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TOWN OF LOS ALTOS HILLS December 9, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE WITH ATTACHED
CARPORT; LANDS OF PATMORE & ZARCONE; 27690 CENTRAL DRIVE;
#207-98-ZP-SD-GD.
FROM: Suzanne Davis, Associate Planner
APPROVED BY: Curtis S. Williams, Planning Dire&
RECOMMENDATION That the Planning Commission:
Approve the requested Site Development Permit for a new residence, subject to the
recommended conditions in Attachment 1.
CODE REQUIREMENTS
As required by Section 10-2.301 of the Site Development Ordinance, this application for
a new residence has been forwarded to the Planning Commission for review and
approval. -Criteria for review from the Site Development Ordinance include grading,
drainage, building siting, pathways, landscape screening and outdoor lighting. Zoning
Code review encompasses compliance with floor and development area requirements,
setbacks, height and parking.
BACKGROUND
The subject property is located at the end of Central Drive and was created as part of a
two lot subdivision that was approved by the Town in March 1969 and recorded in May
1971. The driveway from the end of the road to the lot will be within a 40 foot wide
access easement that runs through the adjacent property (Lands of Patmore).
The 40 foot wide access easement continues from the adjacent lot through the subject
property. The portion of the easement over the applicant's lot will be abandoned as it is
not needed to provide access to any other property. The slope density calculations are
based on the abandonment of the easement. A condition of approval has been included
requiring the abandonment process to be completed prior to issuance of any building
permits for the new residence. There is a 20 foot right-of-way along the easterly property
line for Central Drive that provides an emergency access connection from Central to
Moody Court. There is also a 10 foot wide public utility easement through the property.
The building site is flat while the remainder of the property drops off steeply, with
average slopes of 55% and greater. There are scattered oak and walnut trees in the
building area, with oak, pine and cedar trees on the periphery. Most neighboring
properties are developed with single family homes and related uses; one adjacent lot to
Planning Commission
Lands of Patmore&Zarcone
December 9, 1998
Page 2
the south is undeveloped. Properties in the vicinity of the project site are generally larger
than one acre, and the existing homes are spaced well apart.
DISCUSSION
Site Data
Net Lot Area: 2.81 acres
Average Slope: 22.9% for .90 acres
55% for 1.91 acres
Lot Unit Factor: .71
Floor and Development Area
Area Maximum Proposed Existing Increase Left
Development 7,056 6,949 -0- +6,949 +107
Floor 4,000 3,551 -0- +3,551 +449
Site and Architecture
The applicant is requesting approval of a site development permit for a new 3,551 square
foot residence, including an attached two-car carport, studio, and storage area. The house
has been sited on a flat pad, except for one corner which would extend out where the
terrain begins to drop off. The building site is a significant distance from surrounding
homes. The proposed residence is one-story, with a sloping roof over the central living
areas that extends up with clerestory windows for additional light (see sheet A-3 of the
development plans).
Proposed exterior materials would consist of cement and stucco siding, wood trim,
aluminum clad windows and a flat standing seam metal roof. There is good separation
from surrounding homes, leaving adequate space for landscape screening around the new
residence. The applicants are proposing to use straw bale construction for the house,
which is more energy efficient than standard construction. Information on this type of
construction has been included for the Commission's information (Attachment 7).
The maximum height of the new residence would be 191/2 feet as measured from the
building pad. This is the high point of the angled roof; the bulk of the house would be
lower. Design elements that have been used to reduce the bulk and mass of the house
include a trellis, window detailing, roof overhangs, the lower height, and more than the
minimum setbacks on all sides. The house size is also relatively small. As stated in the
Design Guidelines, greater setbacks and a mix of exterior materials can help reduce bulk
and mass. The color palette and materials would help blend the house with its
surroundings. Staff will review proposed exterior colors for conformance with the
Town's adopted color board, prior to acceptance of plans for building plan check. The
Planning Commission
Lands of Patmore&Zarcone
December 9, 1998
Page 3
Environmental Design & Protection Committee commented that exterior colors will be
important as the house will be visible from some outlying locations.
The use of metal roofs has'been of concern to the Commission, and on occasion to
neighbors. The use of a medium gray color is consistent with the Town's color policy,
and provided that the material is not highly reflective, staff does not have any concerns
about the metal roofing. The project architect has indicated that there is a matte finish on
the zinc roofing, and that it would not have a high reflectivity. A sample of the roofing
will be available at the meeting. The house would be a good distance from neighbors,
and is to be built in a fairly secluded location.
Carport
The proposed carport is partially open on the two ends. A low wall at the back and gates
across the front would screen the interior, while still allowing an open look. The carport
has been counted as floor area since it is not completely open on at least two sides. The
applicants prefer this design to an enclosed garage. There is a pending Zoning Ordinance
amendment that would require all new residences to have at least a two-car garage. The
code amendment has not yet been adopted by the Council. Staff believes that the
proposed carport meets the intent of the proposed ordinance, and it has not been proposed
in order to save floor area for another use.
Lighting
Locations of proposed outdoor lighting are shown on the floor plans. Staff recommends
approval as proposed by the applicant. Fixtures would all be recessed or down directed
so that the light source would not be seen. Lighting specifications will be required to be
submitted prior to acceptance of plans for building plan check (condition #8). No
skylights are proposed. The standard skylight condition has been included in case the
applicants decide to add any skylights in the future.
Trees &Landscaping
There are several existing trees in the building area, including walnut, pine and oak. The
house has been designed to retain the trees which will provide some initial screening.
One walnut tree is shown to be removed. New landscaping will be needed around the
new residence to screen and soften the structure. The landscape plan will be reviewed at
a site development hearing once the house is framed. Any mitigation landscaping will be
required to be planted prior to final inspection. The Environmental Design & Protection -
Committee recommends use of native plantings, particularly oaks as they are indigenous
to the area. The EDP Committee commented that the oaks on the site should be saved
and protected during construction (see Attachment 4). The applicants do not intend to
remove any oaks. Condition#4 requires protective tree fencing during construction.
•
Planning Commission
Lands of Patmore&Zarcone
December 9, 1998
Page 4
Driveway & Parking
The two spaces in the carport and two uncovered spaces provide a total of four on-site
parking spaces as required by the Zoning Ordinance. The carport entry would not be seen
from off the site. The driveway will be 14 feet wide as required by the Fire Department.
An emergency vehicle turnaround has also been provided since the driveway length
would exceed 150 feet. The fire turnaround and backup area has been kept out of the
setbacks.
Grading &Drainage
The Engineering Department has reviewed the plans and has recommended conditions of
approval as specified in Attachment 1. Grading volumes would be 130 cubic yards of cut
and 25 cubic yards of fill for the house, and 225 cubic yards of cut for the driveway. The
330 cubic yards of excess material is to be hauled off the site. The plans are in general
conformance with the Town's grading policy, with three feet maximum between the
finished floor and the natural grade except at one corner of the house. The northeasterly
corner of the house would extend out where the slope drops off (see southeast elevation,
sheet A-3 of the development plans). The foundation wall would be about six feet at the
corner. Staff discussed methods for pulling the house back from this slope with the
applicants and-their architect. Shifting the house would require the removal of another
walnut tree which the owners would like to retain. The foundation wall is short (18 feet
in length) and would not be visible from off the site due to the proximity of several oak
trees on the slope. The wall would have a painted stucco finish so that it would blend
with the rest of the house and the site. Even with the foundation wall, the house is very
low and has an angled roof, so there is not a multi-story affect. The area that deviates
from the grading policy is very small and staff recommends that the Planning
Commission approve the project as proposed.
Drainage would be primarily sheet flow, with a piped system around the house. The
water around the house is to be collected through a series of catch basins, and released on
the slope below. An energy in an energy dissipater at the release point would slow the
water and prevent erosion.
A final grading and drainage plan that has been stamped and signed by the project
engineer will be required to be submitted prior to acceptance of plansfor building plan
check (condition #13). The "as-built" drainage and grading will be inspected by the
Engineering Department, and any deficiencies will be required to be corrected prior to
final inspection. A private septic system will be used for sewage disposal. A condition
has been included requiring the Santa Clara County Health Department to issue a permit
prior to issuance of any building permits for the project.
