HomeMy WebLinkAboutASRDRB20200528 5.1
DESIGN REVIEW BOARD STAFF REPORT 5.1
TO: Design Review Board Members May 29, 2020
SUBJECT: Review and provide comments on the proposed 1,000 square-foot two-
bedroom, two-bathroom Accessory Dwelling Unit (A DU) floor plan with
three architectural styles (Craftsman, Mediterranean, and Contemporary)
BACKGROUND
The Town desires to develop a collection of pre-approved detached ADU building plans
for the Permit-Ready Granny Unit Program. At the February 27, 2020 Design Review
Board (DRB) meeting, the DRB reviewed four consultant proposals and scored them
using the attached Proposal Evaluation Sheet. The total score from the DRB, in
combination with an interview score and subsequent contract negotiations, resulted in
the selection of the following design consultants for the program:
a. Frances Garcia Architect would develop building plan s for a 1,000 square foot
two-bedroom two-bathroom unit; and
b. William Wood Architect would develop a one-bedroom one-bathroom unit as
well as a studio unit.
EVALUATION
This staff report provides an overview of the 35% plans for the two-bedroom two-
bathroom unit developed by Francis Garcia Architect:
• This unit would be constructed using conventional framing to minimize cost;
• The floor plan provides three alternate exterior elevations that are either prevalent
or compatible with existing architecture in the community: C raftsman,
Mediterranean, and Contemporary. The property owner would be able to choose
a style be compatible with their primary residence.
• The notes on the plans include generic material call-outs. Again, this is intended
to provide a variety of materials - enabling the property owner flexibility to choose
materials that are compatible with the primary residence.
• The Town’s most recent Accessory Dwelling Unit Ordinance required that, for
ADU’s that have setbacks that are less than the minimum setbacks required for the
primary res idence, windows that face adjacent property lines have a minimum
height of six feet from the floor to minimize privacy impacts. The Town
recommends that the DRB consider a five-foot window height minimum for side
Permit-Ready Granny Unit Program 2 May 28, 2020
and rear elevation for similar situations in order to enhance architecture and light
into the ADU.
RECOMMENDATION
Review and provide comments for the proposed 1,000 square-foot, two-bedroom, two-
bedroom ADU and the three exterior architectural alternatives.
Prepared by:
Guillermo Santolaya
Project Manager
Attachment: Project Plans
F R A N C I S
G A R C I A
A R C H I T E C T
2950 BUSKIRK AVE, STE. 300 WALNUT CREEK, CA 94597
9 2 5 9 8 4 9 9 8 3
w w w . f r a n c i s g a r c i a a r c h i t e c t . c o m
2 BEDROOM ACCESSORY DWELLING UNIT FOR:
TOWN OF
DANVLLE
Rev. No.Revision
L I C E N S E D ARCH
I
TE
C
T
C-19820
REN. 02-28-21
FRANCIS GARCIA
S
OF C I O
A L
R N I A
F
T
A
T
E
Date: 5-21-2020
Drawn: FG
Scale: 1/4"=1'-0"
C R A F T S M A N
M E D I T E R R A N E A N
C O N T E M P O R A R Y
KI
N
G
S
I
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E
B
E
D
S
H
O
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QUEEN SIZE BED
26
'
-
8
"
37'-6"
5' FINISH
5'
M
I
N
.C
L
R
.
2'
-
4
"
1'
-
6
"
1'
-
6
"
3'-
2
"
9"
7'
-
1
3
/
4
"
3'-4"
4' MIN.
5' FINISH
1'
-
6
"
CL
R
.
18"MIN.
13
'
-
4
"
13
'
-
4
"
13'-4"11'-8"
5'-0"4'-0"
10'-9"
30"MIN.
18
"
M
I
N
.
1 HOUR WAL L 1 HOUR WAL L 1 HOUR WAL L 1 HOUR WAL L 1 HOUR WALL 1 HOUR WALL 1 H O UR W A LL 1 H O U R W A LL
1 H
O
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A
L L
1
H
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A
L L
1
H
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U
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A
L L
1 H O U R W A L L
1 H O U R
W A L
L
1 H O U R
W A L
L
36
"
x
3
4
"
RE
F
R
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E
RA
T
O
R
SH
O
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N
WASH.
