Residential Architecture
Custom homes, ADUs,
and renovations.
YCD Studio designs homes that respond to the way you actually live — balancing light, privacy, and connection to site. From accessory dwelling units to ground-up custom residences, we guide every project from first sketch through final inspection across the San Francisco Bay Area.
What We Design
Three practice areas under one roof.
Each one has its own regulatory path, budget logic, and design opportunity. We bring the same level of care to a 400 sf JADU as we do to a ground-up custom home.
Custom New Construction
Ground-up homes designed around your site, your program, and California's evolving energy code. We handle massing studies, zoning analysis, Title 24 energy modeling, Cal Green compliance, and full structural and MEP coordination — so the permit set is complete on first submittal.
- Single-family and multi-family residences
- Site analysis, zoning research, and feasibility
- Title 24 energy modeling and Cal Green
- Structural, MEP, and civil engineering coordination
- Interior material and finish specifications
ADUs & JADUs
California's ADU laws (AB 2221, SB 897) have made accessory dwelling units one of the fastest paths to added living space or rental income. We design detached, attached, and garage-conversion ADUs that maximize livability within state and local code limits — and most jurisdictions waive impact fees on ADUs under 750 sf.
- Detached ADUs up to 1,200 sf (state preemption)
- Garage conversions and JADUs up to 500 sf
- Setback and height analysis under current state law
- Pre-approved ADU plan programs (select jurisdictions)
- Utility separation and sub-metering strategies
Remodels & Additions
Kitchen and bath renovations, second-story additions, and whole-home remodels that preserve what works and rethink what doesn't. We navigate non-conforming setbacks, historic overlays, and scope creep with equal precision — and we coordinate with your contractor from day one.
- Kitchen, bathroom, and whole-home remodels
- Second-story and rear additions
- Open-plan conversions and structural modifications
- Accessibility upgrades (ADA-adjacent and aging-in-place)
- Historic district and design-review submittals
Process
Five phases. No surprises.
A clear workflow that keeps timelines honest and pulls every consultant in at the right moment.
Discovery & Site Analysis
1–2 weeksWe visit the site, review your zoning (setbacks, FAR, lot coverage, height limits), confirm utility points, and photograph existing conditions. You walk us through how you live, what you need, and what the budget looks like. We leave with a clear project brief and a realistic scope-of-work outline.
Schematic Design
3–4 weeksFloor plans, sections, and 3D massing studies that test layout options against your program and zoning envelope. We present two to three directions, refine the preferred scheme, and lock in the design intent before moving into documentation.
Construction Documents
4–8 weeksFull architectural drawing sets, structural engineering, Title 24 energy calculations, and Cal Green checklists. We coordinate with structural, mechanical, electrical, and plumbing engineers so the permit set is complete on first submittal.
Permitting
4–12 weeks (city dependent)We submit to the local building department, respond to plan-check corrections, and track the application through approval. San Francisco averages 8–12 weeks for a standard residential permit, while some East Bay cities clear ADUs in under 4 weeks.
Construction Administration
Through completionSite visits, RFI responses, submittal reviews, and change-order evaluation. We stay involved from groundbreaking through final inspection so what gets built matches what was designed.
Investment
Bay Area residential cost ranges.
2025 Bay Area construction costs. These ranges cover hard construction; design fees, engineering, and permits are typically 12–18% on top. Actual costs depend on site conditions, finish level, and municipality.
Foundation, framing, full MEP, finishes, and Title 24 compliance. Detached new-build ADUs typically land at $300–$400/sf; garage conversions and JADUs start closer to $200/sf. Impact fees are waived for ADUs under 750 sf in most California jurisdictions.
Mid-range kitchen remodels start around $80K–$120K; high-end kitchens with custom cabinetry and stone run $150K–$250K+. Bathroom renovations range from $40K (standard) to $100K+ (primary suite with wet room). Structural changes, plumbing reroutes, and electrical panel upgrades push costs higher.
Standard construction with good finishes starts around $400–$500/sf. Architecturally detailed homes with premium materials, complex grading, or hillside sites routinely reach $600–$800+/sf. Soft costs (design, engineering, permits, surveys) typically add 12–18% on top of hard construction costs.
Ranges reflect Bay Area construction costs as of 2025. Hillside lots, structural retrofits, and historic overlays can push costs significantly higher. We provide project-specific cost guidance during the discovery and feasibility phase.
Featured Projects
A closer look at recent residential work.
Three projects across new construction, accessory dwelling units, and custom homes.
The Cottage
A high-end but unfussy home where livability, low maintenance, and warmth matter as much as form. Designed to maximize livable area on a constrained Bay Area lot with clean lines, natural materials, and a strong indoor-outdoor connection.
- Full architectural design and documentation
- Title 24 and Cal Green compliance
- Construction administration through completion
Sonoma Residence
A new-construction residence in Sonoma County that leans into indoor-outdoor living, tonal restraint, and a grounded domestic rhythm — drawing on the region's agricultural vernacular while meeting modern energy and comfort standards.
- Site-responsive massing and orientation
- Indoor-outdoor living with tonal restraint
- Full permit set and engineering coordination
Moraga ADU
A compact modern accessory dwelling unit with clean lines and an open-plan layout. Balances privacy for occupants with visual continuity to the main residence, designed under California's streamlined ADU provisions.
