1199 sq ft ADU Plan – Permit Ready

A 1199 sq ft two-story two-bedroom ADU built around clear separation between the open-plan ground floor and private upstairs zone. The layout configures 2 bedrooms and 2 baths within a clean, code-aware envelope. A natural choice for high-yield rental income on a narrow infill lot in coastal California. The plan includes a covered porch.

Front 3D isometric rendering of a 1199 sq ft 2-bedroom 2-story ADU plan in California — Exterior rendering of the 1199 sq ft permit-ready ADU plan designed as a detached backyard cottage.

Plan A22-1199 Specifications

Base area	1,199 sq ft
Bedrooms	2 Bedrooms
Bathrooms	2 Bath
Stories	2-Story
Ridge height	19.8 ft
Ceiling height	8.5 ft
Roof slope	4:12 & 6:12
Covered porch	102 sq ft

Code & Engineering

This 1199 sq ft two-story ADU plan with 2 bedrooms and 2 baths is delivered as a permit-ready architectural plan set developed for California parcels under the state's detached ADU regulations (Government Code §65852.2 and §65852.22).

The architectural plan set includes the floor plans for both stories, exterior elevations on all four sides, building sections, and dimensioned framing intent. The design is developed to meet the current California Residential Code (CRC) and is intended for structural design under ASCE 7 for loading and the National Design Specification (NDS) for wood construction.

Structural design is delivered as a separate scope through the optional Structural Set package; the package is tailored to the parcel's seismic site class and wind exposure and includes shear-wall layout, holdown selection, and connection design.

Foundation design is offered as a separate service so the right system can be selected for each site. Slab-on-grade is typical on stable, level lots; raised crawl-space on continuous stem walls is preferred on parcels with expansive clay or moisture concerns; pier-and-grade-beam systems are generally required on hillside lots, soft-soil regions, or where the geotechnical report calls for deeper bearing.

The plan's 19.8 ft ridge height exceeds California's standard 16-foot detached-ADU limit and the 18-foot transit-served / multifamily-zoned allowance. Several adaptations are available depending on your parcel: plan customization to lower the roof slope or revise the upper-floor elevation so the ridge fits the applicable height limit; configuration as an attached ADU where height matches the primary dwelling up to 25 feet; use as a small single-family residence in a zone permitting two-story construction; or permitting on parcels where local jurisdictional provisions allow greater height for detached secondary units. Plan customization is offered as an optional design service to adapt the plan to a specific parcel.

Available optional services: PE-stamped structural calculations, plan customization for site-specific adaptations (roof slope, elevation, interior layout), custom foundation design sized to the geotechnical report, structural observation visits during framing and finish, and permit support tailored to jurisdiction-specific requirements.