&
DRYER
D R Y E R B O XDB480
ATTIC
ACCESS
DUCTED
MINI-SPLIT
IN ATTIC
Concealed Ducted Air Handler
PANASONIC
FV-04 VE1
ER V
VELUX
FCM
2222
BEDROOM 2
BEDROOM 1
GREAT ROOM
DW
3068
3068
3068
30
6
8
3068
70
6
8
2668
CU
R
B
L
E
S
S
SH
O
W
E
R
S
SEAT
SEAT
BATH 1BATH 2
FI
N
I
S
H
30
6
8
8' CLG.
8' CLG.
8' CLG.
8' CLG.
TANKLESS
WATER
HEATER
FINISH
SL
O
P
E
CE
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5:
1
2
SL
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CE
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2
1 0 0 0 S Q . F T . F L O O R P L A N
C R A F T S M A N
1. ASPHALT COMP ROOF AT 3:12 AND 5:12 (ENGINEERED FOR CONCRETE TILE IN CASE
MAIN HOUSE HAS CONCRETE TILE ROOF).
2. 5" OGEE BONDERIZED GSM GUTTERS AND 2" X 3" DOWNSPOUTS.
3. HARDIE PANEL SMOOTH PANEL SIDING WITH HARDIE TRIM BATTENS.
4. HARDIE SHINGLE SIDING STRAIGHT EDGE.
M E D I T E R R A N E A N
5. CONCRETE "S" TILE AT ROOF 3:12 AND 5:12 (ENGINEERED FOR CLAY TILE ROOF IN
CASE THE MAIN HOUSE HAS CLAY TILE ROOF)
6. 6" HALF ROUND BONDERIZED GSM GUTTERS AND 3" ROUND DOWNSPOUTS
PAINTED WITH "MODERN OPTIONS" PATINA GREEN OVER BLACKED BRONZE BASE.
PAINT ALL VISIBLE GSM FLASHING TO MATCH.
7. (NOTE OMITTED)
8. 7/8" 3 COAT STUCCO WITH SAND FINISH OVER EXPANDED METAL LATH OVER 3
LAYERS 30 LB. FELT OVER 1/2" CDX PLYWOOD.
9. CAST STONE LINTELS & SILLS; "TECHLITH" FIBERGLASS REINFORCED CONCRETE
COATED POLYSTYRENE WITH THE ACID WASHED FINISH.
10. SITE BUILT WOOD SHUTTERS.
11. STAINED FIR COLUMNS AND BEAMS.
C O N T E M P O R A R Y
12. ASPHALT COMP ROOF AT 3:12 AND 5:12 (ENGINEERED FOR CONCRETE TILE IN
CASE MAIN HOUSE HAS CONCRETE TILE ROOF).
13. 6" SOLDERED BONDERIZED GSM FASCIA GUTTERS WITH NO RIBBING AND WITH
CONCEALED DOWNSPOUT 2" I.D. PVC DOWNSPOUTS.
14. 7/8" 3 COAT STUCCO WITH SMOOTH FINISH OVER EXPANDED METAL LATH OVER 3
LAYERS 30 LB. FELT OVER 1/2" CDX PLYWOOD.
15. DOUBLE V GROOVE 26 GA. BONDERIZED STUCCO SCREED 1/2" BETWEEN POINTS.
16. ACCENT PANEL OF CEDAR RAIN SCREEN, LAP SIDING, PORCELAIN WOOD LOOK
TILE, OR ANOTHER TILE SELECTED BY OWNER ON 2X4 STUD WALLS BELOW
WINDOWS ONLY.
SCHEMATIC
DESIGN
A-1
8'
-
1
"
P
L
A
T
E
H
E
I
G
H
T
15
'
-
9
"
8'
-
1
"
P
L
A
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E
H
E
I
G
H
T
15
'
-
0
"
6
8
10
5
9
12
13
14
15
16
A. PROVIDE BLOCKING FOR 42 INCH MINIMUM LENGTH GRAB BAR PER CBC 11B-604.3.1
B. THE SIDE GRAB BAR WILL NEED TO EXTEND PAST THE BATHROOM WINDOW OPENING IN BATH 1 AND BATH 2.
C. THE LAVATORY HEIGHT OF THE RIM OR COUNTER SURFACE SHALL NOT EXCEED 34 INCHES MAXIMUM HEIGHT PER
CBC 11B-606.3.