Conservation Easement
The General Plan Land Use Element includes a policy that land with slopes, canyons and
ravines generally in excess of 30% shall be kept free of structures and left in a natural
condition. Condition #22 requires a conservation easement to be granted over areas on
Planning Commission
Lands of Patmore&Zarcone
December 9, 1998
Page 5
the site with slopes exceeding 30%. It is suggested that the conservation easement begin
at the 740' contour and run down to the Central Drive right-of-way.
Geotechnical Review
The To-wn's geotechnical consultant, Cotton, Shires & Associates, has reviewed the plans
and geotechnical report and has visited the site. The recommendation for approval of the
project is subject to conditions (see Attachment 2). Evaluation of the proposed drainage
will be required before plans are accepted for building plan check. Condition #12
includes the recommendations of the Town Geologist.
Fire Department Review
In addition to the requirement for a 14 foot wide driveway, the Santa Clara County Fire
Department has requested that the property address be clearly visible from the street. The
Fire Department notes that the closest hydrant is too far from the property and a new
hydrant will be required. Because of the distance the house would be from the main road,
a residential fire sprinkler system will also be required. The turnaround shown on the site
development plan has been approved by the Fire Department. The Fire Department's
recommended conditions are included in Attachment 1.
Other Plan Review Comments
The Pathways Committee has no request for pathway improvements or easements (see
Attachment 5). Since no pathway improvements are required and a new residence is
proposed, a pathway fee has been requested pursuant to Section 10-2.608 of the Site
Development Ordinance. The fee of$7.00 per linear foot of the average width of the lot
will provide for future path improvements in the Town (condition#11).
The Environmental Design Committee comments were discussed previously in the
architecture & site and trees and landscape sections of this report (see Attachment 4).
Staff is available to answer any questions from the Commission or the public.
•
Planning Commission
Lands of Patmore&Zarcone
December 9, 1998
Page 6
ATTACHMENTS
1. Recommended conditions of approval
2. .Letter from Cotton, Shires & Associates dated October 27, 1998 (three pages)
3. Santa Clara County Fire Department recommendations dated October 15, 1998
(two pages)
4. Environmental Design & Protection Committee evaluation, received December 2,
1998 (one page)
5. Pathway Committee recommendation dated October 26, 1998 (one page)
6. Worksheet#2
7. Information on straw bale construction
8. Development plans: site, floor and roof plans, elevations and sections (six sheets)
cc: David Patmore &Julia Zarcone
27650 Central Drive
Los Altos Hills, CA 94022
Andrea Traber
Van Der Ryn Architects
245 Gate Five Road
Sausalito, CA 94965
Susan Roberts
Giuliani &Kull, Inc.
4880 Stevens Creek Boulevard, Suite 205
San Jose, CA 95129
•
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A NEW RESIDENCE
LANDS OF PATMORE & ZARCONE - 27690 CENTRAL DRIVE
File#207-98-ZP-SD
A. PLANNING DEPARTMENT:
1. Any changes or modifications to the approved plans shall be approved by
the Planning Director or the Planning Commission, depending upon the
scope of the changes.
2. Subsequent to final framing, a landscape screening and erosion control
plan shall be reviewed by the Site Development Committee. Particular
attention shall be given to plantings which will be adequate to break up the
view of the new residence from surrounding properties. -All landscaping
required for screening purposes or for erosion,control (as determined by
the City Engineer) must be installed prior to final inspection, unless the
Planning Director finds that unusual circumstances, such as weather or site
conditions, require that planting be delayed. In those instances, a deposit
of an amount equal to the cost of landscape materials and installation, to
the satisfaction of the Planning Director, shall be submitted to the Town.
Landscaping shall in any event be installed not later than six months after
final inspection, or the deposit will be forfeited.
3. A landscape maintenance deposit (or certificate of deposit), equal to the
cost of materials and installation for all landscaping required for screening
purposes or for erosion control (as determined by the City Engineer), but
not to exceed $5,000, shall be posted prior to final inspection. An
inspection of the landscape to ensure adequate establishment and
maintenance shall be made two years after installation. The deposit will
be released at that time if the plantings remain viable.
4. Any significant trees shall be fenced. at the dripline, prior to
commencement of any grading or construction. The fencing shall be of a
material and structure to clearly delineate the driplines. Town staff must
inspect and approve the fencing prior to issuance of any building permits.
The fencing must remain throughout the course of construction. No
storage of equipment, vehicles or debris shall be allowed within the_
- dripline of the fenced trees.
5. Skylights, if utilized, shall be designed and constructed to reduce emitted
light. Glass shall be bronze or other tint and the skylights shall be flat, not
pop-up or bubble type. No lighting may be placed within the skylight
wells.
Recommended Conditions •
Lands of Patmore&Zarcone
Page 8
6. Fire retardant roofing is required for the new residence.
7. Paint colors shall be chosen by the applicant and approved by staff in
conformance with the Town's adopted color board, and shall exhibit a
light reflectivity value of 50 or less. Roofs shall use materials which have
a light reflectivity value of 40 or less. White trim area shall be minimized,
particularly on large surfaces such as garage and other doors, columns,
railings, and trellises. A color sample shall be submitted to the Planning
Department for approval prior to acceptance of plans for building plan
check. All applicable structures shall be painted in conformance with the
approved color(s)prior to final inspection.
8. At the time of foundation inspection, the location, and elevation of the
new residence shall be certified in writing by a registered civil engineer or
licensed land surveyor as being in/at the approved location and elevation
shown on the approved site development plan. At the time of framing, the
height of the structure shall be similarly certified as being at the height
shown on the approved site development plan. The hardscape and
driveway locations shall also be certified at time of installation.
9. Outdoor lighting is approved as shown on the plans. Any changes to the
approved lighting plan are subject to approval by the Planning
Department, prior to installation. Lighting specifications shall be
submitted for Planning Department approval prior to acceptance of plans
for building plan check. Lighting shall be down shielded, low wattage,
shall not encroach or reflect on adjacent properties, and the source of the
lighting shall not be visible from off the site. No lighting may be placed
within setbacks unless it can be demonstrated that it is needed for safety.
10. A disclosure statement shall be recorded stating that the development area
established by the approval of this permit is close to the maximum level of
development allowed by the Town. The disclosure statement will be
prepared by the Planning Department and shall be signed and notarized by -
the property owners prior to acceptance of plans for building plan check.
11. A pathway fee ($7.00 x average lot width) shall be paid to the Town, prior
to acceptance of plans for building plan check.
•
Recommended Conditions
Lands of Patmore&Zarcone
Page 9
B. ENGINEERING DEPARTMENT:
12. As recommended by Cotton, Shires & Associates in their report dated
October 27, 1998, the applicant shall comply with the following:
a. The project geotechnical consultant review and approve all
geotechnical aspects of the project, including the location of the
energy dissipater, and shall summarize the results of their plan
review in a letter to be submitted to the Town,prior to acceptance
of plans for building plan check.
b. The project geotechnical consultant shall describe the results of
inspections and as-built conditions of the project in a letter to be
submitted to the Town Engineering Department prior to final
inspection.
For further details on the above requirements, please reference the letter
from Cotton, Shires &Associates dated October 27, 1998.
13. The site drainage associated with the proposed development must be
designed as surface flow wherever possible to avoid concentration of the
runoff. The proposed drainage shall be designed to maintain the existing
flow patterns. A stamped and signed grading and drainage plan and a
stamped and signed topographic survey shall be submitted prior to
acceptance of plans for building plan check. Final grading and drainage
plan shall be reviewed and approved by the Engineering Department, and
any deficiencies corrected to the satisfaction of the Engineering
Department prior to final inspection. A letter shall be submitted from the
project engineer stating that the drainage improvements were installed as
shown on the approved plans and in accordance with their
recommendations prior to final inspection.
14. Any, and all, changes to the approved grading and drainage plan shall be
submitted as revisions from the project engineer and shall first be
approved by the Town Engineering Department. No grading shall take
place during the grading moratorium (November 1 to April 1) except with
prior approval from the City Engineer. No grading shall take place within
ten feet of any property line except to allow for the construction of the
driveway access.
15. All public utility services serving this property shall be placed
underground.
