Attached · Twin Peaks
109 Grand View Ave
In progress+1 unit on this lot · now 29 permits
Remodel & addition to existing single-family dwelling. Add new 2nd dwelling unit. Add new basement & 3rd floor addition. New horizontal addition at rear. New nfpa-d fire sprinklers throughout - under separate permit.
filed Feb 2023issued Jul 2024 · permit wait 1 year 5 months2 years 4 months since issue
waiting for permitconstructionrelated building permitelectrical permitplumbing permit
Declared value
$1,228,826 + other work
the permit also covers work unrelated to the ADU, so this is not an ADU price
Permit wait
1 year 5 months
filed → issued
Build time
in progress
issued → completed
Permits in this project
| Permit | What | When | Declared | |
|---|---|---|---|---|
| ADU permit | Remodel & addition to existing single-family dwelling. Add new 2nd dwelling unit. Add new basement & 3rd floor addition. New horizontal addition at rear. New nfpa-d fire sprinklers throughout - under separate permit. 202302162085 · Casement Construction INC | filed Feb 2023 · issued Jul 2024 | $1.2M | city record |
| Sprinklers | Install new fire sprinkler system per nfpa 13-d throughout building including 1 1/2 combination fire service per nfpa 2, 4 (total heads 40) ref pa 202302162085-s2. 202511260472 · cites 202302162085 · Sf Plumbing & Fire Protection INC | filed Nov 2025 · issued Nov 2025 · done Sep 2026 | $30k | city record |
| Sprinklers | As built to pa#: 202511260472. Fire sprinkler system. 202512232462 · Sf Plumbing & Fire Protection INC | filed Dec 2025 · issued Dec 2025 · done Sep 2026 | $3,726 | city record |
| Electrical | Install grounding electrode conductor. EW202507087723 | Jul 8, 2025 → Jul 10, 2025 | — | |
| Electrical | Complete rewire of single family home with added basement area. 3 bed, 4 bath, kitchen, living room, family rm, garage. New 200 amp overhead service. EW202507228197 | Jul 22, 2025 → Sep 4, 2026 | — | |
| Plumbing | Work category: 1m; install mini split heat pump install 4 fan coil and one heat pump run all drains. PMW20251106399 | Nov 6, 2025 → Jul 15, 2026 | — | |
| Plumbing | Work category: 4pa; install fire sprinkler system throughout building including underground combo service per nfpa 13d. PW20251224490 | Dec 24, 2025 → Aug 7, 2026 | — | |
| Plumbing | Work category: 1m; install a direct vent gas fireplace per the manual specs. Gas line by others. PMW20260115873 | Jan 15, 2026 → Feb 5, 2026 | — | |
| Plumbing | Work category: 1p; install one shower pan in master bathroom. PW20260317417 | Mar 17, 2026 → Sep 4, 2026 | — |
Trade permits show what work was done and when; the city does not record who pulled them.
- Lot
- block 2753, lot 024E
- Why we call it an ADU
- Two independent model reviewers agreed the permit creates an ADU: “"remodel & addition to (e) single-family dwelling. add (n) 2nd dwelling unit. add (n) basement & 3rd floor addition. (n) horizontal addition at rear."; units 1 → 2; use 1 family dwelling → 2 family dwelling”