
Dear Ms. Croffoot,
The City of Pleasant Hill intends to implement a permit-ready accessory dwelling unit (ADU) program to aid in meeting local housing needs. ADUs represent a substantial opportunity to realize the City’s goals by providing diverse housing options to meet the needs of smaller households, young adults, seniors, persons with special needs, extended families, and lowerincome households. The City will be using the program to support the development of ADUs to provide more cost effective and streamlined access to the opportunities ADUs can provide for the community of Pleasant Hill. To that end, RRM is submitting a proposal for all sections of the scope within your Request for Proposal (RFP) for permit-ready ADU plans.
THE PROJECT TYPE AND THE COMMUNITY:
For 50 years, RRM’s architects, planners, urban designers, landscape architects, civil and structural engineers, and surveyors have worked extensively with public and private sector housing clients. We know what is feasible and understand the realities that can stymie housing production. Our experience on both sides of the counter gives us unique insight into potential barriers to adopting and successfully executing ADU construction documents that yield quality implementable housing. Leveraging our production housing experience, we can generate costeffective solutions while responding to the end user’s desire for customization opportunities.
RRM has planned and designed thousands of affordable ADU, multifamily, and mixed-use housing units in California. This unique combination allows us to create a permit-ready ADU program package that fits your community and has been truth-tested by architects and entitlement experts. While RRM has offices across the state, the pre-approved ADU project will be run from the San Leandro and San Luis Obispo offices.
LISTENING AND LOVE OF COLLABORATING:
RRM listens and responds collaboratively, employing various professionals’ skills and experience on each job with the assignment’s demands. We are devoted to community-based planning that engages the public meaningfully and produces a vision that will be embraced. RRM is a team of skilled professionals and creative thinkers who plan and design for implementation with impeccable attention to detail—on time, on budget, and sensitive to political and social issues.
PASSIONATE:
ADU prototypes, affordable housing, multifamily and mixed-use development, the development review process, and collaboration with City staff are the jobs that keep us inspired and excited.
RRM enjoys helping craft permit-ready ADU program packages. We understand and are fulfilled by efforts to curb the housing crisis and maintain a community’s integrity and character.
We appreciate the opportunity to help you achieve your goals. If you need more information, please feel free to call me any time at (805) 903-1227. At RRM, this job matters! We are eager to solve your challenges and ask for your confidence in awarding us this project.
Sincerely,
RRM Design Group
Randy Russom, AIA, ASID
Principal
April 22, 2024
Haley Croffoot
Senior Planner
City of Pleasant Hill
100 Gregory Lane
Pleasant Hill, CA 94523
CREATING
ENVIRONMENTS
PEOPLE
ENJOY®
www.rrmdesign.com
3765 S. Higuera St., Ste. 102
San Luis Obispo, CA 93401
p: (805) 543-1794
325 Davis Street
San Leandro, CA 94577
p: (510) 751-4910
GRAPHICS & PHOTOGRAPHS:
This document features images of RRM Design Group and its subconsultant partners' projects, the graphics and photos of which are owned and copyrighted by our respective firms. There are no stock photos or images of any kind used in this proposal.
ABOUT RRM DESIGN GROUP:
3765 S. Higuera St., Ste. 102 • San Luis Obispo, CA 93401 p: (805) 543-1794 • w: rrmdesign.com
California corporation • Leonard Grant, Architect C26973 • Robert Camacho, PE 76597 • Steven Webster, LS 7561 • Jeff Ferber, PLA 2844 The written and graphic materials contained in this proposal are the exclusive property of RRM Design Group.
The unauthorized use of any portion of these text or graphic materials without RRM’s prior written consent is expressly prohibited. © 2024 RRM Design Group
Proposal FOR Permit-Ready Accessory Dwelling Unit Program
TABLE OF CONTENTS
Section Name
1 Firm Qualifications
2 Key Personnel
3 Public Agency Experience
4 Work Plan
5 Cost Proposal & Project Schedule
6 Litigation History
7 Form of Agreement
Page
01 05
13 23
35 39
43 RRM PROJECT
CITY OF CONCORD ADU PROTOTYPES
Concord, CA
City of Pleasant Hill | Proposal FOR Permit -Rea dy Accessory Dwelling Unit Program 1 Section
1 Firm Q
ualifications
Proposal for Permit-Ready Accessory Dwelling Unit Program 2 FIRM PROFILE | RRM Design Group
RRM exists because we love creating environments people enjoy. That is what got us into the business over 45 years ago, and it is why we continue to thrive today. Our architects and landscape architects, engineers, surveyors, and planners work with our clients and their communities to create the parks our children play in, the roads we drive down on our way to work, the neighborhoods we come home to, and the fire stations that keep our communities safe.
Our work culture emphasizes collaboration, frequent communication, and accessibility. We're a close partner with our clients, helping them understand and navigate through the project lifecycle. Whether your project is public or private, commercial or residential, we listen, we design, and we deliver. On time. On budget. Since 1974.
PERSONNEL BY DISCIPLINE
209 professionals on staff at RRM Design Group in 6 core disciplines:
Architecture Landscape
Architecture
Support
Staff Planning
Civil Engineering
Surveying
Structural Engineering
34 California Licensed Architects
36 Architecture Designers
12 California Licensed Civil Engineers
2 California Licensed Structural Engineers
27 Engineering Designers
20 California Licensed Landscape Architects
1 Washington Licensed Landscape Architect
17 Landscape Designers
18 Community & Urban Planners
1 Licensed Surveyor
3 Surveying Technicians
40 Administrative Support Staff
RRM Design Group is a California corporation and an employee-owned company, incorporated November 26, 1974
CREATING
ENVIRONMENTS
PEOPLE
ENJOY®
SAN LUIS OBISPO (LEAD)
3765 South Higuera St., Ste. 102
San Luis Obispo, CA 93401
p: (805) 543-1794
SAN LEANDRO (LEAD)
325 Davis St.
San Leandro, CA 94577
p: (510) 751-4910
SANTA BARBARA
10 East Figueroa St., Ste. 200
Santa Barbara, CA 93101
p: (805) 963-8283
VENTURA
422 East Main St.
Ventura, CA 93001
p: (805) 652-2115
SAN JUAN CAPISTRANO
32332 Camino Capistrano, Ste. 205
San Juan Capistrano, CA 92675
p: (949) 361-7950
SAN DIEGO
310 3rd Avenue, Ste. C-26A
Chula Vista, CA 91910
p: (619) 870-8512
SEATTLE
7520 35th Avenue SW, Ste. 110
Seattle, WA 98126
p: (206) 580-0285
WEBSITE
www.rrmdesign.com
Randy Russom will serve as project manager and is
authorized to negotiate contract conditions for the project.