16. An erosion and sediment control plan shall be submitted for review and
approval by the Engineering Department prior to acceptance of plans for
building plan check. The contractor and the property owner shall comply
with all appropriate requirements of the Town's NPDES permit relative to
•
•
Recommended Conditions
Lands of Patmore&Zarcone
Page 10
grading and erosion/sediment control. The first 100 feet of the driveway
shall be rocked during construction and all cut and fill slopes shall be
protected from erosion. All areas on the site that have the native soil
disturbed shall be protected for erosion control during the rainy season and
shall be replanted prior to final inspection.
17. Two copies of a grading and construction operation plan shall- be
submitted by the property owner for review and approval by the City
Engineer and Planning Director prior to acceptance of plans for building
plan check. The grading/construction plan shall address truck traffic
issues regarding dust, noise, and vehicular and pedestrian traffic safety on
Central Drive and surrounding roadways; storage of construction
materials; placement of sanitary facilities; clean-up area; parking for
construction vehicles; and parking for construction personnel. A debris
box (trash dumpster) shall be placed on site for collection of construction
debris unless staff determines that the box is not necessary. Arrangements
must be made with the Los Altos Garbage Company for the debris box,
since they have a franchise with the Town and no other hauler is allowed
within the Town limits.
18. The property owner shall inform the Town of any damage and shall repair
any damage caused by the construction of the project to pathways, private
driveways, and public and private roadways, prior to final inspection and
release of occupancy permits and shall provide the Town with
photographs of the existing conditions of the roadways and pathways prior
to acceptance of plans for building plan check.
19. The driveway shall be fully constructed and shall be roughened where the
pathway intersects, to the satisfaction of the City Engineer, prior to final
inspection.
20. A permit shall be obtained from the Santa Clara County Health
Department, prior to acceptance of plans for building plan check, and all
conditions of the Health Department shall be met prior to final inspection.
2L The property owner shall obtain a quitclaim for the 40 foot wide access
easement over the southeasterly portion of the property, and shall submit a
copy of the recorded document to the Town prior to acceptance of plans
for building plan check.
22. The property owner shall grant a conservation easement over the portions
of the property where the slope exceeds 30%, starting at the 740' contour
and extending down to the property line. Legal description and plat
exhibits prepared by a licensed land surveyor shall be submitted, and the
Town will prepare the grant document. The grant document shall be
signed and notarized by the property owner and returned to the Town,
prior to acceptance of plans for building plan check.
Recommended Conditions
Lands of Patmore&Zarcone
Page 11
C. FIRE DEPARTMENT
23. The property address shall be placed on the property so that it is clearly
visible and legible from Central Drive. The address numbers shall contrast
with the background color and shall be a minimum of four inches high.
24. The driveway shall be a minimum of 14 feet wide, shall have an
unobstructed vertical clearance of 13 feet six inches, shall have an all
weather surface that is designed and maintained to support the imposed
loads of fire apparatus (40,000 pounds) and the gradient shall not exceed
15%.
25. An automatic residential fire sprinkler system approved by the Santa Clara
County Fire Department shall be included in the new residence. The
details of the sprinkler system shall be included with construction plans.
The plans shall be submitted to the Town and shall be approved by the
Fire Department,prior to acceptance of plans for building plan check, and
the sprinklers shall be inspected and approved by the Fire Department,
prior to final inspection. The applicant may install a fire hydrant in lieu of
fire sprinklers, subject to the approval of the Fire Department.
Upon completion of the construction, a final inspection shall be required to be set with
the Planning and Engineering Departments two weeks prior to final building inspection
approval.
CONDITION NUMBERS 7, 9, 10, 11, 12a, 13, 16, 17, 18, 20, 21, 22 AND 25 SHALL
BE COMPLETED AND SIGNED OFF BY THE PLANNING DIRECTOR AND
THE CITY ENGINEER PRIOR TO ACCEPTANCE OF CONSTRUCTION
PLANS FOR PLAN CHECK BY THE BUILDING DEPARTMENT.
Protective tree fencing shall be in place and shall be inspected by the Planning
Department prior to issuance of any building permits.
Properties residing within the Los Altos School District boundaries must pay School
District fees before receiving their building permit from Los Altos Hills. The
applicant must take a copy of Worksheet#2 to both the elementary and high school
district offices, pay the appropriate fees and provide the Town with a copy of their
receipts. _
NOTE: The Site Development permit is valid for one year from the approval date (until
December 9, 1999). All required building permits must be obtained within that year and
work on items not requiring a building permit shall be commenced within one year and
completed within two years.
ATTACHMENT 2-
COTTON, SHIRES & ASSOCIATES, INC.
CONSULTING ENGINEERS AND GEOLOGISTS
October 27, 1998
L3298
TO: Suzanne Davis RECEIVED
Associate Planner -
TOWN OF LOS ALTOS HILLS Q C�' 8 9998
26379 Fremont Road
Los Altos Hills, California 94022 TOWN OF LOS ALTOS HILLS
SUBJECT: Geotechnical Review
RE: Patmore,New Residence
27690 Central Drive
File #207-098-ZP-SD-GD
At your request, we have completed a geotechnical review of the permit
applications for site residential development using:
• Geotechnical Investigation (report) prepared by Cleary
Consultants, dated June 23, 1998; and
• Site Development Plan (2 sheets) prepared by Giuliani & Kull, •
dated September 1, 1998.
In additional,we have performed a recent site inspection and reviewed pertinent
technical documents from our office files.
DISCUSSION
The applicant proposes to construct a single-family residence, garage and septic
leachfield system at-the subject property. A new paved driveway would be extended
from an existing driveway to provide access to the residence.
SITE CONDITIONS
The building site is located at the nose of a ridge crest on a relatively level,
previously graded, combination cut and fill pad. Fill slopes around the southern
perimeter of the pad are very steep (55 percent inclination), and native slopes downhill
of the fill prism are also very steep (63 percent inclination). Near the eastern edge of the
proposed residence, cracking near the crest of the fill slope was identified by the Project
Geotechnical Consultant. We noted topographic irregularities in the slope below the fill
prism in this area suggesting a possible old landslide feature. Drainage appears to be
characterized by sheetflow to the south. _In the vicinity of the proposed house site, surficial materials consist of
approximately 1 to 7 feet of sandy clay (artificial fill). Surficial materials are underlain,
at depth, by greenstone bedrock of the Franciscan Complex. A mapped trace of the
potentially active Berrocal fault is located approximately 500 feet north of the site.
Northern California Office Southern California Office
330 Village Lane 5245 Avenida Encinas • Suite A
Los Gatos,CA 95030-7218 Carlsbad,CA 92008-4374
(408)354-5542 • Fax(408)354-1852 (760)931-2700 •Fax(760)931-1020
e-mail:1osa@csa2eo.com e-mail:carl@csageo.com
Suzanne Davis October 27, 1998
Paget L3298
CONCLUSIONS AND RECOMMENDED ACTION
A significant constraint to site development is the presence of existing fill
materials which do not meet current engineering standards. To mitigate existing fill
material conditions, the Project Geotechnical Consultant has recommended utilization of
a pier supported foundation for the residence. The foundation is to be designed as a
"stitch pier" wall along the eastern side of the structure. We understand that the
position of septic leachfield lines are also to be modified (as necessary) to avoid areas
of existing fill.
The applicant should be aware that while proposed foundation design criteria
are intended to provide adequate foundation support for the residence, the potential
exists that slope materials may eventually creep or fail away from the foundation piers
near the eastern portion of the residence. Additional measures should be considered to
address this condition such as full reconstruction of the portion of the perimeter fill
prism which displays ground cracking, or establishment of an adequate building setback
from the area of potential instability. We recommend that the applicant discuss these
alternatives with the Project Geotechnical Consultant.
With due consideration of the above noted items, we find the basic project
design to be geotechnically feasible. Regarding details of site drainage design, the
currently depicted energy dissipater should be relocated so that it does not discharge on
the slope to the east of the residence. This aspect of project drainage design should be
evaluated by the Project Geotechnical Consultant. Prior to issuance of permits for •
project construction,we recommend that Item 1 below be satisfactorily completed.
