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1 Bed | 1 Bath 490SF ADU (SIP Construction): Standard Set

1 Bed | 1 Bath 490SF ADU (SIP Construction): Standard Set

$4,995.00Price

The GC-ADU-490 Standard Climate Plan Set is a complete architectural drawing package for a 490 square foot, 1-bed / 1-bath accessory dwelling unit, optimized for moderate climate zones.

 

This plan set is based on a design that has already cleared California plan review and is engineered for Structural Insulated Panel (SIP) construction, delivering superior energy performance, faster build timelines, and long-term durability. This architectural plan set is intentionally complete enough for immediate pricing, engineering coordination, and permitting adaptation. This product is intended for homeowners, builders, and developers who want a real, buildable ADU plan not a conceptual sketch.

 

Specifications: 1 Bedroom

1 Bathroom

490 SF

SIP Construction

All Electrical Utilities (No Gas)

Mini Split Cooling / Heating System  

Non Combustible Exterior Finishes

Stem Wall Raised Foundation Designed to the 2021 International Residential Code (IRC) and suitable for downstream jurisdictional adaptation.

 

Optimized For:

IECC Climate Zones 3–4

California, Arizona, Texas, Southern Nevada, coastal regions

Moderate heating and cooling loads

 

Thermal Configuration (Architectural Basis):

Wall Panels: R-24 (5.5″ EPS SIPs)

Roof Panels: R-40 (9.25″ EPS SIPs)

Floor Panels: R-40 (9.25″ EPS SIPs)

 

What’s Included (Architectural Scope):

✔ Cover Sheet

✔ General Notes

✔ Dimensioned Floor Plan

✔ Exterior Elevations

✔ Building Sections

✔ Architectural Details

✔ Roof Plan

✔ Foundation Plan (architectural intent only)

✔ Door & Window Schedule

✔ Electrical Notes

✔ Lighting & Power Plans

✔ Mechanical Notes

✔ Plumbing Notes

✔ Mechanical Plan

✔ Plumbing Plan

✔ Plumbing Isometrics

✔ Plumbing Isometrics ✔ SIP Performance Brief ✔ Siding Specs  

Code Basis: 2021 International Residential Code (IRC)

File Format: PDF

 

What’s NOT Included:

Site Plan Local Authority Having Jurisdiction (LAHJ) notes

Structural drawings, calculations, or engineering stamp

Energy compliance documentation

Civil engineering, grading, drainage, or utilities

These items vary by site and jurisdiction and are offered separately.

Optional Add-Ons: Custom Site Plan Design - $1,500

Structural Engineering Package (drawings, calculations, stamp) - $3,500 Delivery:

✔ Instant digital download after purchase

 

License:

✔ Single-project use

✔ One constructed ADU

✔ Non-transferable

 

By purchasing, you agree to the single-project license terms. Additional build licenses are required for each additional constructed unit.

 

Submit questions and concerns to info@guesscreative.com

  • Notes

    Engineering and site-specific documentation are intentionally separated to ensure accuracy, jurisdictional acceptance, and professional liability protection.

     

  • Architectural Plan License Agreement

    GC-ADU-490

    ARCHITECTURAL PLAN LICENSE AGREEMENT

    Effective January 2026

    This Architectural Plan License Agreement (“Agreement”) is between Guesscreative LLC, a Texas limited liability company (“Licensor”), and the purchasing individual or entity (“Licensee”).

    By purchasing, downloading, or using the GC-ADU-490 plan set, Licensee agrees to this Agreement.

    1. LICENSED MATERIAL

    This Agreement applies to the GC-ADU-490 Accessory Dwelling Unit Plan Set, including Standard and Cold Climate variants (the “Plans”).

    2. LICENSE GRANT

    Licensor grants Licensee a limited, non-exclusive, non-transferable license to use the Plans solely to construct the number of dwelling units expressly licensed.

    Unless stated otherwise:

    • One (1) license permits one (1) constructed dwelling

    • Additional dwellings require purchase of Additional Build Licenses

    The Plans are licensed, not sold.

    3. PERMITTED USE

    Licensee may:

    • Use the Plans for the licensed project

    • Submit the Plans to the applicable Local Authority Having Jurisdiction (LAHJ)

    • Share the Plans with contractors, engineers, consultants, and SIP manufacturers only for the licensed project

    • Coordinate SIP fabrication with Premier Building Systems or another ICC-ES certified SIP manufacturer

    4. PROHIBITED USE

    Licensee may not:

    • Construct additional dwellings without an Additional Build License

    • Transfer, sell, sublicense, or share the Plans for unlicensed use

    • Use the Plans for resale, mass production, or replication

    • Modify the Plans for reuse without jurisdictional coordination

    • Substitute stick-frame construction for SIPs without Licensor approval

    • Claim ownership or authorship of the Plans

    5. ADDITIONAL BUILD LICENSES

    Each Additional Build License permits construction of one (1) additional dwelling using the same plan set.

    • Price: $1,500 per additional build

    • Non-transferable

    • Does not include site plans, engineering, adaptation, or modifications

    • Valid only for the same ownership entity unless approved in writing

    6. JURISDICTIONAL ADAPTATION & STAMPS

    Licensee acknowledges:

    • Most jurisdictions require a licensed engineer’s stamp

    • Some jurisdictions require both an architect’s and engineer’s stamp

    • Base plans are reference designs, not universally permit-ready

    • Engineering stamps are site- and jurisdiction-specific

    Jurisdiction-Adapted and Turnkey packages may include:

    • LAHJ-specific notes

    • Energy compliance updates (Title 24 or equivalent)

    • Climate, seismic, and fire-zone adjustments

    • Site plans and stamped engineering (when included)

    7. SIP CONSTRUCTION REQUIREMENT

    The Plans are engineered for Structural Insulated Panel (SIP) construction.

    • Stick-frame substitution requires full re-engineering and approval

    • Unauthorized substitution voids approval precedent

    • SIP coordination must align with manufacturer specifications

    8. MIRRORED PLAN SETS (OPTIONAL)

    Mirrored plans are:

    • Architectural reference drawings only

    • Subject to additional jurisdictional or engineering review

    • Licensed for the same number of builds

    Mirrored Plan Fee: $750 per plan set

    9. OWNERSHIP

    All Plans remain the exclusive intellectual property of Guesscreative LLC. Only the limited license rights stated herein are granted.

    10. DISCLAIMER

    Plans are provided “AS IS.” Licensor makes no guarantees regarding:

    • Permit approval

    • Site suitability

    • Construction cost or timeline

    Licensee assumes responsibility for site conditions, construction execution, and compliance.

    11. LIMITATION OF LIABILITY

    Licensor’s total liability shall not exceed the amount paid for the applicable license. Licensor is not liable for indirect or consequential damages.

    12. TERMINATION

    This license terminates automatically upon violation of this Agreement. Licensee must cease use and destroy all copies upon termination.

    13. GOVERNING LAW

    This Agreement is governed by the laws of the State of Texas. Disputes shall be resolved by binding arbitration in Tarrant County, Texas.

    14. ACCEPTANCE

    By purchasing, downloading, or using the Plans, Licensee accepts this Agreement.

    Guesscreative LLC Fort Worth, Texas

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