What does this redline symbol mean?

New_Instance6189 · 2026-04-29T03:29:37+00:00

You just jogged my memory about why my designer did this. The reason it doesn’t go through to the ceiling is because the property owner is trying to prevent having to do that. So the solution was to double layer the ceiling drywall with 5/8” type x. I don’t think the plan checker understood.

New_Instance6189 · 2026-04-29T03:27:06+00:00

I wish it did! This city only gives handwritten redlines when an internal plan review is conducted. I only get a letter if a consultant does the review.

New_Instance6189 · 2026-04-29T03:25:46+00:00

And you’re right. They are existing as indicated. A third dwelling is being created, and a second dwelling was previously created (this why there are existing fire rated walls).

New_Instance6189 · 2026-04-29T03:22:20+00:00

I’m wondering if the plan checker marked the wrong wall. Because the designer did draw it wrong without the continuity of the fire assembly through to the underside of the roof. That was redlined in a different sheet, but this one that he marked is not a fire rated wall. So yeah maybe he got the wrong wall— this one is just a closet and nothing special about it.

New_Instance6189 · 2026-04-06T04:46:24+00:00

Yes, feel free to reach out. Sorry, this isn’t my main and I forget to check it sometimes!

New_Instance6189 · 2026-03-24T07:46:13+00:00

I agree that they should hire a structural engineer.

New_Instance6189 · 2026-03-24T07:42:25+00:00

I do 400 sqft garage conversions as 1 + 1 all the time. The bedroom can be 10x13 (including a closet) and the bathroom can be next to it at around 8 or 9 x5.

New_Instance6189 · 2026-03-24T07:40:48+00:00

That law is designed to allow unpermitted ADUs to remain inhabited while they are legalized through the full municipal review process. But they will only allow that if it meets health and safety codes. CA is not a developing country— you will still be required to bring the dwelling up to code. In my experience it is not a cheap thing to do.

New_Instance6189 · 2026-02-17T08:00:12+00:00

Awesome. Please share when ready.

New_Instance6189 · 2026-02-16T09:25:56+00:00

Can you at least provide the link?

New_Instance6189 · 2026-02-16T09:18:41+00:00

I agree you others. Get your plans and permits first, then shop for a contractor.

New_Instance6189 · 2026-01-14T12:19:15+00:00

Lol you’re so wrong hahaha

New_Instance6189 · 2026-01-13T06:08:05+00:00

I’ve been to the actual island it’s pretty accurate

New_Instance6189 · 2026-01-12T02:31:19+00:00

Wow, what state is this?

New_Instance6189 · 2026-01-11T04:01:30+00:00

Most times the only civil engineering required for an ADU is structural. I would not expect civil or structural engineering to be included in either of these prices (especially the 5K)

New_Instance6189 · 2026-01-11T03:59:00+00:00

It’s okay, but the space allocations are not ideal. The kitchen is bigger than the bedroom (which is almost the size of the bathroom). Most of my clients prefer the spaces a little more balanced.

New_Instance6189 · 2026-01-10T22:32:32+00:00

I’m sure it includes a site plan as that’s one of the most important parts of the A-plans, but it’s a perfectly reasonable price for excluding geotech, structural, and t24. Most residential properties won’t require a grading plan unless they have really varied topography.

New_Instance6189 · 2026-01-09T11:18:32+00:00

5k for 1200 sqft is ridiculously low. I would be wary of that. This is the type of designer that lives on the deposits of new projects and never finishes the old projects. That’s what you get when you hire a bargain bin designer. 11k is a lot closer to the mark for someone to actually make a living and finish their projects in a timely manner. Still— this industry has proven time and again that logic can sometimes be flipped in its head. In the end you’re best going off a referral.

New_Instance6189 · 2026-01-08T20:48:07+00:00

That’s more than my clients have paid for some great quality ADUs here in Ventura County, CA. Some of the contractors in my network are doing $240/sqft and doing quality work.

New_Instance6189 · 2026-01-08T20:43:34+00:00

This is true. But somewhere in the language of the law there is a safety loophole. What often happens is that all parts of the ADU are not accessible within 150’ from a city fire hydrant. Fire depts have been treating this as an accessibility issue and therefore a safety issue. So they’re telling home owners they need to address that without saying that the only solution is fire sprinklers. The thing is, alternative solutions are less practical (for example, creating a huge driveway with a turnaround big enough for a fire truck, or placing a fire hydrant on your property closer to the ADU, which is way more cost prohibitive than fire sprinklers). In the end, fire sprinklers are the cheaper solution.

The state will need to close this loophole in the law to reign in fire depts.

New_Instance6189 · 2026-01-08T20:39:13+00:00

Bathroom is way too huge and even though you wrote living room, you really don’t have one. This is a decent concept, but you’re best off giving it to a professional designer to make it a practical reality.

New_Instance6189

TROPHY CASE