Accessory Dwelling Unit Prototype 4 Plan Sets. Prototype 4: Detached 1- Story ADU using alternate materials and techniques

Transcription

1 Accessory Dwelling Unit Prototype 4 Plan Sets Prototype 4: Detached 1- Story ADU using alternate materials and techniques

2 Prototype Design Firm Prototype 4: Detached Singly Story ADU Alternative Materials and Techniques Peterson Architects Folsom Street #3 San Francisco, CA telephone:

3 Forward and Disclaimer t is because of the benefits of accessory dwellings and the growing need for them, that Sacramento County is encouraging the development of accessory dwellings within the unincorporated County. This Manual is part of that effort. The prototype designs were borrowed from the City of Santa Cruz s Accessory Dwelling Unit Manual, and were designed by the architects listed in the previous page. Santa Cruz s Manual was part of an innovative technical assistance program and some of the content has been modified to fit Sacramento County. We are deeply indebted to the City of Santa Cruz a for the development of the Manual, the prototypes and the plan sets. The Accessory Dwelling Unit (ADU) prototypes on the following pages have been designed to portray relationships between existing buildings and site conditions. In addition, the architects have shown alternative approaches to design which allow for some degree of flexibility in where ADUs can be placed on the lot and how they can fit into your neighborhood or community. Although these prototype plans are fairly comprehensive, and portray much of the detail required for a permit to construct an ADU, homeowners considering using these plans will have to modify them to some degree to reflect their particular site conditions, neighborhood characteristics and design preferences. The elevations and style of these prototypes can be changed to fit into your neighborhood, so choose a prototype based on the floor plan and size, rather than the presented elevations. The elevation examples and 3D drawings of the prototypes can provide different design ideas for your ADU. Design and construction professionals such as architects, engineers and contractors are good sources of assistance with plan modifications. The Accessory Dwelling Unit Manual produced in conjunction with these plans provides a wealth of information concerning the development of ADUs. Be sure to check with the Sacramento County Building Department and Community Planning and Development Department for codes and regulations governing the construction of an ADU on your lot. As you look through this plan set and find prototypes that you are interested in, remember that these materials are conceptual in nature only, and should not be treated as working drawings or construction documents. They do not contain a sufficient level of detail to be used in the construction of improvements for any specific site or project. By using these materials, the user agrees to release the County of Sacramento and the architect and engineer who prepared these materials from any and all claims, liabilities, suits and demands on account of any injury, damage or loss to persons or property, including injury or death, or economic losses, arising out of the use of these materials.

4 Table of Contents Site Plans...1 Siting Options...3 Exterior Elevation Options...4 Alternate Elevation Options...6 Example Exterior Views...8 Floor Plan...9 Roof Plan...10 Alternate Floor Plan...11 Alternate Roof Plan...12 Interior Elevation Options...14 Alternate Section Options...17 Example Interior Views...21 Electrical Plans...22 Mechanical/Plumbing Plans...24 Foundation Plan...26 Framing Plans...27 Details...28 Alternate Framing Plan...29 Details...30 Style Options...31 Materials...32 Acknowledgements...33

5 Site Plan be used as working drawings or construction documents, and do not contain a sufficient level of detail to be used in the construction of improvements for any specific site or project. By using these materials, the used agrees to release the county of Sacramento and the architect and engineer who prepared these materials from any and all claims, liabilities, suits and demands on account of any injury, damage or loss to persons or property, including injury or death, or economic losses, arising out of the use of the materials. The elevation examples and 3D drawings of the prototypes are simply to give you an idea of a possible way that the ADU could be designed. Remember to choose a prototype based on the floor plan and size, and then design it according to the style of your neighborhood. 1

6 Detailed Site Plan Notes The buildings L shaped plan creates an outside corner which is designed to be a garden for the unit. The plan emphasizes the integral nature of outdoor space for this design. The two walls adjacent to the garden are essentially window walls that allow for views onto the garden and allow for the building to be opened up to the outside. The proposed orientation of the building is intended to maximize the amount of natural light and thus takes advantage of passive solar heating. In terms of privacy, the goal was to create a siting condition that gave privacy to both the main house and the unit without compromising the existing yard. Along the property line, a privacy fence or dense vegetation is also proposed. The building is also setback from the alley to allow for one car parking and to help buffer the house from the street. 2 be used as working drawings or construction drawings.