Contact information:
p: (805) 903-1227 | e: [email protected]
SECTION 1 | Firm Qualifications
City of Pleasant Hill | Proposal FOR Permit -Rea dy Accessory Dwelling Unit Program 3 RRM has worked with the following public agencies in developing ADU plans:
SKILLS, ABILITY, AND EXPERIENCE
RRM's multidisciplinary team of professionals have worked on a variety of ADU plans for government municipalities, counties, and departments and we would be pleased to partner with the City of Pleasant Hill for the Permit-Ready Accessory Dwelling Unit Program.
• City of Agoura Hills
• City of Carpinteria
• City of Claremont
• City of Coachella
• City of Concord
• City of Dublin
• City of Jurupa Valley
• County of Mono
• City of Newport Beach
• City of Porterville
• County of San Luis Obispo
• City of San Ramon
• County of Santa Cruz
• City of Stanford
• City of Walnut Creek
The following link will direct you to RRM’s ADU project experience examples (Construction Document Sets, Design Manuals, and Schematic Designs): https://tinyurl.com/yc2kyfsu RRM proposes to work with the City to develop a series of pre-approved prescriptive ADUs for homeowners to streamline the processing of utilizing those plans for their unique and individual needs. RRM will work with City staff to refine the program and scope for the proposed ADUs to provide the best fit for the City of Pleasant Hill. Discussions with staff and previous project experience suggest alternate or additional configurations that may better serve the community. RRM’s scope of services beginning on page 24 provides for possible alternatives which will be evaluated during the initial tasks of the project. RRM’s community-based design will help assure that these plans have elevation options that allow for personal taste and are appropriate to the community’s architectural vernacular.
RRM achieves a high project
efficiency and coordination level
due to the multidisciplinary service
structure. We provide implementable
solutions due to a single-line in-house
responsibility that allows the project
manager to coordinate most of the
components of a project directly.
While most of the primary scope
will be provided in-house by RRM
architecture, planning, and structural
engineering, there will be times
when outside consultants and City
coordination will be required. RRM
may need to coordinate and meet
with City staff, various departments,
and interest groups in addition to those specifically outlined in our scope.
Newport Beach ADU
Firm Qualifications | SECTION 1
4 RRM PROJECT
SAN RAMON ADU RENDERING
San Ramon, CA
City of Pleasant Hill | Proposal FOR Permit -Rea dy Accessory Dwelling Unit Program 5 Section
2 K
ey P
ersonnel
Proposal for Permit-Ready Accessory Dwelling Unit Program 6 TEAM ORGANIZATIONAL CHART
As project manager, Randy's primary responsibility is delivering the project to you on time and on budget.
Working in cooperative partnership with City staff, RRM's project manager will serve as an extension of staff to successfully coordinate the design and create plans for the ADU process. He is responsible for coordinating with all technical design team members to harness the team's horsepower to successfully develop the full potential of the project work products. Randy's responsibilities include the following:
• Project Point of Contact
• Client Coordination and Reporting
• Contract Administration
• Schedule Development and Management
• Budget Supervision
• Quality Control and Assurance
• Resource Allocation
• Staff Forecasting
Randy has selected the following team to join him in supporting the City of Pleasant Hill's needs:
RANDY RUSSOM AIA
Principal-in-Charge + Project Manager
SCOTT MARTIN AIA, LEED AP, CNU-A
Design Director
CITY OF PLEASANT HILL
RRM DESIGN GROUP
Primary Point of Contact
SUPPORT STAFF
ARCHITECTS
URBAN DESIGNERS
LANDSCAPE ARCHITECTS
ENGINEERS
RRM Design Group has a
variety of in-house resources
who assist with special
projects when needed. A
selection of those professionals
we tap into most often for
design review assignments are
featured here.
JESSICA MEADOWS SE, PE
Jessica has dedicated 11 years to sharing her passion for structural engineering, stressing what an important role structural engineers can provide on the project team.
TIM CARSTAIRS CEA, HERS, GPR
Tim started Carstairs Energy in 2005 and was one of the first Title 24 companies to offer services online.
Subconsultant
JAMI WILLIAMS
Jami is a passionate urban planner with 28 years of experience in community planning, land use planning, project management, and urban design.
SECTION 2 | Key Personnel
City of Pleasant Hill | Proposal FOR Permit -Rea dy Accessory Dwelling Unit Program 7 RANDALL RUSSOM | AIA, ASID
PRINCIPAL
As an engineering major with an early love of creation and a family of artists, a career in architecture was inevitable for Randy. Now, with over three decades of experience as an architect, Randy is an expert in construction management, hospitality projects, and custom residential work. As the former planning commissioner for the City of Arroyo Grande and a current member of the Board of Directors for the San Luis Obispo Chapter of the American Institute of Architects, Randy brings a collaborative approach to his work, aiming to utilize all the creative intellect his team encompasses. His work with RRM yields award-winning results that satisfy the needs of his clients, his team, and the community.
