Redmond Pitch
Mono-pitch DADU with vertical Galvalume cladding and a single architectural cedar door — Education Hill, Redmond.
- Type
- Detached ADU
- Sqft
- 940
- Beds / Baths
- 2 / 1
- Completed
- Sep 2024
- Duration
- 32 wks
- Budget
- $329,000
01 / BRIEF
What the owner asked for
Owners of a 1990s two-story wanted a long-term rental positioned to capture Microsoft sub-let demand. Redmond Zoning Code 21.08.110 allows DADUs up to 1,200 sqft but caps height at 18 feet for mono-slope roofs (vs. 25 feet for gabled). We chose the lower envelope to skip Design Review.
02 / CHALLENGE
What stood in the way
The lot drained sheet-flow toward the rear property line into a 30-foot drainage easement. Redmond Tech Manual M-CR-1 requires 100-year post-construction flow to match pre-construction within 10%.
03 / APPROACH
How we solved it
Designed a bio-retention swale (8 LF x 30" deep with engineered media to PSP spec 7.4) on the east side that detains the new 940 sqft of impervious surface. The mono-pitch roof drains north into a 3,400-gallon Bushman tank for irrigation reuse.
04 / OUTCOME
What got delivered
Permit in 13 weeks, construction in 19 weeks. Rented at $3,150/month to a Microsoft engineering pair within 5 days. Bushman tank fully offset the new irrigation load by July.
SPEC_05 / FACTS
Project specification
- Footprint
- 940 sqft single-story
- Bedrooms / baths
- 2 / 1
- Roof
- Mono-pitch 1:12, max height 17'-9"
- Stormwater
- Bio-swale + 3,400 gal cistern
SCHEDULE_06 / PHASES
32-week delivery
- 01Feasibility & design4–6 wks
Site survey, zoning memo, schematic plans, owner review.
- 02Construction docs3–4 wks
Structural, MEP, energy compliance, permit-ready set.
- 03Permit review13 wks
City corrections, utility sign-offs, building permit issued.
- 04Site work + foundation3–4 wks
Erosion control, excavation, footings, slab or stem wall.
- 05Framing + dry-in5–6 wks
Floor, walls, roof, windows, weather-resistive barrier.
- 06MEP rough-in + insulation4–5 wks
Plumbing, electrical, HVAC, blower-door prep.
- 07Finish + cabinetry6–8 wks
Drywall, paint, flooring, cabinets, tile, fixtures.
- 08Inspections + handover1–2 wks
Final inspections, punch-list, 19-week build closeout.
MATERIAL_07
Materials
- CladdingAEP Span Box Rib 1", Bone White Galvalume
- Entry doorSingle 3'-6" Spanish cedar, custom-milled
SYSTEM_08
Systems
- Heating / coolingFujitsu AOU18RLXFZH 18K BTU multi-zone
- Water heatingAO Smith HPTU-50 heat pump 50 gal
- StormwaterBio-swale + 3,400 gal Bushman cistern
PERMIT_09 / RECORD
Permits & compliance
- Permit numberRedmond BUILD-2024-0876
- Stormwater reviewM-CR-1 compliance memo on file
METRIC_10 / OUTCOME
By the numbers
- 5
- Days on rental market
- $3,150
- Monthly rent achieved
- 100% (Apr–Sep)
- Irrigation offset
LESSON_11 / FIELD NOTES
What we'd repeat
- On any Redmond lot with downstream flow concerns, designing the stormwater facility first lets the architect place the building footprint without late-stage moves.
- Choosing a mono-pitch under 18 feet bypasses Redmond Design Review (a 6–10 week add) entirely.
ARCHIVE_∞ / MORE
Other field reports
- REF_4492 · Detached ADUBallard Monolith
A 1,000 sqft two-story DADU clad in vertical western red cedar with floor-to-ceiling industrial glazing — long-term rental on a 4,800 sqft Ballard lot.
- REF_4376 · Attached ADUBellevue Wing
A 720 sqft side-yard AADU grafted onto a 1962 craftsman in West Bellevue — independent entry, separate utilities, no shared interior wall openings.
- REF_4218 · Garage ConversionKirkland Garage Studio
A two-car detached garage converted into a high-end work-from-home studio with a 6'x6' fixed skylight — Kirkland's Norkirk neighborhood.
Frequently asked
Can I tour a project like "Redmond Pitch"?
Yes — we typically have 6–10 ADUs in framing or finish at any time across the Puget Sound, so we can usually arrange a site walk on a project at the same stage you're planning. For completed projects, tours depend on the current owner's availability and privacy preferences. Request a tour and we'll match you to the closest active or completed project that resembles "Redmond Pitch" in size, configuration, and AHJ.
Go deeper: Read the Eastside deck cost & permits: cedar, IPE, composite (2026) guide
What did this project actually cost?
Each project page includes the all-in cost range for the size and configuration shown, scaled to 2026 prices. Actual contract value at time of build is confidential to the client, but the range we publish is anchored in real numbers from our bid archive — not aspirational pricing. For a tailored estimate against your lot, run our feasibility study or use the cost calculator.
Go deeper: Read the Five hidden ADU costs that wreck Puget Sound budgets guide
How long did this project take?
Most projects of this size and configuration run 9–14 months from contract to certificate of occupancy: 6–8 weeks of design, 8–16 weeks of permit, 18–26 weeks of construction. Schedule variance is driven by AHJ workload, owner selection pace, and field-discovered conditions during demo or excavation. We publish a Gantt at contract and update it weekly.
Go deeper: Read the Eastside deck cost & permits: cedar, IPE, composite (2026) guide
Could you build "Redmond Pitch" again on my lot?
Often yes — most of our projects are anchored on repeatable design DNA (envelope details, structural assemblies, MEP standard layouts) that adapt to different lot conditions with modest configuration changes. We'll review your lot's zoning, soils, and access to confirm fit. Where the original layout doesn't fit, we propose the closest workable adaptation that preserves the look you liked.
Go deeper: Read the Eastside deck cost & permits: cedar, IPE, composite (2026) guide
What inspections did "Redmond Pitch" go through?
Standard Puget Sound ADU inspection sequence applied: footing, underfloor MEP, framing, plumbing rough, electrical rough, mechanical rough, insulation, drywall nailing, shower pan, gas piping, final building, final plumbing, final electrical, final mechanical, and final energy verification (blower-door ≤3 ACH50). All passed with no notable callbacks — typical for our builds because we run internal QA checklists at each milestone.
INTERNAL_LINKS / Deep Map