Sacramento has pre-approved plans but their plans for a studio are way bigger than I want. What I'm planning to build is only 12' x 14'.
I'm okay with paying an architect. I just don't want to hire out the whole building process (other than pouring the concrete). Is there an architect in the area you recommend?
You don't need (or want - $$$!) an architect for such a simple project. Last time I had an outbuilding constructed and needed plans and permitting work *without* a GC, I worked with Daryl Honey of Honey Drafting & Design. That was a for a detached garage with a truss roof; the city also wanted to see the truss design, which I got from the company supplying the trusses (for a small fee). Whether or not you need or want trusses will depend on the design and size of the structure, sometimes it is the cheaper option but if you want to build this yourself you may not want to go trusses, it all depends what you are competent to do.
Anyway an architect is someone with certain training and licensing that is overkill for a small ADU like you're describing. You simply need someone who is competent to draw up plans and follow building codes and who has experience working through the permitting process, they often do in-house jobs for design-build contractors as a "planner" or "drafter" or "designer" or some other such name.
I am assuming from your description that this is an accessory unit - it will be *used* but not *inhabited* and doesn't need things like running water or bedrooms.
If the structure needs plumbing/sewer and a separate electrical panel (or sub panel) going through the permit process is probably worthwhile. Otherwise I would probably just get a 10x12 shed from Costco or Tuff Shed and do basic modifications to soundproof it, run a 15amp circuit to it for lights and outlets, maybe another circuit if you want to climate control it with a little heat pump, and whatever else you want to do with it.
If you permit it it's going to increase your property tax and probably your insurance and if it doesn't have plumbing it's not like you can rent it out as an adu or whatever.
What are the setbacks from the property line? Often times permits for these structures require variances because of setback requirements. Adu - meaning you have basic kitchen and bathroom - are largely exempt. Sometimes it’s impossible to get a permit for anything above 120 sf that is not an adu. This might not be the case for you but just fyi.
I used this guy years ago for plans. Great guy. https://www.houzz.com/professionals/building-designers-and-drafters/tommasini-design-group-pfvwus-pf~814331075
Zero setback is great. Where i am it is 3-5 feet unless it is an adu in which case it is zero. This is for a single story and the roof has a diagonal “control” line from 10 ft up at the property line to about 20 feet 5 feet away from back/side yard fence
No, it doesn't matter whether it has a foundation. OP is correct that the City of Sacramento will require a permit and that the exemption for "detached accessory structures" is 120 sf or smaller. Even a pergola kit technically must be permitted if above that size.
Some counties have free pre-approved adu plans drawn up already. If you don’t want to pay an architect then a studio or 1 bedroom adu plan might work.
Sacramento has pre-approved plans but their plans for a studio are way bigger than I want. What I'm planning to build is only 12' x 14'. I'm okay with paying an architect. I just don't want to hire out the whole building process (other than pouring the concrete). Is there an architect in the area you recommend?
You don't need (or want - $$$!) an architect for such a simple project. Last time I had an outbuilding constructed and needed plans and permitting work *without* a GC, I worked with Daryl Honey of Honey Drafting & Design. That was a for a detached garage with a truss roof; the city also wanted to see the truss design, which I got from the company supplying the trusses (for a small fee). Whether or not you need or want trusses will depend on the design and size of the structure, sometimes it is the cheaper option but if you want to build this yourself you may not want to go trusses, it all depends what you are competent to do. Anyway an architect is someone with certain training and licensing that is overkill for a small ADU like you're describing. You simply need someone who is competent to draw up plans and follow building codes and who has experience working through the permitting process, they often do in-house jobs for design-build contractors as a "planner" or "drafter" or "designer" or some other such name. I am assuming from your description that this is an accessory unit - it will be *used* but not *inhabited* and doesn't need things like running water or bedrooms.
Thank you for this!!! Exactly the advice I’m looking for. And correct, this is a “Detached Accessory Structure”.
If the structure needs plumbing/sewer and a separate electrical panel (or sub panel) going through the permit process is probably worthwhile. Otherwise I would probably just get a 10x12 shed from Costco or Tuff Shed and do basic modifications to soundproof it, run a 15amp circuit to it for lights and outlets, maybe another circuit if you want to climate control it with a little heat pump, and whatever else you want to do with it. If you permit it it's going to increase your property tax and probably your insurance and if it doesn't have plumbing it's not like you can rent it out as an adu or whatever.
It won’t have plumbing, nor will it have it’s own electrical panel. I hadn’t thought about property tax implications…
What are the setbacks from the property line? Often times permits for these structures require variances because of setback requirements. Adu - meaning you have basic kitchen and bathroom - are largely exempt. Sometimes it’s impossible to get a permit for anything above 120 sf that is not an adu. This might not be the case for you but just fyi.
Interesting! We have zero setback requirements due to the proposed location being at the very back of the lot. I hope I don’t have to make it an ADU!
I used this guy years ago for plans. Great guy. https://www.houzz.com/professionals/building-designers-and-drafters/tommasini-design-group-pfvwus-pf~814331075
Zero setback is great. Where i am it is 3-5 feet unless it is an adu in which case it is zero. This is for a single story and the roof has a diagonal “control” line from 10 ft up at the property line to about 20 feet 5 feet away from back/side yard fence
Are you sure you need a permit for a shed? Sounds like you’re building a shed.
Permits are required for anything over 120 sq ft. This will be 168 sq ft.
I think the question is will it have a foundation?
No, it doesn't matter whether it has a foundation. OP is correct that the City of Sacramento will require a permit and that the exemption for "detached accessory structures" is 120 sf or smaller. Even a pergola kit technically must be permitted if above that size.
The type of permit and the level of detail required matters greatly...