The Medium Roast · 2020. 4. 24. · The Medium Roast A 750 SF Craftsman style ADU Designed By:...

The Medium Roast A 750 SF Craftsman style ADU Designed By: Drafting Cafe Architects 925 4th Ave Seattle, WA 98104 425-655-6200 [email protected] Project Description At 750 square feet, The Medium Roast leaves a lot of yard while maximizing investment. 2 bedrooms and one bath are a perfect match for most renters. The craftsman details make this little backyard bungalow seem like it has always been there. Inside, the modern kitchen and vaulted ceilings throughout the living areas open up the space. Privacy is important inside an outside an ADU. A small hallway hides the bedroom and bathroom doors inside, and a small porch recesses the front door for privacy outside. Drafting Cafe Architects has developed this ADU (and our other two submissions) in partnership with Seattle-based construction company Pro.com. Our partnership, along with the City of Seattle’s pre-approved plans program, will provide homeowners with the simplest turn-key approach to developing an ADU. Pricing, timeline, and all interior and exterior specifications will be professionally managed from start to finish. Project Narrative If we had to choose one word to describe The Medium Roast, it would be Comfortable. We used very prevalent dimensions for the interior spaces that feel very normal and not tight. The exterior materials are horizontal siding with wood shingle details that will feel comfortable to most owners. If going green is a priority, the bungalow has the ability to go fully electric – the water heater, mini split heating/cooling system, and kitchen range can all be specified as electric. No gas means no gas line plumbed from the house, thereby reducing overall cost as well. If built on a flat lot, the slab-on-grade construction will allow access for anyone with mobility constraints. Privacy is critical for an ADU and this design has one side with (almost) no windows in consideration of property line privacy. The Medium Roast will most likely be placed on site with the front door facing the main house to maximize privacy, and the blank wall along a neighboring property line. In terms of style, Drafting Cafe Architects will provide 2 additional exterior finish options to choose from - Modern and Farmhouse. For a sample of these styles please see “The Macchiato”

and “The Latte” ADU submissions. As a bonus, Drafting Cafe Architects will include 3 “on-trend” interior finish palettes for homeowners to select materials for the kitchen, bathroom, flooring etc. at no additional cost. Estimate of Cost The cost of construction for The Medium Roast starts at $213,000. If selected for the pre-approved plans program, our partnership with Seattle-based construction company Pro.com will allow us to fine-tune the construction cost of the ADU further and provide a streamlined delivery process. Pro.com is currently working with their vendors to negotiate reduced costs across the board, and we expect to have very competitive pricing for The Medium Roast. Drafting Cafe Architects will charge $995 for the plans. The plan set will include structural framing and the homeowner’s choice from one of three interior finish material packages. Foundation design will be handled per project at a discounted rate through Drafting Cafe. Any changes to the design will be billed at $95/hr.

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T: 510-251-2511F: 510-735-9797E: [email protected]

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The Medium RoastA 750 SF Craftsman style ADU

Designed By:

Drafting Cafe Architects925 4th AveSeattle, WA [email protected]

Project DescriptionAt 750 square feet, The Medium Roast leaves a lot of yard while maximizing investment. 2 bedrooms and one bath are a perfect match for most renters. The craftsman details make this little backyard bungalow seem like it has always been there. Inside, the modern kitchen and vaulted ceilings throughout the living areas open up the space. Privacy is important inside an outside an ADU. A small hallway hides the bedroom and bathroom doors inside, and a small porch recesses the front door for privacy outside.

Drafting Cafe Architects has developed this ADU (and our other two submissions) in partnership with Seattle-based construction company Pro.com. Our partnership, along with the City of Seattle’s pre-approved plans program, will provide homeowners with the simplest turn-key approach to developing an ADU. Pricing, timeline, and all interior and exterior specifications will be professionally managed from start to finish.

Project NarrativeIf we had to choose one word to describe The Medium Roast, it would be Comfortable. We used very prevalent dimensions for the interior spaces that feel very normal and not tight. The exterior materials are horizontal siding with wood shingle details that will feel comfortable to most owners. If going green is a priority, the bungalow has the ability to go fully electric – the water heater, mini split heating/cooling system, and kitchen range can all be specified as electric. No gas means no gas line plumbed from the house, thereby reducing overall cost as well. If built on a flat lot, the slab-on-grade construction will allow access for anyone with mobility constraints.

Privacy is critical for an ADU and this design has one side with (almost) no windows in consideration of property line privacy. The Medium Roast will most likely be placed on site with the front door facing the main house to maximize privacy, and the blank wall along a neighboring property line.