1. Geotechnical Plan Review - The applicant's geotechnical
consultant shall review and approve all geotechnical aspects of
the project building and grading plans (i.e., site preparation and
grading, site drainage improvements and design parameters for
foundations, retaining walls and driveway) to ensure that his
recommendations have been- properly incorporated. The
consultant should verify that the drainage energy dissipater is
satisfactorily relocated from the initially proposed location east
of the residence.
The results of the plan review should be summarized by the
geotechnical consultant in a letter and submitted to the Town
Engineer for review and approval prior to issuance of building
permits. - -
2. Geotechnical Field Inspection-The geotechnical consultant shall
inspect, test (as needed), and approve all geotechnical aspects of
the project construction. The inspections should include, but not
necessarily be limited to: site preparation and grading, site
surface and subsurface drainage improvements, and excavations -
for foundations and retaining walls prior to the placement of steel
and concrete.
COTTON, SHIRES& ASSOCIATES, INC.
•
Suzanne Davis October 27, 1998
Page 3 L3298
The results of these inspections and the as-built conditions of the
project shall be described by the geotechnical consultant in a letter
and submitted to the Town Engineer for review prior to final (as-
built) project approval.
This review has been performed to provide technical advice to assist the Town
with discretionary permit decisions. Our services have been limited to review of the
documents previously identified, and a visual review of the property. Our opinions and
conclusions are made in accordance with generally accepted principles and practices of
the geotechnical profession. This warranty is in lieu of all other warranties, either
expressed or implied.
Respectfully submitted,
COTTON, SHIRES AND ASSOCIATES,INC.
TOWN GEOTECHNICAL CONSULTANT
Ted Sayre
Senior Engineering Geologist
CEG 1795
Patrick O. Shires
Principal Geotechnical Engineer
GE 770
POS:TS:rb
COTTON, SHIRES & ASSOCIATES, INC.
ATTACH M E SIT 3
0--A .A cow EIRE DEPARTMENT
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`A SANTA CLARA COUNTY
CONTROL NUMBER-jFIR
���*
14700 Winchester Blvd., Los Gatos, CA 95032-1818 BLDGPERMIT NUMBER
COURTESY 8 SERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax) 9 8-2 8 4 5
PLAN REVIEW NUMBER p ��77 c
FILE NUMBER 207-98-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT -
Review of proposed new 3,551 square foot singjk.ta+eveodence.
• OCT2 3 1998
TOWN OF LOS ALTOS HILLS
1 Review of this Developmental proposal is limited to acceptability of site access
and water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with
adopted model codes. Prior to performing any work the applicant shall apply to
the Building Department for applicable construction permits.
2 Building Code Review: Review of these plans is for Developmental criteria
only and shall not be construed as a substitute for Building Code review. A
formal review for compliance with building and fire codes will be conducted
upon receipt of a plan submittal and Building Permit Application from the
local building department having jurisdiction.
vFC - 3 Required Fire Flow: Required fire flow for this project is 1000 GPM at 20 psi
Appendix
III-A residual pressure. The required fire flow is not (*) available from area water
mains and fire hydrant(s) which are spaced at the required spacing.
* Existing hydrant is too far away from site.
UFC 4 Required Fire Flow Option (Single Family Dwellings): Provide required fire
903.2 flow from fire hydrants spaced at a maximum of 500 feet OR Provide an
approved fire sprinkler system throughout all portions of the building. The
- fire sprinkler system shall conform to National Fire Protection Association
Standard #13D, 1994 Edition, and local ordinance requirements. (*)
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH 0 0 0 0 0 VAN DER RYN ARCHITECTS 10/15/98 1
OF 2
SECJFLOOR AREA LOAD DESCRIPTION BY
Residential Development Hokanson, Wayne
NAME OF PROJECT LOCATION
SFR - 27690 Central Dr
A California Fire Protection District seruing Santa Clara County and the communities of
Campbell, Cupertino. Los Altos, Los Altos Hills, Los Gatos, Monte Sereno. Morgan Hill, and Saratoga
i
<st-c �A °°6FIRE DEPARTMENT
s. ._...,,4„2,21
CONTROL NUMBER
e
IRE "� SANTA CLARA COUNTY
�_
��.•�� 14700 Winchester Blvd., Los Gatos, CA 95032-1818 BLDG PERMIT NUMBER
COURTESY85ERVICE (408) 378-4010 (phone) •• (408) 378-9342 (fax) 98-2845
PLAN REVIEW NUMBER n
FILE NUMBER 207-98-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT - . . .
•
UFC 5 Public Fire Hydrant(s) Required: Provide 1 public fire hydrant(s) at location(s)
- 903.2
to be determined jointly by the Fire Department and the Purissima Hills Water
District. Maximum hydrant spacing shall be 500 feet, with a minimum single
hydrant flow of 1,000 GPM at 20 psi, residual. Prior to design, the project civil
engineer shall meet with the fire department water supply officer to jointly spot
the hydrant locations.
UFC 6 Fire Department (Engine) Driveway Turn-around Required: Provide an
902.2.2.4
approved fire department engine driveway turnaround with a minimum
radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire
Department Standard Details and Specifications D-1. (Please provide written
verification that the intent of the "grass ring pavers" is to be defined as the fire
department turn-around).
•
•
(*) Comply with NFPA 13d, 1994 edition, and this department's standard &
detail V-1 relative to fire sprinkler design (See attached).
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH ❑ El 0 ❑ 0 VAN DER RYN ARCHITECTS 10/15/98 2 DF 2
SECJFLOOR AREA LOAD DESCRIPTION BY
Residential Development Hokanson, Wayne
NAME OF PROJECT LOCATION
SFR 27690 Central Dr
A California Fire Protection District serving Santa Clara County and the communities of
•
Campbell, Cupertino. Los Altos. Los Altos Hills. Los Gatos, Monte Sereno. Morgan Hill. and Saratoga
ENVIRONMENTAL DESIGN COMMITTEE
NEW RESIDENCE EVALUATION
Applicant's Name: / , l Gp` (
Address: d- 2
Reviewed by: 1/79-/C 7 Date: l
Existing Trees: (Comment on size, type, condition, location with respect to building
site. Recommended protection during construction.)
5-40 c
Proposed Grading: (Impst on w water table, nearby vegetation. Erosion potential. All
grading at least 10' from property line?)
•
Creeks and drainage: (Should a conservation easement be recommended? Sufficient
space between house and conservation easement for circulation. Will
construction impact wildlife migration (bridges, fences)? Is there a
need for removal of invasive species?)
• Siting_: (View impact: ridgeline, across valley, on neighbors. Will driveway
impact neighbors' privacy (lights, noise)? Recommended mitigation
(height, color, landscape).) _
S / � 's
cr /,71t— r •
Other Comments: =/ 7r 4
L,( OF a h - Vp I.kiTh'rk3 s cO ►r)meind Q Ck_ -
NOV-19-98 THU 05 : 18 PM HAROLD KING 4159485384 P. 02:.ATTACHME T 5,
RECEIVED
MINUTES OF THE LAH PATHWAYS, Nov 7 I!
PARKS & RECREATION COMMITTEE MEETING
1*N
EE NG
WN OFLOSfi,tCi
lias
October 26, 1998
Roll Call: Present: Diane Barrager, Les Earnest, Harry Emerzian, Sylvia Jensen, Bob Stutz, Scott
Vanderlip. Absent: None. Also in attendance: Jim Rasp, Public Works Director, and Elaine Lubich
Minutes: September minutes approved.
Announcements:
Pathway inspection walk is scheduled for Saturday, Nov. 21 at.10:30. Meet at Town Hall.
1 .
Next Pathways Committee meeting is scheduled for Monday, Nov. 23 at 7:30 pm.
Planning Commission liaison for Nov. 11—Diane Barrager: for Nov.. 25—Bob Stutz..
Council meeting liaisons: Nov. 4 - Scott Vanderlip; Nov. 18 - Bob Stutz and Harry Emerzian
Betsy Bertram has resigned from Pathway Committee. _ .
NEW BUSINESS:
27161 Fremont Rd., Lands of Blair; Construct Il-B path at least five feet from edge of pavement, with
plantings in median.
. 27650 Central Dr., Lands of Patmore and Zarcone; No request _
. , 12816 El Monte Ave., Lands of St. Nicholas School; Clear vegetation from existing sidewalk; Extend
existing asphalt path to Voorhees.