D. BATHROOM SINKS SHALL BE A MINIMUM OF 18 INCHES TO THE SIDEWALL FROM THE CENTERLINE OF THE SINK.
E. STANDARD ROLLING TYPE SHOWER COMPARTMENT SHALL BE 30 INCH MINIMUM WIDTH BY 60 INCH MINIMUM
CLEAR DEPTH WITH A FULL OPENING WITH ON THE LONG SIDE OF 60 INCHES MINIMUM PER CBC 11B-608.2.2.
F. MAXIMUM FLOOR SLOPE IN SHOWER STILL NOT EXCEED 1/2 INCH PER FOOT. 2 INCH MINIMUM DEPTH TO DRAIN
INLET.
3' MIN.
3'
M
I
N
.
3' MIN.
3'
M
I
N
.
3' MIN.
3'
M
I
N
.
ROOFS FOR ALL 3 STYLES HAVE BEEN
REVISED TO ALLOW ROOM FOR 1883
WATT ELECTRIC SOLAR SYSTEM AS
REQUIRED BY 2019 TITLE 24
8'
-
1
"
P
L
A
T
E
H
E
I
G
H
T
15
'
-
1
"
1
2
3
4
1
2
3
4
3' MIN.
3'
M
I
N
.
F R A N C I S
G A R C I A
A R C H I T E C T
2950 BUSKIRK AVE, STE. 300 WALNUT CREEK, CA 94597
9 2 5 9 8 4 9 9 8 3
w w w . f r a n c i s g a r c i a a r c h i t e c t . c o m
2 BEDROOM ACCESSORY DWELLING UNIT FOR:
TOWN OF
DANVLLE
Rev. No.Revision
L I C E N S E D ARCH
I
TE
C
T
C-19820
REN. 02-28-21
FRANCIS GARCIA
S
OF C I O
A L
R N I A
F
T
A
T
E
Date: 5-21-2020
Drawn: FG
Scale: 1/4"=1'-0"
5
12
3
12
PL
4'-0"
3'-0"3'-0"3'
-
0
"
1 HO U R W ALL 1 HO U R W ALL 1 HO U R W ALL 1 HOU R WALL 1 HOUR WALL 1 HOUR WAL L 1 HOUR WALL 1 H OUR WALL
1 H O U R W A L L
1 H O U R
W A L
L
1 H O U R
W A L
L
1 H
O
U R W
A
L L
1
H
O
U
R W
A
L L
1
H
O
U
R W
A
L L
36
"
x
3
4
"
RE
F
R
I
G
E
RA
T
O
R
SH
O
W
N
WASH.
&
DRYER
D R Y E R B O X
D B 4 8 0
ATTIC
ACCESS
DUCTED
MINI-SPLIT
IN ATTICConcealed Ducted Air Handler
PANASONIC
FV-04 V E1
ER V
VELUX
FCM
2222
5
12
3
12
PL
4'-0"
16
'
-
0
"
H
E
I
G
H
T
L
I
M
I
T
15
'
-
2
"
5:12
3:123'
-
0
"
3'-0"3'-0"
CRAFTSMAN
STYLE PLAN
A-2
F R O N T E L E V A T I O NLEFT S I D E E L E V A T I O N
R I G H T S I D E E L E V A T I O NBACK E L E V A T I O N
C R A F T S M A N
1. ASPHALT COMP ROOF AT 3:12 AND 5:12
(ENGINEERED FOR CONCRETE TILE IN
CASE MAIN HOUSE HAS CONCRETE TILE
ROOF).
2. 5" OGEE BONDERIZED GSM GUTTERS
AND 2" X 3" DOWNSPOUTS.
3. HARDIE PANEL SMOOTH PANEL SIDING
WITH HARDIE TRIM BATTENS.
4. HARDIE SHINGLE SIDING STRAIGHT
EDGE.
KI
N
G
S
I
Z
E
B
E
D
S
H
O
W
N
QUEEN SIZE BED
26
'
-
8
"
37'-6"
5' FINISH
5'
M
I
N
.C
L
R
.