In terms of style, Drafting Cafe Architects will provide 2 additional exterior finish options to choose from - Modern and Farmhouse. For a sample of these styles please see “The Macchiato” and “The Latte” ADU submissions. As a bonus, Drafting Cafe Architects will include 3 “on-trend” interior finish palettes for homeowners to select materials for the kitchen, bathroom, flooring etc. at no additional cost.

Estimate of CostThe cost of construction for The Medium Roast starts at $213,000. If selected for the pre-approved plans program, our partnership with Seattle-based construction company Pro.com will allow us to fine-tune the construction cost of the ADU further and provide a streamlined delivery process. Pro.com is currently working with their vendors to negotiate reduced costs across the board, and we expect to have very competitive pricing for The Medium Roast.

Drafting Cafe Architects will charge $995 for the plans. The plan set will include structural framing and the homeowner’s choice from one of three interior finish material packages. Foundation design will be handled per project at a discounted rate through Drafting Cafe. Any changes to the design will be billed at $95/hr.

Proposed Floor Plan - Option 2 'The Medium Roast'1 750 S.F.

D/W

2

6

3

5

5

5

1

5

1

4

4

3

3

1

2

Living

10'-0"

Bedroom 1

Bath

18'-9

1/2

"

10'-0"

10'-5

"7'

-5"

2'-0"

10'-5

"

2'-0"10'-7"

Dining

Bedroom 2Cl.

Stor.

Cl.

10'-9"

Kitchen

Hall

5'-0" 3'-0"

8'-6"

6"

(Secure)(Utility)

2x6 Exterior Walls

Porch

3'-6

"6'

-9 1

/2"

30'-3

"

24'-9"

2/A1.1

3/A1

.1

6/A1

.1

5/A1.1

8'-0" CH

vaulted

8'-0" CH

8'-0" CH8'-0" CH

shower

3'x3'

REF.

line of roof above

2'-1

1"3'

-10

1/2"

3'-6 1/4"

4'-0

"3'

-0"

3'-6 1/4"

7'-2

1/2

"

tub

4'-8

1/2

"4'

-3 1

/2"

7

A1.1

vaulted

vaulted

line of soffitabove

Front ElevationScale: 1/4" = 1'-0"

2

124

F.F.0'-0"

Ceiling Height+8'-0"

Grade-0'-6"

Building Height+12'-6"

Horizontal Wood Siding

Wood Shingles

Painted 2x Barge Bd.

Craftsman StyleWood Columns

Conc. Patio

Painted Wood Windows

Side ElevationScale: 1/4" = 1'-0"

3

F.F.0'-0"


Grade-0'-6"



Composite shingle roof

Rear ElevationScale: 1/4" = 1'-0"

5

124

F.F.0'-0"


Grade-0'-6"



Wood ShinglesPainted 2x Barge Bd.


Side ElevationScale: 1/4" = 1'-0"

6

F.F.0'-0"


Grade-0'-6"



Painted 2x fascia


Craftsman Style Wood Columns

4:124:12

1'-0"1'-0"

1'-0

"1'

-0"

line of floor below

composite shingle roof

Proposed Roof Plan - Option 2 'The Medium Roast'4

PROPOSED WINDOW SCHEDULE

Id Label Qty. Operation Width Height Material Notes1 2 Bi-parting Casement 5'0" 4'0" wood

2 1 Bi-parting Casement 4'0" 4'0" wood

3 2 Casement 3'0" 4'0" wood

4 1 Bi-parting Casement 3'0" 3'0" wood

5 1 Casement 2'0" 2'0" wood

PROPOSED DOOR SCHEDULE ID Label Qty. Width Height Type Material Finish Notes

1 1 3'0" 6'8" Swing Simple wood


3 1 3'6" 6'8" Swing Bi-part wood

4 1 6'0" 6'8" Swing Bi-part wood


6 1 6'0" 6'8" Slider wood

F.F.0'-0"


Grade-0'-6"


Living Bedroom 2

124

124

Proposed Building Section7

Mechanical Notes

1. Tankless water heater to provide domestic hot water

2. Ductless mini-split air conditioning system to provide heating and cooling in each living area and bedroom.

Electrical Notes

1. Option to selet solar PV to reduce carbon footprint

2. Water heater and ductless mini-split to be electric.

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1. FOR GENERAL NOTES AND TYPICAL SYMBOLS DESCRIPTIONS, SEE S0 SERIES SHEETS.