13620 Roble Alto Court, Lands of Hsu; Grant pathway easement over conservation easement so path -
can be built a safe distance from top of steep slope.
Committee reviewed letter addressed to City Manager regarding path along the Bitunann property on
Manuella. This is not a pathway committee issue but should be handled by the Engineering Department.
Joint Cities Ped/Bicycle Coordinator proposal: Scott Vanderlip reported that $5,000 funding is _
available each year from Valley Transportation Authority (VTA). Committee will come up with
funding suggestions, and then submit to VTA.
Circulation and Scenic Roadways Element: Committee reviewed and recommended changes to Les
Earnest's responses regarding pathways only. Les will submit to Curtis Williams.
Submitted by Sylvia Jensen
a / rlfi'Y�ii'��
TOWN OF LOS ALTOS HILLS
26379 Fremont Road • Los Altos Hills,California 94022 • (415)941-.z22 • FAX(415)941-3160
PLANNING DEP
WORKSHEET #2 •
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
-PROPERTY OWNER'S NAME ,PAo o e_ Z erCo nc-
PROPERTY ADDRESS 2...7690 OSV 132i4'L. 022--
CALCULATED BY ltk Kms, - DATE -F/a i /g
1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing Proposed Total •
(Additions or Deletions)
A. House and Garage (from Part B) 3,005 ro 5 oK.
B. g CA11.12,64 PCA.41,o `se O . 4 620
C. Driveway and Parking /
(Measured 100' along centerline) - Zs • a�5L/
D. .Pans and Walkways (+-r-nt") 5D .:3-0 •
E. Tennis Court
F. Pool and Decking •
G. Accessory Buildings (from Part B)
•
H. Any other coverage
TOTALS .-E>- 9 6 1'9
•
Maximum Development Area Allowed - MDA (from Worksheet #1)
2. FLOOR AREA (SQUAREFOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage
a. 1st Floor 2co J3 a(0673
3
b. 2nd Floor
c. Attic and Basement
d_ Garage C ca rpo r{-) 5e 5yG .
B. Accessory Buildings
a. 1st Floor 3/Z.
b. 2nd Floor -
c. Attic and Basement
TOTALS a;;-- 3,551. 3.51
Maximum Floor Area Allowed - MFA (from Worksheet #1) L41.1-0-0
TOWN USE ONLY CHECKED BY .1 1 VlVLF- C)a&A t DATE 9 23I 98
Revised 12/09/93 LRL MAC HD/ORICINALS/PLANNING/worksheet!12
„r�$7 au .d., ;.,•. . „ ,.,E v Hai' 1- a • >t i , v
A � L bs
4r'�l�,r, ,----,r.:-Ars.ris :x.pi t 1 4r .c .4 -;. 'r Z ,- `,11..xf\.4 • - ..
� r �ttly s+ -i\,� •S1'A .. l• ,f ftr. 4 F t-
T�,.+`r..'� �s fi`i.,�?�} ,r .3, L -i h ;ill
„� li; cry,; \XI1C 11 Sea Ic's1 \\'1111 I)1:1St el' I)I” it II«I1. .I
h
t\ k••* e�,e',i1 i•- c y {T � .y 34,,L a;;tr )-lix)t-thick straw-bale wall h:l, :In
t; s � # . \`.,`ti r •,r - R-value of almost 50!
}
P\, °s d Stlaw bales are also fast and easy to
t � .+' -,i11:,;,..;',;:-:;...;,'-,--`,-_-�� r.� ),4'.1,-„z•£ build with: they're earthquake, termite,
_ I ) ;;;; }fi' , '+•v i ^0' t5,vf }"?i � A Kw, and fire fC'SltiC:l11 C; and they add :111
v i :•.--;7_,, 'r 1R +e' . i `- ;t,`,fi, w.,c�P .� �: attractive massiveness to walls. The
r • 5 •
-"';!!":_L•4,,„„......-;="41.i'4! :� Fv t w¢z " :- house shown at left started with a
b"""' 4-' v=, • •. L_. s€ni ,Asx"' frame of recycled redwood trusses that
ice, rest on posts made of vertical wood
c t Y ..4 'r '• I-beams the width of a straw bale. The
:!../ _�� ,} i I i f• ' (. a 1, house uses bales for most of its walls.
'' l a� 1z! z §-•.:1
;x but includes a wood-framed section for
r1 ...- L .. ut ,i arid; 3 - the bathroom. 'Out of practicality, l
-- ▪'' c ��', } _t ,i'I don't believe in running plumbing in
�r .x a gr.
▪ �s , , straw bales,"says architect David Arkin.
FE tl yj; lo' add structural strength, the straw _
• :tin }1 e IV•44,....:‘ i ''''^ '� bales were pinned together with rebar,
• s
m h.�,. • %;, ` �� ,.-.•- _ w then wrapped in 2-inch wire mesh,cov-
� • f ered with a layer of sprayed cement,
.. • L
,: _I 0 and coated with plaster. On the into- _
. 3 ". Y rior, the bales were covered with a
VAULTED CEILING OF MAIN RooM (above)exposes wood trusses and post-and- naturally pigmented earth-plaster.
beam framework.The deep recess of the lower windows and doors hints at the Other green or recycled materials
thickness of straw bales used in the walls(below). accent the 1,150-square-foot house.
The ceilings are paneled with sheets of
Straw bales z : • • ::•, -< compressed ryegrass. The floors are
;,,..... - `. • an earth-cement mix scored into
•SUNSET FIRST REPORTED On straw-bale o'=c�)cJ19.\ squares, and the kitchen and breakfast
building in April 1995, and since M "" �-=1-A-N:I • I nook counters are made from former
then the technique has become in- .5_-~1. '-',,.„--. .7:-,...._;:.1-z-• ;';" . - • bowling-alley lanes. For a decorative
creasingly popular, with good reason. 4I tit Y r='-,-? but structural accent, a 15-foot-tall
No other manufactured block or panel 1, =1 . ll r'-‘'.11,647:t'-'4 madrone trunk supports an exposed
�` 't t, beam at the edge of the livingroom.
can compete with this natural annually ,_�,• .$ �-•� � g
renewable resource when it comes to PRINCIPAL ARCHITECT:Van der Ryn Ar-
y-A: ..�.. chitects,Sausalito,CA(415/332-5806)
low cost and. high energy efficiency. _
(The typical straw bale measures about tural framework, the most common •
23 by 15 by 40 to 50 inches and costs practice is to build a load-bearing post-
about $3.50 delivered to the site.) and-beam system out of wood, then in-
Although many homes have been built sert the bales between the posts, usingIr I
with straw bales providing the struc- them as insulation and wall surfaces. tl'� �'Cl V�L�
OCT 0 61998
"" TOWN OF LOS ALTOS HILLS
194 SUNSET
1 „ . ,tqp '`
1'.� �� ,�� ��/, ,1% he mission of the California Straw
10:' , ' alga,i-7 ii;''`�,..'- ; �d r P
�A, `i�d'1\�� . , ;,'G.kl(�;';_ B ' r.. ' =,A I Building Association(CASBA)is to• fur-
3 ' ! zi!1* ' t:,^ � q j •r c,% : fe ther the practice of straw-bale and other
��'f, *A.M,; '- �� Pi i ' 1 straw-based construction b exchanging
I il 1 u11 1' \`\ ._ current information and practical experi-
I� l \ \t;= _=-' - --4111i, it ence, promotingand conducting research
1�� ' .` ( ��rdi .k
and testing, and making that body of
kl.,.\\\\‘‘.—'� IPPH. �� �,.�•\ knowledge available to workin rofes-
•�'�//r . sionals and the ubli.`� \ f public large.
"As an architect and an engineer, as well as a
b , 1 d ag I l y
CALIFORNIA get excited
uilderfinabout. Notstraw-bjleustsomethinfor the factcan thatrealyou
can build very good looking buildings with it,
but for the environmental reasons, the energy
efficiency, and the affordability of it."
. • STRAw
Bob Fowler,FAIA,chief building official,
Pasadena
TT "The Nebraska Method [of straw-bale con-
1 BUDstruction]. ... makes excellent use of material
resources and demonstrably produces durable,
attractive, and highly energy-efficient dwellings."
ASSOCIATION Bob Platts,structural engineer,Ottawa
•
Welcome to the CASBA?
