Two-Story Garage-Conversion ADU – N Crescent Heights Blvd, Los Angeles 90048
Golden ADU transformed an under-utilized rear garage into a fully code-compliant, 1,400 ft² two-story accessory dwelling unit. The new structure delivers open-plan living on the ground floor and stacked bedrooms above—while staying within Los Angeles side- and rear-yard setbacks and a 20 ft-8 in ridge-height limit.
Project Overview
- Address: 133 N Crescent Heights Blvd, Los Angeles, CA 90048
- Lot Context: 6,302 ft² parcel — ADU sits 44 ft behind the 1930s main house
- Total ADU Area: 1,401 ft² conditioned (598 ft² ground + 576 ft² 2nd + 194 ft² converted garage)
- Height: 20 ft 8 in at ridge · 8 ft 6 in floor-to-ceiling
- Construction: Type V-B wood framing · R-3 occupancy
- Roof: 1 : 12 gable with two low-slope pop-outs · PV-ready south pitch
- Sprinklers: Not required (detached < 1 200 ft² per CRC)
- Design Team: Anthony Bueno Architect · MLB Consulting & Engineering
Floor-by-Floor Highlights
- Ground Floor (598 ft²): Open living/dining zone, full island kitchen, Bedroom 1, Bath 1, stacked W/D closet, and an existing 95 ft² storage bay kept from the garage.
- Second Floor (576 ft²): Two equal bedrooms with closets, shared Bath 2, linen & mechanical closet at stair landing.
- Circulation: Single straight-run stair; 3-ft wide landing meets CBC/CRC egress.
Design & Code Features
The ADU’s low-slope gable roof keeps neighborhood scale while allowing a south-facing PV-ready zone sized for Title 24 future-solar compliance. Continuous plywood shear walls, Simpson HDU hold-downs, and raised rim-joist floor framing satisfy 2022 CBC seismic (Design Cat D) and 90 mph wind design—without costly steel.
CALGreen sheets specify MERV-13 filtration, low-VOC finishes, and an EV-capable branch circuit stubbed to the parking area, ensuring the project meets today’s—and tomorrow’s—sustainability benchmarks.