RELEVANT PROJECTS
• Agoura Hills Pre-Approved Building
Plans for ADUs
• Coachella Design Services for
Pre-Approved ADU Plans
• Concord Accessory Dwelling Units
Standard Drawings Development
• Dublin Citywide Multifamily
Design Standards
• Dublin Objective Design Standards
and ADU Prototypes
• Fixlini Street ADU,
• San Luis Obispo
• Jurupa Valley Consulting Services
for Permit-Ready ADU
• Los Gatos Architectural
Consultant Services
• Madonna Road ADU,
San Luis Obispo
• Mission Cove Mixed-Use
Development with Affordable
Housing, Oceanside
• Mono County ADU Design
• Newport Beach Permit Ready
ADU Plan and Public Outreach
Improvement Services
• Porterville Accessory and
Multifamily Dwelling Unit Plans
• San Luis Obispo County
Pre-Approved ADU Plans
• San Ramon Pre-Approved
ADU Program
• Santa Cruz County ADU PreApproved Building Plan Options • Serra Meadows Housing
Development with ADUs,
San Luis Obispo
• Tyler Street Mixed-Use
Development, Monterey
• Walnut Creek ADU Acceleration
• West Creek Residential Subdivision
(Multifamily & ADUs)
EDUCATION
• Bachelor of Science, Architecture,
California Polytechnic State
University, San Luis Obispo, CA
ACCREDITATIONS •
LICENSES • AFFILIATIONS
• Architect, CA, C24410
• American Institute of Architects
(AIA)
• American Institue of Architects
Central Coast Chapter (AIACCC),
San Luis Obispo, President
• City of Arroyo Grande, Planning
Commissioner
• City of Arroyo Grande, Bridge
Street Replacement Committee
CREATING
ENVIRONMENTS
PEOPLE
ENJOY
Project Role
PRINCIPALIN-CHARGE +
PROJECT MANAGER
Experience
35 YEARS OF
EXPERIENCE
Key Personnel | SECTION 2
8 SCOTT MARTIN| AIA, LEED AP, CNU-A
MANAGING PARTNER
Scott is a talented architect with a keen ability to be innovative and sensitive to clients’ needs. His project focus and experience are wide-ranging, from illustration, master planning, urban design, needs assessments, and design review to the production and construction of facilities. Scott is a LEED Accredited Professional with a high level of expertise in designing and implementing sustainable solutions.
Scott’s unique relationship with both public and private clients gives him an understanding of the realities of development and community priorities. He excels in working directly with owner and user groups to set project goals and priorities. With his strong technical skills, Scott blends cohesive design solutions to bring a project’s vision to reality.
RELEVANT PROJECTS
• Agoura Hills ADU Plans
• Arcadia Design Guidelines Update
• Brentwood Zoning
Ordinance Update
• Buellton Community
Design Guidelines
• Calabasas General Plan Update
• Carlsbad Village and Barrio
Master Plan
• Capitola Mall Design Peer
Review Services
• Cerritos Residential Design Manual
• Concord Accessory Dwelling Units
Standard Drawings Development
• Cupertino Residential/Mixed-Use
Design Standards
• Dublin Citywide Multifamily
Design Standards
• Mission Street Studios ADU
• Mono County ADU Design
• Murrieta Affordable Housing
Design Development
• Newport Beach Permit Ready
ADU Plan and Public Outreach
Improvement Services
• Porterville Accessory Dwelling Unit
and Multifamily Dwelling Unit Plans
• San Luis Obispo County
Pre-Approved ADU Plans
• San Ramon Pre-Approved
ADU Program
• Santa Cruz County ADU Pre
Approved Building Plan Options
• Walnut Creek ADU Acceleration
• West Creek Residential Subdivision
(Noveno)
EDUCATION
• Bachelor of Architecture, California
Polytechnic State University,
San Luis Obispo, CA
ACCREDITATIONS •
LICENSES • AFFILIATIONS
• Architect, CA, C32348
• Architect, CO, 00405508
• Leadership in Energy and
Environmental Design Accredited
Professional (LEED AP)
• Congress for the New Urbanism
Accredited (CNU-A)
• American Institute of Architects
(AIA), San Luis Obispo Chapter,
Member
• San Luis Obispo Chamber of
Commerce Economic Development
Committee
CREATING
ENVIRONMENTS
PEOPLE
ENJOY
Project Role
DESIGN DIRECTOR
Experience
23 YEARS OF
EXPERIENCE
SECTION 2 | Key Personnel
City of Pleasant Hill | Proposal FOR Permit -Rea dy Accessory Dwelling Unit Program 9 JAMI WILLIAMS | CNU-A
MANAGING PARTNER
As a leading urban planner and Managing Partner at RRM Design Group, Jami Williams brings a wealth of experience to each project she’s involved in. With a bachelor’s degree in architecture, a master’s in business administration, and over 25 years as an urban planner, Jami brings a unique perspective that enables her to advance projects from the early visioning and policy stages through a process that builds consensus and results in successful implementation. This, combined with her vast experience in developing policies and work product resulting in infill and affordable housing solutions, multimodal strategies, and environmental justice, equity, sustainability, and smart growth initiatives, has benefited communities throughout California.
Jami’s ability to implement clients’ visions and needs into community beneficial design makes her one of RRM’s most trusted urban planners
RELEVANT PROJECTS
• American Canyon General
Plan Update
• Capitola Mall Design Peer
Review Services
• Cupertino Consulting Architectural
Review Services
• Cupertino Residential/Mixed-Use
Design Standards
• Dublin Citywide Multifamily Design
Standards and On-Call Contract
Planning Services
• Fremont Design Guidelines and
Design Review Services
• Hayward Industrial District
Regulations Update, Hayward
• Long Beach Urban Design Element
and On-Call Planning Services
• Lower Hastings Ranch Residential
Neighborhood Zoning Code Revisions,
Pasadena
• North 40 Specific Plan, Los Gatos
• Patterson Downtown Master Plan
• Pomona Zoning and Subdivision Code
Updates
• Shadelands Gateway Specific Plan,
Walnut Creek
• Stanford's San Juan Residential
District, Palo Alto
• Temple City Infill Residential Design
Guidelines
EDUCATION
• Master of Business Administration,
Architecture Management Track,
California Polytechnic State
University, San Luis Obispo, CA
• Bachelor of Architecture, California
Polytechnic State University, San
Luis Obispo, CA
• Semester Design Program, Ecole
Des Beaux Art Americaines De
Fontainebleau, France
• Associate of Science, Cuyamaca
College, San Diego, CA
ACCREDITATIONS •
LICENSES • AFFILIATIONS
• Congress for the New Urbanism
Accredited (CNU-A)
• American Planning Association
(APA), Member
• Urban Land Institute (ULI),
Associate Member
CREATING
ENVIRONMENTS
PEOPLE
ENJOY
Project Role
CONSULTING
PRINCIPAL
+ PLANNER
Experience
28 YEARS OF
EXPERIENCE
Key Personnel | SECTION 2
10 JESSICA MEADOWS | SE, PE
STRUCTURAL ENGINEER
Jessica has spent the last decade dedicated to sharing her passion for structural engineering. Whether it be working with the design team on a residential project, mentoring young professionals, or teaching students at San Luis Obispo’s California Polytechnic State University, she is always sure to stress what an important role structural engineers can provide on the project team. Her experience has a wide variety: single-family, multifamily, mixed-used, and accessory structures. Jessica has acted as a project manager to oversee the design process and construction of many successful projects.