Congratulations! You are about to join the ranks of a growing number of fun, committed,
and active people who are dedicated to making straw-bale construction attain its proper
place in the California building industry.We have prepared this introductory flyer to help
you answer some basic questions about this great building method. Read on, and Happy
Baling! Phone: 805-546-4274
Common -found in excellent condition in Egyptian
tombs thousands of years old. If kept dry,
QUESTIONS & ANSWERS straw will not degrade.It can be said,then,
that the lifetime of straw in a building could
About Straw-bale be anywhere from three weeks to nine-thou-
sand years,depending on how well the build-
Construction ing is constructed and cared for.
Q Won't the straw decompose? 0 What about termites and pests?
A Plowed into the ground,most straw A Compared-to wood,there are few ter-
takes six months to decompose.Rice straw, mites who like straw.At least once, termites
which has a high silica content,takes twice entered-a building,left the straw alone,and
that time.Straw has been used as an insulat- ate the wood windows.The normal precau-
ing material for many centuries, and has been tions against termite infestation used in wood
construction-should be followed.
CASBA 1
Bales provide fewer spaces for pests than con- In California, we can face periods of intense
ventional wood framing, where, should ro- rain, usually followed by clear, windy days,
dents enter a wall at a break in the plaster excellent for drying out walls. It is rare, for
coating,they would be likely to make a place to instance,to see moss growing on exterior plas-
stay.It would be very difficult for pests to travel ter, as one would find everywhere in England.
though the bales, however. Unlike hay, straw Should moisture on the outside face of a bale
contains very little nutritional 'substance and wall rise above 20 percent during an extended
will not, in itself, support a pest population. rainstorm,it would nevertheless dry out before
Conventional precautions against pests should extensive fungal growth could occur,if allowed
be more than adequate for straw bale. to breathe.
Some concerns have been raised about hay fe- Experience and test results suggest that the best
ver, toxins and pesticide residues. Of course, way to avoid sustained high moisture concen-
once the bales are encased in plaster it is diffi- trations lies in making certain that the bales are
cult for irritants to transfer into the dwelling. able to transpire any accumulated moisture
Clean, dry bales contain few molds or pests. back into the environment.
And pesticides,at least for rice straw,are used -
Building paper, commonly used to cover ply-
early in the growth cycle, then discontinued.
Rice straw contains extremely small amounts of wood walls, could inhibit the bales' ability to
pesticide residue. transpire moisture to the outside, and create a
surface where moisture could concentrate for
Q Isn't there a huge fire danger? extended periods. Many experienced straw-
bale builders recommend a breathable sealer to
A Test results show straw bale construe- prevent water from penetrating the stucco from
the outside but allow moisture vapor to tran-
tion to be exceptionally resistant to fire.A test spire through the stucco to the outside.
of a plastered wall panel showed a two-hour -
fire resistance,and an unplastered bale wall Historical data,for bale walls without moisture
had a 30-minute resistance. barriers, suggest the importance of walls
of maximum breathability:• a mansion in
Unlike stud construction, in which a series of
chimneys (stud cavities) form the wall, bales Huntsville,Alabama has successfully endured
Y Southern humidity since 1938;a 1978 building
are dense and difficult to burn.And,since plas- near Rockport, Washington receives up to 75
ter applied to the uneven bale surfaces tends to inches of rain a year; and a building near To-
be thicker than normally found on buildings, nasket, Washington, with no foundation and
the bales can be said to carry an extra layer of unplastered walls,shows no apparent deterio-
protection. ration of the bales since 1984.Recent bale struc •
-
Loose straw, which is sometimes used to fill tures in northern New York (humid winters)
cavities, is much more vulnerable to fire and and Nova Scotia (cold humid winters) have
should be dealt with carefully by sealing with been monitored and demonstrate good per- -
plaster or treating with fire retardants. fonmance in these difficult climates.
Because of the large amount of moisture that _
Q Aren't bales susceptible to humidity occurs at the bottom of a wall due to ground
and moisture? splash,a vapor-permeable covering such as Ty-
vek outside the lower courses of the walls is
A Fungus (dry rot) can occur in straw at recommended.
sustained high levels of moisture(over 20 per-
cent of dry weight,or relative humidity of 70 The top and bottom of a bale wall are also
to 80 percent)—significant damage occurs vulnerable to moisture. Consequently, experi-
when these levels are maintained over a long enced straw bale builders recommend build-
period of time.Intermittent moisture is not a ing paper over the top of bale walls, and a
threat,however. capillary break, such as gravel (rather than a
waterproof membrane),underneath the bales.
2 CASBA
Q How are the walls finished? Q How do bale walls carry vertical and lat-
eral loads?
A The surfaces of straw bales offer an excel-
lent mechanical bond to plaster and stucco, A While the California Health and Safety
and reinforcement is generally not needed to Code sanctions both load-bearing and non-
attach plaster to the walls. Reinforcement load-bearing systems,most California build-
may be desired when stucco is used as part of ers use a wood post-and-beam system that
the structural system, or as assurance against carries vertical loads in a conventional man-
hairline cracking. When needed,a variety of ner.Wind and earthquake loads are carried
techniques can be used to attach netting,in- by means such as diagonal steel straps,which
eluding long staples stuck into the bales or can be conventionally engineered.The bale
wire ties through the bale walls. walls thus are primarily subjected to wind
and earthquake loading against their faces.
Because of the natural undulations of a bale Test results show that plastered wall perform
wall,an irregular pattern of attachment,rather well with wind loads of up to 50 pounds per
than a simple grid, works best; care must be square foot.
taken that the netting is uniformly secure.Also, q
wherever the bales abut a dissimilar material However, the bale walls add a significant sec-
(e.g., at the mudsill, the ceiling and abutting ondary structural system.Compared to wood-
stud walls),the wall should be reinforced with framed structures, bale buildings are resilient
expanded metal lath that extends at least six and flexible. We believe the bale walls can ab-
inches onto the face of the bale. sorb some of the force of an earthquake and will
provide a backup structural system in the event
of failure of the post-and-beam system.
Your paid membership entitles you to a CASBA news- If yes,what kind of projects might interest you? •
letter subsaiption,a member directory/resource guide,
an information packet about building with straw bales in
California,and straw-bale test summaries.
Contact person: Would you like to participate iri a straw-bale building
Other name(s)/business: workshop in your area?
Address: 0 yes
Phones(list first the one you want us to call first): ❑ no
How did you hear about CASBA?
Fax: May we include your contact information in a directory
E-mail: distributed to CASBA nembers? •
Do you: ❑ yes
O want to build a straw-bale structure? 0 no
O have experience building with straw bales? What other services would you like to see CASBA pro-
O own a straw-bale structure? vide?
O want to promote building with straw?
Are you: 0 an architect?
0 a student? 0 a tradesperson?
0 an engineer?
Check enclosed fon
0 a farmer? 0 Yearly membership ($50 suggested;more if you
a building official? _ El other. can,less if you cani't):$
-0 a contractor? 0 Donation:$
Are you willing to volunteer some of your time for Mail to:
CASBA projects? CASBA
O yes 115 Angelita Avenue
0 no Pacifica,CA 94044
CASBA 3
Q How do you attach things to the walls? Q How do you incorporate plumbing and
electrical?
A Contrary to popular misconception,the
interior of a building-quality bale is not loose A Many builders use the precaution of in-
and fluffy,as the exterior often appears.The stalling pipes which could sweat or leak in-
straw on the bale interior is quite dense and side continuous sleeves within bale walls.
holds stakes or dowels driven into it very se- While ordinary Romex is often used in bale
surely.When fastening items on the surface walls,UF cable (rated for direct burial) can be
of a wall,we commonly cut 12-inch-long ta- used where extra caution is desired.The Romex
pered stakes from a 2x4,drive them into the or cable is set three inches into the bale walls,
wall,and secure items to these.This is more safe from punctures. This also sets it into the
than adequate for securing electrical boxes firm portion of the bales, where it can be se-
and typical shelving. rely pinned. Electrical boxes are typically
For extra-heavy loads,we run bolts through the screwed to tapered stakes driven flush with
wall to oversized washers on the opposite side. back of recesses cut into the straw:
When securing window and door jambs in
openings, we can take advantage of the even CASBA gratefully acknowledges the following contribu-
greater resistance encountered when driving tors for their help in creating this brochure:
elements perpendicular to the "grain" of the • John Swearingen &Janet Johnston, Skillful
straws.In these instances,we use stout wooden Means Builders -
dowels-as oversized "nails" driven through • Kelly Lerner, Dan Smith, & Bob Theis,
pre-drilled holes in the wood bucks. DS&A Architects -
• David Arkin,Arkin Tilt Architects
• Karen Jensen
• Ann Edminster,Design AVEnues
CASBA
115 Angelita Avenue
Pacifica, CA 94044
•
4 CASBA
t }
.,
; . .