- Detached ADU under AB 2221 / SB 897
- Zoning analysis and setback optimization
- Utility separation and sub-meter coordination
Portfolio
All residential projects.
Every residential project we've designed — from accessory dwelling units in the East Bay to coastal villas in the Mediterranean.
The Cottage
A high-end but unfussy home where livability, low maintenance, and warmth matter as much as form.
THOW (Tiny House on Wheels)
240 sq ft off-grid-capable tiny house on wheels — custom walnut joinery, composting toilet, grey water system, and a half-ton-pullable chassis.
Sonoma Residence
A contemporary residence that leans into indoor-outdoor living, tonal restraint, and a grounded domestic rhythm.
SpaceArc Pod
A futuristic compact dwelling that pairs a playful silhouette with a surprisingly functional spatial core.
Bird Residence
A futuristic residential design blending sleek, modular forms with warm natural materials and panoramic hillside views.
Moraga ADU
A compact modern accessory dwelling unit with clean lines and an open-plan layout.
Luma Residence
A recently completed Bay Area residence — entry, primary and secondary kitchen / bar, primary suite with dedicated dressing room, and home office.
Coastal House
A Mediterranean coastal villa with a private pool, traditional hamam, and panoramic sea views.
Coastline Residence
A modern Mediterranean villa renovation with custom millwork and a private pool terrace.
Cyprus Residence
A modern luxury villa with sculptural volumes and seamless indoor-outdoor flow.
Permitting
What to expect by region.
Every Bay Area jurisdiction has its own review process, fee structure, and timeline. Here's a snapshot of the regions we work most.
San Francisco
SF's Department of Building Inspection (DBI) runs a multi-step review: plan intake, routing to assigned plan checker, and often a second review cycle. Standard residential permits average 8–12 weeks. Projects in RH-1/RH-2 zones triggering Section 311 neighborhood notification add 30+ days. ADUs benefit from a dedicated review track but typically still take 6–8 weeks. Historic districts (Article 10/11) require separate Planning review.
Oakland
Oakland Building permits residential work through its Planning and Building Department. Over-the-counter permits are available for minor interior work; standard plan check runs 4–8 weeks. Oakland has been proactive on ADU policy and offers fee waivers for ADUs under 750 sf. Projects in the Oakland hills may trigger Wildfire Urban Interface (WUI) requirements including enhanced fire-resistive construction and defensible-space landscaping.
South Bay
San Jose, Palo Alto, Mountain View, and surrounding cities each maintain independent building departments. San Jose's express plan check can clear a residential permit in 3–4 weeks. Palo Alto enforces an individual review process with design review for homes exceeding a floor-area-ratio threshold. Most South Bay cities have adopted the 2022 California Building Code with local amendments — Title 24 energy reports and soils reports are required on virtually every project.
East Bay
Berkeley, Walnut Creek, Concord, and Contra Costa County jurisdictions range from highly efficient to notably slow. Berkeley's design-review process for visible additions can add months; Walnut Creek and Concord typically process standard residential permits in 4–6 weeks. Contra Costa County unincorporated areas have their own building division with generally faster turnaround. Hillside lots across the East Bay often require geotechnical reports and grading permits.
FAQ
Common questions about residential architecture.
Everything you need to know before starting a custom home, ADU, or remodel in the Bay Area.
For detached ADUs over 500 square feet or any structurally complex project, yes — California requires stamped drawings by a licensed architect or engineer. Even for small attached ADUs or garage conversions, working with an architect helps you navigate zoning setbacks, utility separation, and Title 24 energy compliance. YCD Studio designs ADUs across the Bay Area including Oakland, San Francisco, Moraga, and the greater East Bay.
An ADU (Accessory Dwelling Unit) is a fully independent living unit up to 1,200 sq ft that can be detached, attached, or a garage conversion. A JADU (Junior ADU) is carved out of the existing primary dwelling, capped at 500 sq ft, and must share a bathroom or kitchen with the main house. Both are California state-protected under AB 2221 / SB 897, and most Bay Area jurisdictions waive impact fees on ADUs under 750 sq ft.
From first meeting to move-in, expect 18–30 months for custom new construction. Design and construction documents take 4–8 months, permitting runs 2–6 months depending on the jurisdiction, and construction typically takes 12–18 months. Hillside sites, historic districts, and Planning Commission review can extend these timelines. We provide a realistic schedule at the start so you can plan accordingly.
Kitchen and bath remodels range from $250–$500/sf. Full custom new construction ranges from $400–$800+/sf depending on site conditions, material quality, and complexity. Soft costs (architecture, engineering, permits) typically add 12–18% on top of hard construction costs. We give you a realistic budget range at our first meeting so you're not surprised later.
Yes. We prepare permit drawings, coordinate with structural, mechanical, electrical, and plumbing engineers, submit to the building department, and respond to plan-check corrections. We've worked with San Francisco DBI, Oakland Planning & Building, and most East Bay and Peninsula jurisdictions. Our goal is a permit set that clears review with minimal corrections.
Yes. We have experience with historic district submittals, Section 311 neighbor notifications in San Francisco, and the Secretary of the Interior's Standards for preservation. Renovating a historic home requires careful balance — honoring character-defining features while making the home livable for modern life. We handle landmark preservation review where required.
Ready to start your residential project?
Whether you're building an ADU, renovating a kitchen, or designing a home from scratch, we'll help you understand costs, timelines, and what your site allows — before you commit to anything. We respond within 24 hours.