RELEVANT PROJECTS
• 1011 Joseph Court ADU, Nipomo
• 102 South Voluntario ADU,
Santa Barbara
• 1138 Madonna Road ADU,
San Luis Obispo
• 21712 Lane Street ADU, Perris
• 2418 Calle Real ADU Construction
Documents, Santa Barbara
• 2995 Beachcomber Drive Remodel
and ADU, Morro Bay
• 5700 Portola Road ADU,
Atascadero
• 712 Anapamu Street ADU,
Santa Barbara
• Agoura Hills Pre-Approved Building
Plans for ADUs
• Carpinteria Downtown Design
Overlay Program ADU Prototypes
• Coachella Design Services for
Pre-Approved ADU Plans
• Concord Accessory Dwelling Units
Standard Drawings Development
• Culver City ADU Prototypes
• Dublin Citywide Multifamily
Design Standards
• Jurupa Valley Consulting Services
for Permit-Ready ADU
• Mission Street Studios ADU,
Santa Barbara
• Mono County ADU Design
• Newport Beach Permit Ready
ADU Plan and Public Outreach
Improvement Services
• Porterville Accessory Dwelling Unit
and Multifamily Dwelling Unit Plans
• San Luis Obispo County
Pre-Approved ADU Plans
• San Ramon Pre-Approved
ADU Program
• Santa Cruz County ADU PreApproved Building Plan Options • Walnut Creek ADU Acceleration
EDUCATION
• Bachelor of Science, Architectural
Engineering, California Polytechnic
State University, San Luis Obispo,
CA
ACCREDITATIONS •
LICENSES • AFFILIATIONS
• Structural Engineer, CA, S6488
• Professional Engineer, CA, C81987
• National Association of Home
Builders Professional Women in
Building, Member
CREATING
ENVIRONMENTS
PEOPLE
ENJOY
Project Role
STRUCTURAL
ENGINEER
Experience
14 YEARS OF
EXPERIENCE
SECTION 2 | Key Personnel
City of Pleasant Hill | Proposal FOR Permit -Rea dy Accessory Dwelling Unit Program 11 TIMOTHY CARSTAIRS|CEA, HERS, GPR
OWNER
Timothy is the owner of Carstairs Energy, Inc., a full-service energy consulting company based in San Luis Obispo. Carstairs Energy prepares energy compliance reports and works with building departments, architects, engineers, and homeowners to ensure compliance for each project.
Timothy Carstairs is a Cabec Certified Energy Analyst and a licensed HERS Rater through CalCerts. He started Carstairs Energy in 2005 and was one of the first title 24 companies to offer services online. Carstairs Energy not only provides Title 24 Residential and Commercial Energy compliance, but they also provide HVAC Design Services including ACCA Manual J, D, S, and Solar Design services throughout California as well as HERS Testing and Green Point Rating local to the San Luis Obispo area.
RELEVANT PROJECTS
• Agoura Hills Pre-Approved
Building Plans
• Coastal Community Builders,
The Meadows at Rice Ranch,
Orcutt
• Coastal Community Builders,
Vineyard Creek, Templeton
• McCarthy Homes Purisima Hills,
Coastal Collection, Lompoc
EDUCATION
• Bachelor of Science, Accounting
University of Phoenix, Phoenix, AZ
ACCREDITATIONS •
LICENSES • AFFILIATIONS
• Cabec Certified Energy Analyst
• CalCerts Certified HERS I and
HERS II Rater
• Licensed HVAC Contractor
(CSLB#926170)
• Certified Green Point Rater (Build
It Green)
• Real Estate Broker (BRE
#01855310)
Project Role
TITLE 24 ENERGY
COMPLIANCE
Experience
19 YEARS OF
EXPERIENCE
Company Information
CARSTAIRS ENERGY
2238 Bayview Heights Drive,
Suite E
Los Osos, CA 93402
p: (805) 904-9048
Key Personnel | SECTION 2
12 Randy Russom's (Project Manager) accessory dwelling unit at his home in Arroyo Grande that he designed himself.
City of Pleasant Hill | Proposal FOR Permit -Rea dy Accessory Dwelling Unit Program 13 3 P
ublic A
gency E
x
perience
Proposal for Permit-Ready Accessory Dwelling Unit Program 14 PORTERVILLE
ACCESSORY & MULTIFAMILY
DWELLING UNIT PLANS
PORTERVILLE, CA
NOTABLE INFO AND STATS:
Client: City of Porterville
Contact: Jason Ridenour, Community
Development Director
(559) 782-7460
[email protected]
Timeline: 2021-Present
RRM SERVICES PROVIDED:
Architecture, Planning,
Structural Engineering
The County of Porterville retained RRM for
the purpose of developing designs and plans for
three Accessory Dwelling Units (ADUs) and
eight multifamily prototype buildings. The ADUs
ranged in size from studio to one-bedroom,
allowing different lot configurations and places
based on homeowners' needs. In addition, the
multifamily building prototypes are refined to
maximize the number of building typologies
that can serve the changing population while
maintaining the community character at the core
of the work effort.