': Z
t o
Thick walls of straw-bale homes make for good insulation and fun nooks and crarjnie�
hat first little pig, it seems, has . ., , �1`
i gotten a bum rap over the " r "' " "
..-g • L ,- .,,,- .
years. His infamous decision to1.„ ;; � f
! build his house out of straw has i. ••:.-...:,-.-,:. ,
a„ . a
demonstrated to many a child ,.c.,,.
:: sr. y,. � „....
ki
the perils of flimsy building materials. ',A ¢
r
But now builders homes more than •¢
are beginning to re- iIs;ilii:finvi1[j 100 years ago, most ,:„..,€.4.,,,..,,,,,,,,--;- .� ;
alize the poor piglet Special to Americans are un , L ,4� -
wasn't too far off The Chronicle familiar with them =;F � ,, t” • t
base.He was missing Recently, however ,,, � t k:, , "" ' �,,, -x ^'
just one key piece of there has been a a i "' '"-- �`"
equipment — a P resurgence of inter , •''';',"*.-/N: , .,,. Wit,,, s 4 �fi� � L
straw baler. �� est in straw-bale ,,, ,:-.4rT.rAtt„,-.. .* - .,...„,1,..,,,,%•,..
4
Abalercancom- � r construction -:',,,A.: x>
{s r4=k s.'.l :, as -”" uti
around the world
pact wispy strands : � •: £';N •• +r*
;, a;:' In the United z m
of straw into sturdy, ", tRAf ,1 . States, straw-bale �, y "
dense 2-by-3-foot F .. _ � ,�
bricks that can he ,
homes have been , ,. r x
stacked,pinned and ,+-, i built in the South • _ ,•. . . -. r_..,,,,,,„_,_., w
stuccoed into walls js west for the last BY JERRY rELfER/YHE CHRON.
capable of decade.
standing hurricane- California has SIMPLE AND SERENE:The one-room straw-bale cottage at San Rafael's Santa Sabina Center
•
strength big bad RECESSED:A window been late to join the
wolves, not to men- is deeply inset into movement. Only ;"•L"_' _,� t, 1t ` -,:� iii::::-..----.i's sem} 4 .„,_.
tion fire and pests. last year did the Cal • -�.� c�j • z• z ., 7>'�' --�; ,
two-foot-thick straw- ifornia legislature 3t„1�, 'T' rr� `°��,
Straw bale bale walls {� k T- •`' -'- . r,•a '-
homes are houses pass a straw-bale i , , r
whose walls arecom• building codes :,`''t'• t � s r'-. ,,'"' ; '` �k . � `�' ; z ,,
posed of stacked bales of straw guideline law that helped legit ►•• ;}.� ..�ie` , , :r } , ' j `� r. ?}r r,
covered with stucco.These haus imize the technique. N.1.„,.....„.„6„.;:::„.........,, .......,...,:,,........„,r ;< 1141 „
es,with signature two-foot-thick But straw-bale homes are 'r 3, ' '"'" ' f :w n:,0+ r� ± i^t'- "
walls, have interesting features, coming soon to a county near r. f i ' .
such as wide window seats,lots you:Marin,Napa,Sonoma, Con7,.3.,..e...,-.:71...r.--.lrn_ \ i Y s { ;rte .
of nooks and even furniture built tra Costa and Mendocino coup- • f. iLrs, 7 4 `> sh.
into the walls themselves.Not on ties have recently approved . a q, j t
ly are they ecologically correct straw-bale structures. ,/+v, • ' 3 ry L T'
because they use less wood but Since straw-bale buildings F '". x.
they are also well insulated and ' � r! 'may
are virtually nonexistent in
fire resistant. :
Northern California, straw-bale .i."-;117 1 b is I=�• - <
Bale homes can be made of pioneers have had to take a giant -. . ',-....-:':+6,•-•,,... .,-- , i }
tikt
any type of straw—rice,wheat, leap of faith. "'" ' ;rt f
oat or rye. Straw is not hay but "We didn't really know what '..--:::: *-:."•-.-"-;- - - "' n .r,I ' 1,7-:.,-:-.4-' 31.1..;r
the non-nutritional part of grain it was going to look like," says BY JERRY TELFER THE CHRONICLE t § . ;
that often remains in the fields Regine Schwenter, 42, recalling STACKED BALES:The bales r•u, �.• ' , K i ?t •
after harvesting. In California, the initial plans for a straw-bale are stacked,pinned and /' As < = ---, r-,,,►t
rice straw is the material of vacation cottage built in May covered with stud,plaster or s .< c ;1.:tL 't ro s 's,.._r °,,.` r,
choice for hale homes because it 1995 at the Shenoa Retreat and ''. '"'}` ` k. "
is abundant and a nuisance to stucco .� -4.4.;•`'.; -.—'
Learning Center in the Anderson �. • r L � '' s �
farmers. Valley town of Philo."We'd only «.- .t" _i. :-%..*--- _. •,* .= =t
Although farmers in: the seen a few pictures of the 100-
Great Plains built straw-bale year-old Nebraska houses." , r +, t•, - - -; 3..;r `,,r 4 INSIDE THE WALLS:
Regine and her husband i,s'-�."4: / �.r,,.., f ' K 1 '' Bales are neatly aligned
Daniel Schwenter, 45, who runs "...-1....,'T:1'''',„,. `-.[,..I.' t L.l and reinforced during
an Inter-net services company in ` �r
1, �: S 1; D E ` w.- `, ; construction of a cottagr
San Francisco,share the Shenoa ,r at the Shenoa Retreat in
Straw-Bale Construction duplex with Carolyn North and rf r i , i
c r: x, ti L Anderson Valley
In the Bay Area Herb Strauss of Berkeley.When {y e c 1 r ,,
____ the two couples aren't using the ,Sr rM,rL, "> zr x a
cottage,they rent their sides out <<' r `f �y - `
Advantages and Concerns to Shenoa visitors. M, ./ is ;, r ' .,,,:t:_,_, ..,,,,„,,,„7,,.:1..,.:...,..
Of Straw-Bale Housing The •foursome had chosen Y s • k
Upcoming Workshops straw-bale construction because s },. AA t.
of such benefits as its exception -�„ y • f? '.r.',77.-.-p:,-...- 4•.,c.
al thermal and acoustic insula �N.�.•`r„��. -' t :.i.L _B' ,
Financing Tips tion and fire resistance.Usingan .'' Nlx nls4,
abundant waste product sucas }1% ", ' r: t�4.if„t ;`� Vii`- ?!r < , , --•-�--�w'
. Why the Technique Is Hot Now straw also seemed smarter than o �,6' ".* ,-ti3,,a'e'i ;.n•`r��. ' "` rt..,-.. ,A1-:.. >
chopping down more trees.
See PLrgcs 3 and:3
STRAW %'are t FINISHED PRODUCT:The completed cottage is covered in stucco
From Page
•
seat in front of a big bay window .<:. :='"~= :;,:.,.•-- •-:
provides the focal point for the '°;- �•:''` ��
Schwenters'living room. t..`
"Our window seat is as big as a 1. ` 4' - " -,:;i. . -•
ro
king-size bed." says Schwenter. • l •
"We sleep there at night—it's al-
most like sleeping under the
stars."
With seats and niches built in r -14
y
to the walls, gratuitous furniture Jar
need not clutter rooms. Vaulted �"`� I ; `•: »��
ceilings make 300-square-foot '== ;� fs ;
rooms feel Like spacious dance
halls. ,•,s ,
"If I had it to do over again,I
would have made more benches
>.. •
.�
and window- _eats in the walls;' :a; �ri ,.s. .>r -M,r
says North. a Berkeley novelist •" `"'
and dance therapist who lives in • ,•,;*
the other side of the Shenoa du-
plex."Then I wouldn't have need- '" •
ed any furniture in the room."