2'
-
4
"
1'
-
6
"
1'
-
6
"
3'-
2
"
9"
7'
-
1
3
/
4
"
3'-4"
4' MIN.
5' FINISH
1'
-
6
"
CL
R
.
18"MIN.
13
'
-
4
"
13
'
-
4
"
13'-4"11'-8"
30"MIN.
18
"
M
I
N
.
BEDROOM 2
BEDROOM 1
GREAT ROOM
DW
3068
3068
3068
30
6
8
3068
70
6
8
2668
CU
R
B
L
E
S
S
SH
O
W
E
R
S
SEAT
SEAT
BATH 1BATH 2
FI
N
I
S
H
30
6
8
8' CLG.
8' CLG.
8' CLG.
8' CLG.
TANKLESS
WATER
HEATER
FINISH
SL
O
P
E
CE
I
L
I
N
G
5:
1
2
SL
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CE
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5:
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5:
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SL
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CE
I
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5:
1
2
1
2
3
4
1
2
3
4
F R A N C I S
G A R C I A
A R C H I T E C T
2950 BUSKIRK AVE, STE. 300 WALNUT CREEK, CA 94597
9 2 5 9 8 4 9 9 8 3
w w w . f r a n c i s g a r c i a a r c h i t e c t . c o m
2 BEDROOM ACCESSORY DWELLING UNIT FOR:
TOWN OF
DANVLLE
Rev. No.Revision
L I C E N S E D ARCH
I
TE
C
T
C-19820
REN. 02-28-21
FRANCIS GARCIA
S
OF C I O
A L
R N I A
F
T
A
T
E
Date: 5-21-2020
Drawn: FG
Scale: 1/4"=1'-0"
1 HO U R W ALL 1 HO U R W ALL 1 HO U R W ALL 1 HOU R WALL 1 HOUR WALL 1 HOUR WAL L 1 HOUR WALL 1 H OUR WALL
1 H O U R W A L L
1 H O U R
W A L
L
1 H O U R
W A L
L
1 H
O
U R W
A
L L
1
H
O
U
R W
A
L L
1
H
O
U
R W
A
L L
36
"
x
3
4
"
RE
F
R
I
G
E
RA
T
O
R
SH
O
W
N
WASH.
&
DRYER
D R Y E R B O X
D B 4 8 0
ATTIC
ACCESS
DUCTED
MINI-SPLIT
IN ATTICConcealed Ducted Air Handler
PANASONIC
FV-04 V E1
ER V
VELUX
FCM
2222
3'-0"3'-0"3'
-
0
"
5:12
16
'
-
0
"
H
E
I
G
H
T
L
I
M
I
T
5
12
3
12
8'
-
1
"
P
L
A
T
E
H
E
I
G
H
T
15
'
-
6
"
5:12
3:123'-0"3'
-
0
"
5
12
3
12
MEDITERRANEAN
STYLE PLAN
A-3
F R O N T E L E V A T I O NLEFT S I D E E L E V A T I O N
R I G H T S I D E E L E V A T I O NBACK E L E V A T I O N
KI
N
G
S
I
Z
E
B
E
D
S
H
O
W
N
QUEEN SIZE BED
26
'
-
8
"
37'-6"
5' FINISH
5'
M
I
N
.C
L
R
.
2'
-
4
"
1'
-
6
"
1'
-
6
"
3'-
2
"
9"
7'
-
1
3
/
4
"
3'-4"
4' MIN.
5' FINISH
1'
-
6
"
CL
R
.
18"MIN.
13
'
-
4
"
13
'
-
4
"
13'-4"11'-8"
30"MIN.
18
"
M
I
N
.
BEDROOM 2
BEDROOM 1
GREAT ROOM
DW
3068
3068
3068
30
6
8
3068
70
6
8
2668
CU
R
B
L
E
S
S
SH
O
W
E
R
S
SEAT
SEAT
BATH 1BATH 2
FI
N
I
S
H
30
6
8
8' CLG.
8' CLG.
8' CLG.
8' CLG.