ISSUE DATE: 07/08/2021 2A PORTERVILLE ADU PROTOTYPES
SCHEMATIC PLANS - DETACHED ADUS
24' - 0"
8' - 0" 8' - 0" 8' - 0"
20' - 0"
BED
9-7x10-0
CL 5-6' LONG
BATH
8-6x6-8 KITCHEN/DINING 14-0x9-5
LIVING
POSSIBLE ISLAND
FOR MORE STORAGE
AND SEATING
IF ADJACENT TO
EXISTING HOUSE, NO
WINDOW (1-HR WALL)
CL
OPT PORCH
P
OPT SLIDER OR
WINDOW
OPT WALL &
DOOR TO
CREATE 1-BED
OPT PORCH
24' - 0"
14' - 9" 9' - 3"
4' - 6" 10' - 1" 2' - 10" 7' - 1"
OPTIONAL
COLUMN
1778-01-UR19 - PROTOTYPE ADU A1 SCHEMATIC PLAN-ONE-BEDROOM SQUARE 05/14/2021
+/- 450 SF
PROPOSED IN SCOPE: 450 SF
SHOWN: 526 SF
STUDIO: 526 SF
PORTERVILLE ADU PROTOTYPES
SCHEMATIC PLANS - DETACHED ADUS
STYLE A: SPANISH COLONIAL REVIVAL S
STYLE C: AGRARIAN STYLE
4B
PORTERVILLE MULTI-FAMILY PROTOTYPES
SCHEMATIC PLANS - MULTI-FAMILY UNIT PLANS ISSUE DATE: 07/27/2021 KITCHEN/DINING 15-2x13-8
POWDER 5-0x5-0
LIVING
15-2x13-9
STORAGE
CL
PANTRY
PARTY WALL
ALT. PARTY WALL
& WINDOW
ALT. PARTY WALL
& WINDOW
ALT. PARTY
WALL
& WINDOW
BATH
8-5x5-0
W.I.C.
L
20' - 0"
BEDROOM 1 12-9x11-4
BATH
8-4x8-3
HALL
CL.
BEDROOM 2 11-3x10-4
30' - 0"
LIVING
15-2x13-9
STORAGE
CL
0243-15 - PORTERVILLE TOWNHOMES A4 INTERIOR UNIT
06/25/2021
3/16" = 1'-0" 2 LEVEL 1 - FLOOR PLAN3/16" = 1'-0" 3 LEVEL 2 - FLOOR PLAN AREAS
Comments Area
SECOND FLOOR 557 SF
GROUND FLOOR 600 SF
Grand total: 2 1157 SF
3/16" = 1'-0" 1 LEVEL 1 - ALT ENTRY
UNIT D - 2-BEDROOM - 1,155 SF
GROUND FLOOR: 555 SF
SECOND FLOOR: 600 SF
SECTION 3 | Public Agency Experience
City of Pleasant Hill | Proposal FOR Permit -Rea dy Accessory Dwelling Unit Program 15
SAN RAMON
PRE-APPROVED ADU PROGRAM
SAN RAMON, CA
NOTABLE INFO AND STATS:
Client: City of San Ramon
Contact: Ryan Driscoll, Associate Planner
(925) 973-2670
[email protected]
Timeline: 2021-Present
RRM SERVICES PROVIDED:
Architecture, Planning,
Landscape Architecture,
Structural Engineering
The County of San Ramon hired RRM to develop
floor plans and elevation designs and Prototype
Construction Documents for three one-bedroom
Accessory Dwelling Units (ADUs). The ADUs range
in size from 560-728 square feet, providing a range
of efficiency and unique footprints. The goals of
the design process included maintaining County
character in elevation design, increasing density and
available one-bedroom rentals, and creating costconscious designs for the homeowner that are both comfortable and functional.
Public Agency Experience | SECTION 3
16 The County of Santa Cruz retained RRM to prepare
ADU Plans for three sizes of ADU Building Plans
that will be “pre-plan checked” and approved by
the County for use by members of the public who
are interested in constructing an ADU on property
located within the unincorporated County of Santa
Cruz area.
RRM services include meetings with County
staff, meetings with members of the public and
stakeholders, definition of the ADU types and
alternate design styles created, and production of
the ADU plans for plan-checking and for making
available on the County’s website for use by the
public.
SANTA CRUZ COUNTY
ADU PRE-APPROVED BUILDING
PLAN OPTIONS
SANTA CRUZ COUNTY, CA
NOTABLE INFO AND STATS:
Client: County of Santa Cruz
Contact: Daisy Allen, Senior Planner
(831) 454-2100
[email protected]
Timeline: 2021-Present
RRM SERVICES PROVIDED:
Architecture, Planning,
Structural Engineering
SECTION 3 | Public Agency Experience
City of Pleasant Hill | Proposal FOR Permit -Rea dy Accessory Dwelling Unit Program 17
NEWPORT BEACH
PERMIT-READY ADU PLANS &
PUBLIC OUTREACH IMPROVEMENT
NEWPORT BEACH, CA
NOTABLE INFO AND STATS:
Client: City of Newport Beach
Contact: Jamie Murillo
(949) 644-3328
[email protected]
Timeline: 2022-Present
RRM SERVICES PROVIDED:
Architecture, Planning,
Structural Engineering
RRM Design Group was retained to prepare complete
building plans for ADUs. The City of Newport Beach
intends to purchase the completed building plans and
make them available to the public, free of charge, as
an incentive to promote the construction of ADU
housing that is more affordable, by design, due to
the size of the units and preparation of pre-approved
building plans. RRM is also preparing and helping to
launch a public outreach campaign to inform property
owners and the development community of the
benefits of ADUs, promote City incentives, such as
permit fee waiver program and permit-ready plans,
and streamline the development process. W/D DW
1.1 1.1
1.2 1.2 4' - 9"
1.A
1.A
1.B
1.B
16' - 0"
6' - 5 1/2" 9' - 6 1/2"
28' - 0"
6' - 6" 9' - 0"
5 A1-301
1 A1-301
CAL RANCH CONTEMP
FARMHOUSE
COASTAL
COTTAGE
2 A1-301
6 A1-301
CAL RANCH CONTEMP
FARMHOUSE
COASTAL
COTTAGE
CALIFORNIA
RANCH
CONTEMP
FARMHOUSE
COASTAL
COTTAGE
CAL RANCH CONTEMP FARMHOUSE COASTAL COTTAGE
01 02
03 04
05 02
01 03
04 05
LIVING
STUDIO
LAUNDRY
BATH
W.I.C.