7 Siting Options Notes Depending on such factors as relationship to the sun or any particular existing site conditions, the ADU can be placed in such a manner as to take advantage of those conditions. The options as shown all tend to orient the window wall to take advantage of the sun s light and energy. Parking is also accommodated and a healthy separation between the unit and the main house is maintained. be used as working drawings or construction drawings. 3

8 Notes Exterior Elevation Options The wall system is comprised of a series of solid transparent and translucent panels depending on their location and desired effect. The solid panel is a pre-fabricated insulated wall panel that is composed of a polyurethane core, sandwiched between two pre-finished metal panels. The installation is relatively simple and fast. Where natural light is desired a series of roll-up doors are proposed for the window wall. The doors have the option of having glass inserts or solid panels depending on the light and privacy requirements. The roll-up doors allow the building to be opened up to connect to the adjoining garden. 4 in nature only, and should not be used as working drawings or construction drawings. The elevation examples and 3D drawings of the prototypes are simply to give you an idea of a possible way that the ADU could be designed. Remember to choose a prototype based on the floor plan and size, and then design it according to the style of your neighborhood.

9 Exterior Elevation Options Notes Besides being an attractive alternative to a conventional roof, a green roof is an environmentally friendly and sustainable option. The vegetation helps to improve air quality along with providing a very good insulating layer for the building thus decreasing energy usage and pollution. The green roof will require little maintenance or irrigation, and do not need more than conventional roof framing. A green roof is relatively inexpensive and is both visually and environmentally appealing. be used as working drawings or construction drawings. The elevation examples and 3D drawings of the prototypes are simply to give you an idea of a possible way that the ADU could be designed. Remember to choose a prototype based on the floor plan and size, and then design it according to the style of your neighborhood. 5

10 Alternate Elevation Options Notes The alternate options show an alternative to the green roof and to the use of roll-up doors. Here a conventional asphalt shingle roof is proposed along with conventional glazed French doors. The ability to interchange the building materials shows the flexibility of the building s design. 6 be used as working drawings or construction drawings. The elevation examples and 3D drawings of the prototypes are simply to give you an idea of a possible way that the ADU could be designed. Remember to choose a prototype based on the floor plan and size, and then design it according to the style of your neighborhood.

11 Alternate Elevation Options be used as working drawings or construction drawings. The elevation examples and 3D drawings of the prototypes are simply to give you an idea of a possible way that the ADU could be designed. Remember to choose a prototype based on the floor plan and size, and then design it according to the style of your neighborhood. 7

12 Example Exterior Views be used as working drawings or construction drawings. The elevation examples and 3D drawings of the prototypes are simply to give you an idea of a possible way that the ADU could be designed. Remember to choose a prototype based on the floor plan and size, and then design it according to the style of your neighborhood. 8

13 Floor Plan be used as working drawings or construction drawings. 9

14 Roof Plan 10 be used as working drawings or construction drawings.

15 Alternate Floor Plan be used as working drawings or construction drawings. 11

16 Alternate Roof Plan 12 be used as working drawings or construction drawings.

17 Interior Elevation Options (Sections) be used as working drawings or construction drawings. The elevation examples and 3D drawings of the prototypes are simply to give you an idea of a possible way that the ADU could be designed. Remember to choose a prototype based on the floor plan and size, and then design it according to the style of your neighborhood. 13

18 Interior elevation Options (Sections) 14 be used as working drawings or construction drawings. The elevation examples and 3D drawings of the prototypes are simply to give you an idea of a possible way that the ADU could be designed. Remember to choose a prototype based on the floor plan and size, and then design it according to the style of your neighborhood.

19 Interior Elevation Options (Sections) be used as working drawings or construction drawings. The elevation examples and 3D drawings of the prototypes are simply to give you an idea of a possible way that the ADU could be designed. Remember to choose a prototype based on the floor plan and size, and then design it according to the style of your neighborhood. 15

20 Interior Elevation Options (Sections) 16 be used as working drawings or construction drawings. The elevation examples and 3D drawings of the prototypes are simply to give you an idea of a possible way that the ADU could be designed. Remember to choose a prototype based on the floor plan and size, and then design it according to the style of your neighborhood.

21 Alternate Section Options be used as working drawings or construction drawings. The elevation examples and 3D drawings of the prototypes are simply to give you an idea of a possible way that the ADU could be designed. Remember to choose a prototype based on the floor plan and size, and then design it according to the style of your neighborhood. 17

22 Alternate Section Options 18 be used as working drawings or construction drawings. The elevation examples and 3D drawings of the prototypes are simply to give you an idea of a possible way that the ADU could be designed. Remember to choose a prototype based on the floor plan and size, and then design it according to the style of your neighborhood.

23 Alternate Section Options be used as working drawings or construction drawings. The elevation examples and 3D drawings of the prototypes are simply to give you an idea of a possible way that the ADU could be designed. Remember to choose a prototype based on the floor plan and size, and then design it according to the style of your neighborhood. 19

24 Alternate Section Options 20 be used as working drawings or construction drawings. The elevation examples and 3D drawings of the prototypes are simply to give you an idea of a possible way that the ADU could be designed. Remember to choose a prototype based on the floor plan and size, and then design it according to the style of your neighborhood.