TANKLESS
WATER
HEATER
FINISH
SL
O
P
E
CE
I
L
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G
5:
1
2
SL
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5:
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SL
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5:
1
2
M E D I T E R R A N E A N
5. CONCRETE "S" TILE AT ROOF 3:12 AND
5:12 (ENGINEERED FOR CLAY TILE ROOF
IN CASE THE MAIN HOUSE HAS CLAY TILE
ROOF)
6. 6" HALF ROUND BONDERIZED GSM
GUTTERS AND 3" ROUND DOWNSPOUTS
PAINTED WITH "MODERN OPTIONS"
PATINA GREEN OVER BLACKED BRONZE
BASE. PAINT ALL VISIBLE GSM FLASHING
TO MATCH.
7. (NOTE OMITTED)
8. 7/8" 3 COAT STUCCO WITH SAND FINISH
OVER EXPANDED METAL LATH OVER 3
LAYERS 30 LB. FELT OVER 1/2" CDX
PLYWOOD.
9. CAST STONE LINTELS & SILLS;
"TECHLITH" FIBERGLASS REINFORCED
CONCRETE COATED POLYSTYRENE WITH
THE ACID WASHED FINISH.
10. SITE BUILT WOOD SHUTTERS.
11. STAINED FIR COLUMNS AND BEAMS.
6
8
10
5
9
F R A N C I S
G A R C I A
A R C H I T E C T
2950 BUSKIRK AVE, STE. 300 WALNUT CREEK, CA 94597
9 2 5 9 8 4 9 9 8 3
w w w . f r a n c i s g a r c i a a r c h i t e c t . c o m
2 BEDROOM ACCESSORY DWELLING UNIT FOR:
TOWN OF
DANVLLE
Rev. No.Revision
L I C E N S E D ARCH
I
TE
C
T
C-19820
REN. 02-28-21
FRANCIS GARCIA
S
OF C I O
A L
R N I A
F
T
A
T
E
Date: 5-21-2020
Drawn: FG
Scale: 1/4"=1'-0"
1 HOUR WALL 1 HOUR WAL L 1 HOUR WALL 1 HOUR WAL L 1 HOUR WAL L 1 HOUR WALL 1 H OUR W ALL 1 H O UR W A LL
1 H O U R W A L L
1 H O U R
W A L
L
1 H O U R
W A L
L
1 H
O
U R W
A
L L
1
H
O
U
R W
A
L L
1
H
O
U
R W
A
L L
36
"
x
3
4
"
RE
F
R
I
G
E
RA
T
O
R
SH
O
W
N
WASH.
&
DRYER
D R Y E R B O X
D B 4 8 0
ATTIC
ACCESS
DUCTED
MINI-SPLIT
IN ATTICConcealed Ducted Air Handler
PANASONIC
FV-04 VE1
ER V
VELUX
FCM
2222
1 HO U R W ALL 1 HO U R W ALL 1 HO U R W ALL 1 HOU R WALL 1 HOUR WALL 1 HOUR WAL L 1 HOUR WALL 1 H OUR WALL
1 H O U R W A L L
1 H O U R
W A L
L
1 H O U R
W A L
L
1 H
O
U R W
A
L L
1
H
O
U
R W
A
L L
1
H
O
U
R W
A
L L
36
"
x
3
4
"
RE
F
R
I
G
E
RA
T
O
R
SH
O
W
N
WASH.
&
DRYER
D R Y E R B O X
D B 4 8 0
ATTIC
ACCESS
DUCTED
MINI-SPLIT
IN ATTICConcealed Ducted Air Handler
PANASONIC
FV-04 V E1
ER V
VELUX
FCM
2222
CONTEMPORARY
STYLE PLAN
A-4
F R O N T E L E V A T I O NLEFT S I D E E L E V A T I O N
R I G H T S I D E E L E V A T I O NBACK E L E V A T I O N
KI
N
G
S
I
Z
E
B
E
D
S
H
O
W
N
QUEEN SIZE BED
26
'
-
8
"
37'-6"
5' FINISH
5'
M
I
N
.C
L
R
.
2'
-
4
"
1'
-
6
"
1'
-
6
"
3'-
2
"
9"
7'
-
1
3
/
4
"
3'-4"
4' MIN.
5' FINISH
1'
-
6
"
CL
R
.
18"MIN.
13
'
-
4
"
13
'
-
4
"
13'-4"11'-8"
30"MIN.
18
"
M
I
N
.