2. FOR TYPICAL DETAILS SEE S1 SERIES SHEETS. DETAILS AND SCHEDULES INDICATED AS 'TYPICAL' MAY NOT BE SPECIFICALLY REFERENCED ON DRAWINGS. DETERMINE WHERE EACH TYPICAL DETAIL OR SCHEDULE APPLIES BEFORE PROCEEDING WITH WORK.

3. SEE ARCHITECTURAL DRAWINGS FOR CONCRETE SLAB ELEVATIONS, DEPRESSIONS, SLOPES, OPENINGS, CURBS, DRAINS, TRENCHES, SLAB EDGE LOCATIONS, ETC., AND FOR WALL OVERALL DIMENSIONS, LOCATIONS OF OPENINGS, ETC., NOT INDICATED ON STRUCTURAL DRAWINGS.4. VERIFY ALL DIMENSIONS WITH ARCHITECTURAL DRAWINGS PRIOR TO START OF WORK.

5. HOLDDOWN HARDWARE MUST BE SECURED IN PLACE PRIOR TO CALLING FOR FOUNDATION INSPECTION. WE SETTING ANCHORS IS PROHIBITED.

6. HOLDDOWN CONNECTOR BOLTS INTO WOOD FRAMING REQUIRE APPROVED PLATE WASHERS, AND HOLDDOWNS SHALL BE FINGER TIGHT AND 1/2 WRENCH TURN JUST PRIOR TO COVERING WALL FRAMING.

7. NO PENETRATIONS ARE ALLOWED THROUGH SHEAR WALL UNLESS SPECIFICALLY DETAILED ON THESE NOTES

8. FOR FOUNDATION/SOIL/DRAINAGE SPECIFICATION REFER TO SOIL GEOTECHNICAL REPORT PROVIDED.

9. FOUNDATION PLANS AND PERTINENT DETAILS SHALL BE REVIEWED AND APPROVED BY THE SOILS ENGINEER PRIOR TO ANY FOUNDATION WORK. SOIL REPORT SHALL BE TAKEN PRECEDENCE OVER STRUCTURAL NOTES AND DETAILS. SITE GRADING, SUBGRADE PREPARATION, EXCAVATION, AND PLACEMENT OF ENGINEERED FILL MATERIAL SHALL BE PERFORMED IN ACCORDANCE WITH THE SOIL REPORT AND GRADING PLANS. ALL EXCAVATION AND PLACEMENT OF ENGINEERED FILL SHOULD BE OBSERVED AND APPROVED BY THE SOILS ENGINEER BEFORE PLACEMENT OF REBAR.10. FLOOR SHEATHING SHALL BE 23/32'' APA RATED STRUCT-I-FLOOR T&G WITH MIN. SPAN RATING 24, BLOCKED UNDER ALL EDGES. PROVIDE 10d COMMON NAILS @ 6''o.c. EDGE NAILING (ALSO ON FLOOR BEAMS), 10d COMMON NAILS @ 4''o.c. BOUNDARY NAILING, AND 10d COMMON NAILS @ 10''o.c. FIELD NAILING. GLUE TO FLOOR JOISTS. INSTALL WITH FACE GRAIN PERPENDICULAR TO JOISTS.11. SURFACE OUTSIDE THE HOUSE NEEDS TO HAVE 5% SLOPE (UNPAVED SURFACE) & 2% SLOPE (PAVED SURFACE) AWAY FROM THE STRUCTURE.

12. PRESSURE TREATED WOOD AND HOT DIPPED GALVANIZED CONNECTORS SHALL BE USED FOR THE MEMBER EXPOSED TO WETHER CONDITIONS. HOT DIPPED GALVANIZED SHALL BE USED FOR ALL METAL CONNECTORS IN CONTACT WITH PRESSURE TREATED WOOD.13. SHEATH ALL EXTERIOR WALLS w/ 15/32'' STRUCT-I-4 PLYWOOD OR 5-PLY MINIMUM UNLESS NOTED OTHERWISE PER SHEAR WALL SCHEDULE. PLYWOOD NAILING SHALL BE AS FOLLOWS:

A. ALL EDGE NAILING (E.N) 10d@6"o.c.B. FIELD NAILING (F.N.) 10d@12" o.c.C. BLOCK ALL EDGES

14. REFERENCE ELEVATION TOP OF FLOOR BEAMS AND JOISTS SHALL BE PER ARCH'L U.N.O.

15. ALL POST TO BEAM AND BEAM TO POST SHALL BE CONNECT W/ PCZ/ EPCZ UNLESS NOTED OTHERWISE ON PLAN.

16. ALL OF THE BEAMS ARE FLUSH BEAM (NO DROPPED BEAM) UNLESS NOTED ON PLAN.

17. ROOF SHEATHING SHALL BE 15/32'' WITH A SPAN RATING OF 24/0, UNBLOCKED, w/ 10d COMMON NAILS @ 6''o.c. EDGE & BOUNDARY NAILING AND 10d COMMON NAILS @ 12''o.c. FIELD NAILING. INSTALL WITH FACE GRAIN PERPENDICULAR TO RAFTERS.

