Elevations

[Tim Haley]

I posted the first pass on the elevations.   A couple of Notes below...

1. Just like we are restricted with the 1k s.f. we are also restricted to the 16' height (see dimensions on how this affects the building (and the other notes below)
2. I adjusted it to be an 11' ceiling instead of 12' but it will still work with a 12' - it just means a patio instead of a deck since the floor would lower by 12".
3. Per #2 above a Patio would actually be cheaper since you wouldn't need glass rails.
4. We could shorten the covered roof area of the Patio (though it is nice for both shade / solar gain for the structure + the roof) and that may allow the deck to be higher up.
5. Note that the 30% slope dictates the maximum slope we can have from one side of the structure to the other but it happens to be close to what you have in the field.
6. The Doors are 10ft tall
7. The Roof and Patio / Deck would be pitched 1/4" per 1ft. downhill for drainage purposes and this won't affect the 16ft height limit
8. Didn't know if you wanted sliders or fixed windows (or awning windows) for the clearstory windows.   Showing sliders (since the front also has sliders but we could mix - match them instead with awnings.   Thought operable windows would be nice though for cross ventilation.
9. I am not showing the stair to access the back side or up onto the roof per our discussion but you could build it easily
10. Since the slope and the height limit work out as drawn there isn't much option for a sub-floor / basement unless it is like the basements you see in the midwest where you have stairs going down.   This would save us $ though not having one but it mess up our idea for storage.   We could have a separate detached (prefabricated) shed and technically I think you are allowed 2 ADU's under the new CA law which WC also accepts I think if you wanted a permanent shed with an extra bedroom or studio.
11. If we do the 11ft ceilings with the raised deck then you would have a normal sub-floor
12. If you do a 12ft ceilings then I would suggest a slab on grade.
13. We will likely need a small retaining wall along the property on the back side but this would be easy to make and would be used to divert water around the structure.

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Hope all is well and just post if you have any questions or comments

[Tim Haley]

Hi John - see below per your previous two comments

1. Per our discussion - this should be considered afterwards when there is more flexibility
2. The roof overhang has been adjusted to 2ft minimum except were the roof steps down from one height to the other (so you can transition easier between them which is only 18"
3. Changed to Awning per our discussion
4. My suggestion would be all dropped roofs that act as patio overhangs to be solar panels with the rest (over the living space) which is higher being able to be walked on.   Remember we can use other options like a microwind turbine, geothermal, etc... to supplement the solar power.
5. See per #4 above but you can also split some of the upper roof for additional solar (if needed)
6. Per our discussion these will only complicate the permit and we should work on it afterwards
7. This we can show on the utility plan in the next phase of design development
8. Changed to cable rails
9. Adjusted to 12ft ceilings now (but what is governing overall is the 16ft height limit - see dimensions + the 30% maximum grade which is what I show).  Note the rear retaining wall is 4'-8" high with an additional 12" for a slab and additional 36" for a sub-floor - so I suggest we build this with a slab on grade.
10. Bedrooms can now be 10ft with 2ft available for drop downs in the ceiling with a 12ft ceiling in the center section.
11. I'll develop the site plan further after this phase - we do need the topography so see if we can get that from the Civil Engineer.
12. Suggest the Slab on grade since it is cheaper and has less of a retaining wall + there will be minimal storage under the patio deck (a concrete slab under the patio will complicate the permit process though so it should be done afterwards)
13. The current design is 14'-6" x 60' long so fairly sizable but we can make it even wider if needed.
14. In the next phase we'll do the Utility Plan and we'll show the W/D hookups in the pantry + closets (if we do it in the bathroom then it requires a dedicated alcove which wouldn't be as flexible as just putting a hookup in the closet then you or they can decide to have the machines there or not)

[John King]

Tim-

On #8, we are leaning to cable because we are assuming glass railings are price prohibitive, and we already know that glass is high-maintenance

[John King]

Tim-

To review and discuss:

1. Need to figure out the location of 150-200 SF of lighted, lockable storage with sheltered, integrated access to Villa and not interfering with best sightlines from Villa

2. Minimum roof overhang 2 FT

3. Operable clerestory windows that are motorized.

4. Solar coverage on @2/3 of the roof with a priority location given to sun exposure efficiency (probably Middle and North sections)

5. Roof deck access on @1/3 of the roof (probably South section)

6. Need to work-out stair access to the roof deck and hot tub without detracting from the private garden adjacent to Suite 2

7. Need to find a location for outdoor shower adjacent to the hot tub

8, Deck Railings to be metal and cable for maximum views

9. Adjust roof height outside to maximize great room ceiling hieght, but 11' is okay.

10. Consider bedroom suite height of 10' if can maintain greater hieght for great room

11. Need to work-out entry path and stair access to the front door around the private garden for Suite 1

12. Need to discuss the pros vs cons of raised floor vs on grade slab floor

13. Want entertaining area adjacent to the great room to be as large as possible, minimum 15' x 20'

14. Tina and I have been discussing if access to W/D in suites is best from the bathroom or the closet? If it is from the bath, it provides a place for linen shelving behind it in the closet; If from the closet, we could a) have a longer open wall for both towels and art decor, or b) fit the same shelving in the bathroom or a shallow cabinet.

Thanks, John