Permit Description / Scope
Building Permit Description “ New Two-Story Stick-Framed Accessory Dwelling Unit (ADU) with Garage (New Address: 2 Sylvester Street, Unit B)Project Summary:Construction of a new two-story, 1,349 sq ft detached Accessory Dwelling Unit (ADU) on an existing residential property. The first floor (670 sq ft) will include a one-bay garage and mechanical space. The second floor (679 sq ft) will serve as a complete residential unit featuring two bedrooms, one full bathroom, kitchen, dining, and living area. All work will conform to 2021 IRC, 2023 NEC, 2021 IECC, and applicable local zoning, energy, and fire-separation requirements.Building & Structural Details:Total Area: 1,349 sq ft (670 sf garage / 679 sf living area)Stories: 2Construction Type: Type V-B conventional stick-framed wood structureFoundation: 4-foot poured concrete frost wall with reinforced concrete footings and monolithic slab; continuous perimeter insulation per IECC 2021Framing: 2×6 exterior walls, 2×10 engineered floor joists, LVL beams and headers per structural designRoof System: Stick-framed gable roof with vented soffits, ridge ventilation, and asphalt-shingle or standing-seam metal finishExterior Finishes: Vinyl siding with pre-finished metal trim at all corners, openings, and fascia; appearance to complement primary dwellingWindows/Doors: Energy Star-rated insulated windows and insulated exterior doors; tempered glazing where requiredInsulation: R-21 exterior walls, R-49 roof/ceiling, R-10 foundation perimeterFirst Floor “ Garage / Mechanical Area:One-bay garage with insulated overhead door and finished concrete slabFire-rated separation from occupied space above (5/8" Type X gypsum board on ceiling and supporting walls)Interior stairwell access to second-floor unitMechanical closet for HVAC and water-heating equipmentSecond Floor “ Living Unit:Two bedrooms and one full bathroomOpen kitchen, dining, and living areaLaundry/mechanical closetPainted drywall finishes; LVT or engineered wood flooring; ceramic tile in bathroomStandard kitchen cabinetry, solid-surface counters, and code-compliant plumbing fixturesMechanical, Electrical & Plumbing (MEP):HVAC: Ductless mini-split heat-pump system for heating and coolingPlumbing: New PEX supply and PVC drain/waste/vent lines tied into existing utilities or new service per approved site planWater Heater: Electric heat-pump or on-demand unit in mechanical closetElectrical: 100-amp subpanel; LED lighting; interconnected smoke and CO alarms on both floorsVentilation: Bath exhaust vented outdoors; whole-unit mechanical ventilation per IECC 2021Site Work & Utilities:Clear and grade site for foundation and drivewayExcavation for 4-foot frost-wall foundation and slab prepExtend water, sewer, and electrical service from main dwelling or municipal linesConstruct driveway apron, parking area, and walkway per site planInstall erosion-control measures and stormwater management per local requirements