1 A1-201
1 A1-203
1 A1-202
5' - 10" 10' - 2"
13' - 8" 8' - 6" 5' - 10"
7' - 9"
18' - 0" 10' - 0"
6' - 0"
B06
B10
B02
A01 A05
B02
A06
B18
B47
B38
B41
B41
4 A1-201
4 A1-202
4 A1-203
2 A1-201
2 A1-202
2 A1-203
3 A1-201
3 A1-203
3 A1-202
3 A1-301
4 A1-301
1.1 1.1
1.A
1.A
1.B
1.B
06 16' - 0"
6' - 6" 9' - 6"
C:\Users\mclelland\OneDrive - RRM Design Group\Documents\2516-01-CU21_Newport Beach ADUs_2020_CENTRAL_mclellandYC8WB.rvt9/30/2022 5:57:23 PM A1-201A1-101 1/4" = 1'-0"
1 PLAN 1 - GROUND FLOOR PLAN (NO PORCH)
A1-201A1-101 1/4" = 1'-0"
2 PLAN 1 - OPT. SLIDER A1-201 A1-101 SCAL
3 PL
CALIF
COAS
CON
FA
Public Agency Experience | SECTION 3
18 DUBLIN
OBJECTIVE DESIGN
STANDARDS AND
ADU PROTOTYPES
DUBLIN, CA
NOTABLE INFO AND STATS:
Client: County of Dublin
Contact: Michael Cass, Principal Planner
(925) 833-6610
[email protected]
Timeline: 2019-Present
RRM SERVICES PROVIDED:
Architecture, Planning,
Landscape Architecture,
Structural Engineering
The County of Dublin hired RRM Design Group to develop clearly defined objective design standards endorsed by the community and decision-makers that can be applied to multifamily and mixeduse residential projects. The intent of the project is to ensure that new residential development is compatible with the surrounding neighborhoods, that quality materials are used, that building form and scale are appropriate to the site, and that development complies with the intent of SB35 laws to facilitate and expedite construction of housing.
The final product will include clearly written standards with easy-touse graphics. Given the lack of large sites for new housing projects, the County is promoting the development of Accessory Dwelling Units (ADUs). To assist in this effort, RRM is developing prototype plans including elevations,
floor plans for garage
conversion, and
building permit plans
for ADUs that will
save property owners
money, expedite the
permit process, and
help ensure welldesigned ADUs are
built. CITY OF dUBLIN AdU PROGRAM
STANd-ALONE TwO BEdROOM - 973 S.F.
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GROUNd FLOOR PLAN
1/4” = 1’-0” (8.5X11 SHEET)
024 8
SECTION 3 | Public Agency Experience
City of Pleasant Hill | Proposal FOR Permit -Rea dy Accessory Dwelling Unit Program 19
CONCORD
ADU STANDARD
DRAWINGS DEVELOPMENT
CONCORD, CA
NOTABLE INFO AND STATS:
Client: City of Concord
Contact: Mindy Gentry
(925) 671-3369
[email protected]
Timeline: 2021-Present
RRM SERVICES PROVIDED:
Architecture, Planning,
Structural Engineering
RRM Design Group was retained to provide
construction drawing sets for detached ADUs for
the City of Concord. The City recognized that ADUs
represent a substantial opportunity to realize its
goals as outlined in its Housing Element by providing
diverse housing options to meet the needs of smaller
households, young adults, seniors, persons with
special needs, extended families, and households
with lower incomes. RRM prepared a collection of
architectural and building permit-ready plan sets,
including structural calculations, for detached ADUs
of varying unit types, architectural designs, and sizes. 6AD- 2ND PLANNING REVIEW DATE: 12/09/21
CONCORD ADU PROTOTYPES 2208-01-CU21
TYPICAL DETAILS - ENTRY OPT. W/ NO COVERED PORCH
*FINAL COLOR SELECTION WILL BE DETERMINED BY EXISTING PRIMARY RESIDENCE COLOR SCHEME, AND MAY VARY FROM THE COLORS SHOWN. THE PROPERTY OWNER MUST PICK THE STYLE MOST SUITED TOWARDS THE STYLE OF THEIR EISTING HOME. MATERIAL SELECTION IS LIMITED TO THE SPECIFIC MATERIAL TYPES CALLED OUT IN CONSTRUCTION DOCUMENTS, IN ORDER TO COMPLY WITH WUI AND BUILDING CODE REQUIREMENTS. double-framed wall bumpout
double-framed wall bumpout
brick veneer wainscot
shake style fiber cement panels
concrete stoop
concrete stoop
sconce exterior fixture
sconce exterior fixture
hardie fiber cement trim
wood-look fiber cement trim
6x outlooker
4x4 shaped wood brace
6” hardie fiber cement siding
8” hardie fiber cement siding
double-framed wall bumpout
w/ plaster stucco exterior finish
concrete stoop
4x4 wood brace
sconce exterior fixture
hardie fiber cement fascia
spanish clay roof tiles
2x4 wood trellis members
wrought iron gable detail
double-framed wall bumpout
w/ hardie fiber cement siding
concrete stoop
Public Agency Experience | SECTION 3
20 MONO COUNTY
ADU PRE-APPROVED BUILDING
PLAN OPTIONS
MONO COUNTY, CA
NOTABLE INFO AND STATS:
Client: County of Mono
Contact: Tom Perry, Building Official
(760) 932-5442
[email protected]
Timeline: 2021-2023
RRM SERVICES PROVIDED:
Architecture,
Structural Engineering
RRM prepared pre-approved ADU plans and
detached garages for the County of Mono.
Comprising four unit types, these plans were
designed to respond to a local character with
a focus on rural mountain and high desert
contemporary styles. These plans needed to
address engineering complexity arising out of
multiple snow loads ranging from 55 psf to 285 psf.
Mono County has provided these plans to end users
at no cost, incentivizing community members to
embrace ADU construction with reduced design and
review costs. The success of this project was rooted
in persistent collaboration with the County, ensuring
the development of contextually suitable, efficient,
and implementable designs that contribute to the
County’s growth and housing initiatives.
W/D
2' - 0" 18' - 0"
36' - 0"
BEDROOM 11x9-10
BATH
9-4x6-7
KITCHEN 10x5
LIVING
12-6x10
MIN
4' - 0" 14' - 3 1/2" 21' - 8 1/2"
COVERED PORCH
F
MIN
4' - 0"
PROPERTY LINE
PROPERTY LINE
ADJACENT BLDG.