SYMBOL DESCRIPTIONS

SYMBOL DESCRIPTIONS

P1

INDICATES POST MARK

INDICATES SHEAR WALL

WB INDICATES WOOD BEAM

STRUCTURAL PLAN NOTES

INDICATES TYP. CONCRETE WALL FOUNDATION

HDU5INDICATE HOLD DOWN TYPE HDU5, SEE DETAIL 1/S1.04

4x4 DF. NO. 14x6 DF. NO. 16x6 DF. NO. 1

INDICATES WOOD SHEAR WALL MARKSEE 4/S1.01 FOR SHEARWALL SCHEDULE

INDICATES MINIMUM LENGTH OF SHEAR WALL

SW1(8'-0")

INDICATES SIDE OF WOOD SHEAR WALLSHEATHING TO BE NAILED

2x6 @ 24" o.c.

6x8

6x8

4x8

HDR

SW3

3'-8"SW

33'-8"

SW2

6'-0"

SW33'-3"

SW33'-7"

SW26'-0"

HDU14

HDU8

HDU5 HDU5 HDU5 HDU5

HDU5

HDU5

HDU8

HDU8

HDU8

2x8 @ 24" o.c.

SW3

3'-8"SW

33'-8"

SW2

6'-0"

SW33'-3"

SW33'-7"

SW26'-0"

HDU14

HDU8

HDU5 HDU5 HDU5 HDU5

HDU5

HDU5

HDU8

HDU8

HDU8

FOUNDATION PLAN1/4''=1'-0''

CEILING FRAMING1/4''=1'-0''

ROOF FRAMING1/4''=1'-0''

STUD WALL SCHEDULE

EXTERIOR WALLMAXHEIGHT

2x4@12''o.c.10'-0''

12'-0'' 2x6@12''o.c.

INTERIOR WALL

2x4@16''o.c.13'-0''

MAXHEIGHT

TYPICAL JOIST SCHEDULE

JOIST SIZEMARK

CJ1 2x6 @ 24'' o.c.

CJ2 2x8 @ 24'' o.c.

HANGER

LSU26

LSU28

UNLESS NOTED OTHERWISE ON PLAN

HANGER SCHEDULE

HANGERBEAM SIZE

OHU HANGER4X

3 1/2''x PSL HGU3.63-SDS

5 1/2''x PSL

7''x PSL

HGU5.5-SDS

HGU7.25-SDS

UNLESS NOTED OTHERWISE ON PLAN

6X OHU HANGER

INDICATES CEILING JOIST OR ROOF RAFTER

BEARING WALLSUPPORTING ROOF RAFTERS

BEARING WALLSUPPORTING ROOF RAFTERS

S1.058

TYP

S1.052

TYP

S1.058

TYP

S1.052

TYP

TYP

S1.053

TYP

S1.053

INDICATES 6" THICK STRUCTURAL SLAB ON GRADE WITH #4@ 12" O.C. REINFORCING STEEL EACH WAY OVER 2'' SAND/10MIL BARRIER /4'' DRAIN ROCK WITH NO FINES PER SOIL REPORT RECOMMENDATION. SEE ARCHITECTURALFOR EXTENT.SEE DETAIL 6/S1.04 FOR TYPICAL SLAB ON GRADE DETAILS.

TYP

S1.043

TYP

S1.043

S1.043

TYP

S1.043

TYP

TYP

S1.044

S1.045

TYP

SHEET: OF

AMCHECKED BY:

AMDRAWN BY:

FILENAME:

PROJECT:

DATE:

REVISIONS:

SHEETTITLE:

PRO

JEC

TTIT

LE:

STAMP:

2/14/2020

Ced

ar18

34 C

edar

St,

Berk

eley

, CA

947

03

PLANCHECKSUBMITTAL

3007 E 12th St,OAKLAND, CA 94601

(510) 251 - [email protected]

DRAFTING CAFE

S2.01

STRUCTURALPLAN

The Medium Roast · 2020. 4. 24. · The Medium Roast A 750 SF Craftsman style ADU Designed By:...

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