BEDROOM 2
BEDROOM 1
GREAT ROOM
DW
3068
3068
3068
30
6
8
3068
70
6
8
2668
CU
R
B
L
E
S
S
SH
O
W
E
R
S
SEAT
SEAT
BATH 1BATH 2
FI
N
I
S
H
30
6
8
8' CLG.
8' CLG.
8' CLG.
8' CLG.
TANKLESS
WATER
HEATER
FINISH
SL
O
P
E
CE
I
L
I
N
G
5:
1
2
SL
O
P
E
CE
I
L
I
N
G
5:
1
2
SL
O
P
E
CE
I
L
I
N
G
5:
1
2
SL
O
P
E
CE
I
L
I
N
G
5:
1
2
SL
O
P
E
CE
I
L
I
N
G
5:
1
2
SL
O
P
E
CE
I
L
I
N
G
5:
1
2
5
12
3
123'-0"3'-0"3'
-
0
"
5:12
3:123'
-
0
"
3'-0"3'-0"
5
12
3
12
8'
-
1
"
P
L
A
T
E
H
E
I
G
H
T
15
'
-
2
"
16
'
-
0
"
H
E
I
G
H
T
L
I
M
I
T
C O N T E M P O R A R Y
12. ASPHALT COMP ROOF AT 3:12 AND 5:12
(ENGINEERED FOR CONCRETE TILE IN
CASE MAIN HOUSE HAS CONCRETE TILE
ROOF).
13. 6" SOLDERED BONDERIZED GSM
FASCIA GUTTERS WITH NO RIBBING AND
WITH CONCEALED DOWNSPOUT 2" I.D.
PVC DOWNSPOUTS.
14. 7/8" 3 COAT STUCCO WITH SMOOTH
FINISH OVER EXPANDED METAL LATH
OVER 3 LAYERS 30 LB. FELT OVER 1/2"
CDX PLYWOOD.
15. DOUBLE V GROOVE 26 GA.
BONDERIZED STUCCO SCREED 1/2"
BETWEEN POINTS.
16. ACCENT PANEL OF CEDAR RAIN
SCREEN, LAP SIDING, PORCELAIN WOOD
LOOK TILE, OR ANOTHER TILE SELECTED
BY OWNER ON 2X4 STUD WALLS BELOW
WINDOWS ONLY.
12
13
14
15
16
(7) 39.1" x 77" 310 watt panels
panels for a 2179 watt system
shown
3'-0"
3'-0"
3'
b
e
l
o
w
r
i
d
g
e
(7) 39.1" x 77" 310 watt panels
panels for a 2179 watt system
shown
Equation 7-1
kWpv required = (CFA x A)/1000 + (NDwell x B)
WHERE:
kWpv = kWdc size of the PV system
CFA = Conditioned floor area
NDwell = Number of dwelling units
A = Adjustment factor from Table 7-1
B = Dwelling adjustment factor from Table 7.1
(1000 x .613)/1000 + (1x1.27) = 1.883 kWpv
1883 watts / 7 panels = 269 watts min. / panel
1883 watts / 6 panels = 313 watts min. / panel min.
198 SQ. FT. > 80 SQ. FT. REQ.
https://ww2.energy.ca.gov/2018publications/CEC-400-201
8-017/chapters/07-PV_BatteryStorage_and_SolarReady.pdf
From the "2019 Residential Compliance Manual"
5:12
5:125:12
7'
-
3
1
/
2
"
t
o
b
e
3
'
b
e
l
o
w
r
i
d
g
e
5:12
3:12
REC Solar 315
Watt N-Peak
65.9 x 39.25 x 1.1
SHOWN
REC Solar 315
Watt N-Peak
65.9 x 39.25 x 1.1
SHOWN
REC Solar 315
Watt N-Peak
65.9 x 39.25 x 1.1
SHOWN
REC Solar 315
Watt N-Peak
65.9 x 39.25 x 1.1
SHOWN
REC Solar 315
Watt N-Peak
65.9 x 39.25 x 1.1
SHOWN
REC Solar 315
Watt N-Peak
65.9 x 39.25 x 1.1
SHOWN
3'-0"
3'-0"169 SQ . FT. > 80 SQ. FT. REQ.
AREAS ON ROOF FOR ELECTRIC SOLAR PANELS