PROVIDE REQ. DIST TO ADJ. BLDG.
10' - 0" 20' - 0"
DESK
48"
48"
32" 30"
110"
WH
60"
OPT. ADAPTABLE LAYOUT
WATER HEATER
ACCESS PANEL
PANTRY SHELF
ABOVE
MONO COUNTY ADU PROTOTYPES 1-BED 692 SF A3 MONO COUNTY 2340-01-CU21 10/13/21 1 SCALE: 3/16" = 1'-0"
GROUND FLOOR PLAN AREAS - A6
A6-1 BED 692 SF
SECTION 3 | Public Agency Experience
City of Pleasant Hill | Proposal FOR Permit -Rea dy Accessory Dwelling Unit Program 21
ADDITIONAL PUBLIC AGENCY PROJECTS
AGOURA HILLS PRE-APPROVED BUILDING PLANS FOR ADUS
City of Agoura Hills
Lucas Quach, Building Official
(818) 597-7300 | [email protected]
Project timeline: 2022-2023
RRM was hired to prepare complete building plans for Accessory Dwelling Units (ADUs). The City intends to make them available to the public free of charge as an incentive to promote the construction of ADU housing that is more affordable by design due to the size of the units and preparation of pre-approved building plans.
CULVER CITY ADU PROTOTYPES
City of Culver City
William Kavadas, Assistant Planner
(310) 253-5710 | [email protected]
Project timeline: 2022-2023
RRM was hired to develop three complete permit-ready plan prototypes to support homeowners be able to streamline the processing of utilizing those plans for their unique and individual needs.
CLAREMONT ACCESSORY DWELLING UNIT (ADU) STANDARD DESIGN PLANS
City of Claremont
Alex Cousins, Management Analyst
(909) 399-5323 | [email protected]
Project timeline: 2023-2024
The City of Claremont hired RRM to prepare Accessory Dwelling Unit (ADU) standard plans that would be pre-plan checked by the City and permit-ready, free to use to residents of Claremont.
WALNUT CREEK
City of Walnut Creek
Sung Kwon, Assistant Community Development Director
(925) 943-5899 | [email protected]
Project timeline: 2021-2023
RRM was hired to develop a series of permit-ready housing units to support homeowners be able to streamline the processing of utilizing those plans for their unique and individual needs.
Public Agency Experience | SECTION 3
22 CITY OF PORTERVILLE ADU UNIT PROTOTYPES
City of Pleasant Hill | Proposal FOR Permit -Rea dy Accessory Dwelling Unit Program 23 Section
4 Work P
lan
Proposal for Permit-Ready Accessory Dwelling Unit Program 24 PROJECT UNDERSTANDING AND APPROACH
The City of Pleasant Hill proposes encouraging ADU production to meet the goal of the general plan housing element and local housing needs by initiating a Pre-Reviewed Prototype ADU program. RRM’s extensive portfolio and expertise in ADU regulations, design and document production, architectural/ construction level permit-ready plans, and community engagement will provide an excellent foundation for making this vision a reality.
RRM understands the City is looking to develop a series of permit-ready housing plans to provide homeowners with a streamlined process that accommodates unique and individual needs. RRM’s history and expertise in production housing allow us to develop plans with various options, making a single plan customizable and functional in multiple situations. Based on the RFP outline, RRM will provide for the following designs to be refined during the initial due diligence portion of the design process:
• One (1) approximately 400-500 sf: Detached one-bedroom ADU in compliance with California Residential Code, not exceeding 16’ in height and designed to conform to a typical flat lot. • One (1) approximately 500-700 sf: Detached one-bedroom ADU in compliance with California Residential Code, not exceeding 16’ in height and designed to conform to a typical flat lot. • One (1) approximately 700-800 sf: Free-standing two-bedroom ADU in compliance with California Residential code, not exceeding 16’ in height and designed to conform to a typical flat lot Further review and refinement through the due diligence programming phase may alter the final unit makeup but can be accommodated in the proposed budget. Each plan type will be designed to adapt to and include a total of three alternate exterior style treatments to conform to the City’s identified architectural vernacular.
Each of the three base plans
may have design options,
including ADA adaptable and
fully accessible options, storage
options, additional bedroom
or flex space options, and
multiple entry locations to
allow personalization and site
flexibility. This approach allows
for the base plans to serve as
many times as the number of
designs.
CITY OF dUBLIN AdU PROGRAM
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024 8
SECTION 4 | Work Plan
City of Pleasant Hill | Proposal FOR Permit -Rea dy Accessory Dwelling Unit Program 25 One of RRM's core values involves promoting environmentally responsible models. To support that goal, RRM proposes to provide alternate specifications for sustainable design as a unique added value to the permit ready ADU designs. RRM places a high value on sustainable design and sees pre-approved ADUs as a vehicle to provide sustainable design options to the public at minimal upfront cost. RRM will provide material, mechanical, and fenestration specifications to provide more sustainable options at the homeowner’s discretion.
Our process includes a four-phase approach. As with any public project, the City is responsible to its citizens to spend money wisely and effectively. This is the problem that an initial due diligence or programming phase can address. We are looking to identify the greatest opportunity to impact housing stock through a pre-approved ADU program for this project. Starting with the kickoff meeting, the City will be a partner in formulating the best solution to address the goals unique to your area. The success of this program will not come from the plan set product but will be founded on crafting context-appropriate designs and then facilitating implementation. RRM’s community-based design will help ensure that these plans have elevation options that allow for personal taste and are appropriate to the community’s identified architectural vernacular. Identifying the correct designs for Pleasant Hill will come through RRM’s collaboration with City staff.
Coupled with an inventory of appropriate prevalent styles in the community, these outcomes will inform the second phase’s building block: design. We understand that residential design can be one of the purest manifestations of community character; many people are passionate about homes. This is where our collaborative approach to design results in successful outcomes. Building from RRM’s production housing experience, we will develop designs with options to help provide the greatest variety of plans founded on the base project program. RRM will collaborate with the staff and building departments in the early phase to create efficient, implementable designs that fit the Permit-Ready process’s goals.