25 Example Interior Views be used as working drawings or construction drawings. The elevation examples and 3D drawings of the prototypes are simply to give you an idea of a possible way that the ADU could be designed. Remember to choose a prototype based on the floor plan and size, and then design it according to the style of your neighborhood. 21

26 Electrical Plan 22 in nature only, and should not be used as working drawings or construction drawings.

27 Alternate Electrical Plan in nature only, and should not be used as working drawings or construction drawings. 23

28 Mechanical/Plumbing Plan Notes This building will benefit from a series of insulated building components such as the wall panels and the green roof. The solar orientation will also benefit from passive radiant heating. To supplement the natural heating, a pair of baseboard radiators will be installed. One in the bedroom and one in the main room. For hot water a tank less water heater is proposed. These units are extremely energy efficient, compact in size, and inexpensive to operate. 24 be used as working drawings or construction drawings.

29 Alternate Mechanical/ Plumbing Plan be used as working drawings or construction drawings. 25

30 26 Foundation Notes: 1. Footings shall be embedded into firm native soil. Footings are proportioned for an allowable soil pressure of 1,000 PSF per table 18-1-A of 1997 UBC for a class 5 material, with one third increase for wind or seismic load combinations. 2. Verify all dimensions and elevations with architectural drawings 3. Footings shall be reinforced with one #4 in the top and one #4 in the bottom of the footing 4. Concrete slabs on grade shall be a minimum of 5 thick with #4 inches each way at midheight. Concrete slabs shall be constructed over two layers of 10 mil. visqueen, over 6 inches of clean crushed rock over prepared subgrade. 5. Roof and area drain shall be directed away from the foundations 6. Sill plate bolting; there shall be a minimum of two bolts per pieve, with one bolt located not more than 12 or less than 5 from ends, plate washers a minimum of 2 x2 x3/16 shall be installed on each anchor bolt. 7. Where holdown anchor bolts occur, deepen footing as required. Length of deepen footing shall extend a minimum of 24 past holdown anchor bolt. 8. Where epoxy set rebar dowels are indicated on plans, they shall be secured in a 5-inch deep drilled hole with simpson set epoxy adhesive free ends of dowels may be terminated with a standard hook, or lapped with horizontal bars a minimum of 18 inches. 9. An existing wall designated as shearwall shall have its mudsill fastened with new epoxy set anchor bolts at half the spacing called for in the shearwall in nature only, and should not be used as working drawings or construction drawings. Foundation Plan

31 Framing Plan Roof and Floor Framing Notes: 1.Not all framing shown for clarity. 2. Floor sheathing shall be 3/4 t&g APA rated sheathing w/ 10d 6/6/12 w/ panel span rating of 40/20. Place plywood panels w/ face grain perpendicular to supports. Panel edges shall be unblocked. 3. Roof sheathing shall be 1/2 or thicker APA rated sheathing C-D grade or better with panel span rating of 24/0. Place panels with face grain perpendicular supports. Fasten plywood w/ 6/6/ All headers at bearing walls to be 4 x All walls to be framed with 2 x 4 at 16, except plumbing walls 2 x 6 at 16 and where noted otherwise on plans. 6. Joists, rafters, beams and headers up to 4x - DF No. 2, 6x - DF No Posts and double top plates DF No Studs - DF No. 3 or stud. 9. Pneumatically driven nails used to fasten floor and wall sheathing shall be common nails. 10. Top plate splice - lap plates 48 and fasten with ten 16d each side of splice. End joints shall be centered over a stud. 11. All exterior exposed framing to be PTDF and all exterior fasteners to be hot-dipped galvanized. 12. All exterior walls to be sheathed with 1/2 plywood. 13. Blocking and rim joist shall be fastened to top plate with A35 framing cups at 32 min. 14. Contractor to provide shoring during removal of existing load bearing walls and installation of new beams. See following page for Floor Design and Roof Rafter Notes in nature only, and should not be used as working drawings or construction drawings. 27

32 Details 28 be used as working drawings or construction drawings.

33 Alternate Framing Plan be used as working drawings or construction drawings. 29

34 Details 30 be used as working drawings or construction drawings.

35 Style Options be used as working drawings or construction drawings. 31

36 Materials Translucent Panel Insulated Panel Green Roof Interior Wood Panel be used as working drawings or construction drawings. Window Wall 32

37 Acknowledgements SACRAMENTO COUNTY Board of Supervisors Roberta MacGlashan, Chairperson Phil Serna Jimmie Yee Susan Peters Don Nottoli County Administration Steven C. Szalay, Interim County Executive Community Planning and Development Department Planning Division Leighann Moffitt, Division Manager Timothy Kohaya, Project Manager Julia Sanders, Intern - Project Developer 33