In the third phase, RRM will work with City staff and building officials to generate complete permit-ready plan prototypes, providing a wide variety of options for each homeowner to implement on their unique site. Before implementation, we see the permit-ready ADU plan preparation as the phase where our multidisciplinary practice provides the most significant impact. In-house structural engineering allows us to focus on design development with an eye toward efficient, low-cost construction, which will be of fundamental value to the end user. RRM has extensive experience in affordable and production housing, which helps us focus on efficient, implementable solutions.
This leads us to the final component of the project: implementation. Getting the plans off the shelf and into the community is truly the end goal for a project like this. RRM’s experience on both sides of the counter will provide a solid basis for presenting information and how that information is perceived and used by private citizens.
We embrace a collaborative approach to design and look forward to working with City Staff to define and develop plans that are user-friendly for all involved.
Work Plan | SECTION 4
26 SUSTAINABILITY
RRM believes that environmental stewardship is critical to formulating standard ADU plans that will be widely used across the region, with a lasting impact on the city’s growth pattern and housing affordability.
In support of promoting sustainable design options, RRM is proposing to include alternative sustainable design specifications that end users may alternatively utilize when building their ADU. Areas of input are expected to include the following.
• We will select materials with a low carbon footprint and provide carbon data to highlight the difference between these materials and the industry average. Using the CLF benchmark, the embodied carbon benchmark study for North American Buildings, we can provide a list of materials that target a 30% embodied carbon improvement from the industry baseline. • Providing carbon benchmark data enables homeowners, builders, and policymakers to quantify their project's environmental impact. With the list of recommended materials, homeowners can have the flexibility to choose cost-effective, environmentally responsible solutions. • For example, the typical CLF benchmark for dimensional lumber is 100 kg CO2e per meter cubed. This value can be reduced by as much as 37% to 63 kg CO2e per meter cubed by simply selecting more responsibly sourced lumber. Over time, this can have a massive effect on the total carbon footprint of our community and allows homeowners to make a large impact on an individual basis.
• In addition to reducing the carbon footprint, we will select energy-efficient HVAC systems that reduce overall energy use. We will also provide recommendations for smart electrical systems to help reduce the electrical load when the space is not occupied.
• Lastly, we will offer site orientation recommendations for building and window placement to encourage passive design when possible. An example of this includes offering guidelines for window awning size based on solar orientation to minimize heat gain in the summer and maximize daylight.
RRM holds sustainable design as a key value and sees a pre-approved ADU program as a perfect venue to bring these options to the public at a minimal cost impact.
NOT JUST A
PLATITUDE:
RRM targets
20% of all design
staff to hold
a sustainable
certification, such
as LEED. We are
currently at:
21.8%
SECTION 4 | Work Plan
City of Pleasant Hill | Proposal FOR Permit -Rea dy Accessory Dwelling Unit Program 39 DUBLIN OBJECTIVE DESIGN STANDARDS Section
AND ADU PROTOTYPES
Dublin, California 6
Litigation History
Proposal for Permit-Ready Accessory Dwelling Unit Program 40 SECTION 6 | Litigation History
City of Pleasant Hill | Proposal FOR Permit -Rea dy Accessory Dwelling Unit Program 41 RRM'S LITIGATION HISTORY (5 YEARS)
Case Name: RRM DESIGN GROUP VS.
PASO ROBLES JOINT UNIFIED SCHOOL
DISTRICT
Date of Claim: 1/27/20
Claim Detail: Paso Robles Joint Unified School
District failed to pay for services rendered. RRM
filed a Breach of Contract claim a measure of last
resort.
Project Name: Paso Robles Joint Unified Master
Plan Topographic Surveying
Project Owner/Respondent: Paso Robles Joint
Unified School District
Applicable Court: County of San Luis Obispo
Current Status: Settled
Case Name: ROBERT SHELDON, ET. AL.
VS. CITY OF PISMO BEACH, COUNTY
OF SAN LUIS OBISPO, STATE OF
CALIFORNIA, RRM DESIGN GROUP
Date of Claim: 1/25/20
Claim Detail: Personal injury claim filed related
to a trip and fall at Pismo Beach cement seating.
Project Name: Pismo Beach Pier Plaza and
Parking Lot Upgrade and Price Street Streetscape
Project Owner/Respondent: City of Pismo
Beach
Applicable Court: County of San Luis Obispo
Current Status: In litigation
Case Name: ARLINGTON THEATRE
PROPERTY, LLC VS. RRM DESIGN
GROUP
Date of Claim: 7/17/18
Claim Detail: Accessibility doorway clearance,
other construction-related issues, and active
settlement discussions are taking place. Currently
under tolling agreement executed between parties.
Project Name: Arlington Village Rentals and
Mixed-Use Development
Project Owner/Respondent: Arlington Theatre
Property, LLC
Applicable Court: County of Santa Barbara
Current Status: In settlement discussions
Case Name: RRM DESIGN GROUP VS.
KERRY MORIARTY
Date of Claim: 3/29/18
Claim Detail: Moriarty Property Company failed
to pay for services rendered. RRM filed a Breach
of Contract claim, a measure of last resort.
Project Name: New Town Plaza Mixed-Use
Development
Project Owner/Respondent: Kerry Moriarty
Applicable Court: County of Santa Barbara
Current Status: Settled
Case Name: CITY OF CARLSBAD VS.
LEDCOR CONSTRUCTION, INC ET. AL.
Date of Claim: 8/18/17
Claim Detail: City filed claim on August 18,
2017 against RRM Design Group for two design
related issues at the facility: 1) issues related to
an irrigation sump pump and 2) issues related to
interior noise in the indoor shooting range. RRM
is currently in settlement discussions with the
City and has filed a cross-complaint against BRW
Architects, RRM’s sub-contractor for the shooting
range design.
Project Name: Joint First Responder Training
Facility
Project Owner/Plaintiff: City of Carlsbad
Applicable Court: County of San Diego
Current Status: Settled
Litigation History | SECTION 6
42 RRM PROJECT
NEWPORT BEACH ADU PERSPECTIVE 1
Newport Beach, CA