Urban Drawbacks SLEEK LINES:A fireplace curves into the living room in the New Mexi-
co straw-bale residence/studio of Katherine Wells and Lloyd Dennis
So far, experimentation with
straw-bale construction has oc• .r
curred in rural, outlying areas •
. where land is plentiful.In urban
settings,however,straw-bale hous-
ing poses a major drawback—its •
two-foot-thick walls make a huge
footprint on the property.
"There's a point at which it just
doesn't make sense,"says Berkeley
architect Dan Smith. -
"For example,a woman want-
ed to build on a 25-foot-wide lot in
West Oakland.The building would
have ended up being 15 feet inside. _
You lose that space,which is why
most of the jobs have been outside
the dense urban areas."
There are ways to minimize the
lost space. The Arroyo del Valle
Commons, a multiunit straw-bale
building planned in Livermore,
will be the first bale house built in
an urban setting in the Bay Area.
Construction is scheduled to start
this fall.The design will incorpo- •
rate niches for audiovisual equip-
ment,window seats,benches and
built-in patio furniture to optimal-
ly use space in the 540-square-foot
apartments.
Seeking Shelter
And some even argue that -
straw-bale design is ideal for the i
city.
"People are looking for shelter
from the(urban/storm,".says The-.
is. "With conventional construc-
tion that's practiced in most of this
country — a stud wall with .
Sheetrock on the inside and vinyl
siding over foam cladding on the
outside—you could literally put
your fist through the wall if you-
- miss a stud. House thieves can.
carve a hole in the wall.. with a
mat knife." -
Bales, Smith points out,-are;
classical archery targets, capable
of stopping arrows or bullets.And
the bales'soundproofing qualities.'
would help shut out street and .
neighbor noise.
No matter the setting,straw- - '
bale construction offers an in-
triguing alternative.And if it
catches on,the children's fable
may have a whole new ending.. •,
Leta Herman is a free-lance writer
based in the East Bay.
REAL " it.,,. 4..INAI BALEWALL SYSTEM
mcadowood trim - �'
2x4-frames 0 + 6 0
ii:5 1/8" x 5 1/2" glu-lam beam ! ��'
x 4 screed • ,t
2 x 8 nail: mP02
r n. 15 Ib. elt t 1 '�> t
moisture barrier - I
at all wood '` ,-11• 4
alv. stucco mesh,fasten to x'- ,- r -lett•
��
g -
X •
-
frames w/ 8d or 10d Sinkers i '�" 4.` •
_1 .� `4 i 4 .. -
6" ctrs. and staple to bales. 12 t ;, - /
-10 ' r. -
Ggc. x 6" staples 012" o.c. .
vertical, 24" o.c. horizontal - e
"truth windo+n�' : • , .
1" layer of 5 - aidA i..)11 ! � ir�+ -
sack mix gunitc eft,'"
r', ye':
.
shot Onto the .T - �r 4F401.1...,- - _ '
bales and mesh •,./.707. - '.
±3" layer of 3 �, •�� ' . . , , '
sack/yard pile ,.X i �� JD- .
veneer �,41)4.1
. .'
1 f • ?:i i . .•
•
23" x 16" x 42" `-'* • ! . -
wire u - i : ,•' q • -• _ - , -
three-string - ,
rice straw bales- - 1,,- f �/, • ,. . '` c --
•
#4 rear pins •
s i` L. {�. ' ►,
`1� P;s''.":- 1
,
�. -� f},. r
f qt - } •' J 30 mil vapor barrier betwr,
s '•-.- bales and concrete footln
PA23holdowns � 2x4
•
. , •�, • ,,.4114444,
1-4.Q111 • • redwood Sill plates
4- . • 2" foamg(as insulation
_ *:,.:
{ ... "- -s.,..- • 2" sand base over vapor
k ''' 1 < barrier over 4" gravel
WEDNESDAY,AUGUST 7,1991
*** fan 3ranrisco Q t1ronidc (Z•6) 5
Addi n L1i Pluses of Strciv , I-louses • ,.., .
EL(• � !t'rt((:+ ' ;4, di;+ ;�.ta .ri+ l,' Cyt �loi. .
Fed.{ 1 ).` ' ,o ! !i i r: �i 7+La tT FLl���+ !,s 1`,? tit�a �'.,.✓� '
BY LETA HERMAN propriate Technology In Tucson, straw bale walls are much more of straw bales.' Ii:' ,4o. il;r?I�� ' ',t, + '• •nle�.�F} •+s'A r,-�� „--•
Special to The Chronicle Ariz.,a nonprofit organization that fire resistant than average wood- i Straw-bale building helps the r. Fye „�� , ,r 45s:,•:7,:-.•.-"..?Ft. , ' �,hr••
promotes sustainable technology, frame walls. In the tests, flames environment. a',--77 rt. A(v` �i++ • ',.:...1;." r ,e;
1111 Ltural beauty Is just one of The thick walls have an energy- took more than two hours to burn -•s, '.t r •• !, , ;,.J; _;
Vilmany of building out 5 "Straw is an annual crop that 7 E . r , Ufa tit �•: ''i'N
•with straw bates.Here areseine that'setae to ncy tthreeof thnes the tr i- posedgto plasteredh 0 to 60minutes for com-
you baled walls as op• can harvest. .A timber crop r a1,r,,, } ' 1+a:.k,t t : � ':„
other benefits: yp might take 50 to 100 years before }e.w. i
cal ft-value for modern,energy-ef- parable wood•frame walls. you harvest it,"says Falkerson. nit J, , •`TE 1 i " "t"w' l
■Straw bales are extremely en- ficient homes. "Basically, the bales are so Not only are fewer trees hat �+ti, ,. ,7•i, `, F t r • •
ergy efficient and con save money. . "Air doesn't flow through east- dense that they won't su 'ort _ ' ` ',; ` ,w .4a 1
g PP vested for straw-bale homes(even ==- ,t �, ••�"
Although straw-bale construction ly," says Smith, "During the hot combustion verywell," explains " :•,._. '"'
Y g P wood-reinforced straw-hale walls "._:'.:: • --,._.•••
•t
was initially purported to be much summer days, it takes about 12 John Swearingen,'a general con- use only half the wood of convert (•
chra er than conventional con- • r, ,•
P hours for the heat to get Inside, tractor who built the Shenoa cot- tional homes), but using straw +• ;
structlon, California homeowners i' fir'"
and you ventilate the house. at (age and owner of Skillful Means helps curb pollution in the Central pA i• i
have found the costs to be about night." Builders, a design/build firm In Valley, where rice growers burn •"' ,_;t,.
the saint.. South facing windows provide Junction City (Trinity County). straw fields to dispose of it. $ 't:(,r' ,..`. :°j ' '
For those who are willing to in- a passive solar heat sourcIn the "Even if you put a blowtorch on 4 t ti ''} '.
And,'because the state legisla= �; Y ';i„'•:
vest some sweat equity in their winter,and the hales hold in an them, they tend to char and the !' f ' �':•
homes, however, usingbales will y } lure passed a law in 1991 that will • 4e.
heat from more costly sources, charring itself stops further burn- significantly curb rice•straw burn- '-.44` 1 �{ i 4+
probably be cheaper. such as gas furnaces,so homeown- Ing." ing by the year 2000,rice growers
.h.W.; • ..*! ?•'1.,11
"It is definitely less costly In ers can expect a significant say- The best testament to straw- have an economic incentive. to t : ,i•rg ti° ry+e�,F,.. -,'k , `t Fr` ,t,,'4,r'� 7l •.
terms of materials but more time logs on energy bills over a lifetime. bale fire safety,Swearingen says,• make straw-bale construction ,.}F,,,,.* 5l't*j.: s ;,,r, v „1 �,L;• '
consuming to put together in ■The thick walls GIso keep out comes from the skeptical fire off(- more than a passing fad. 1 `(� , ,-i i- j„, ;t:,
terms of plastering,"says Berkeley sound with windows closed — dais he meets in the field.A recent C ', k_.1.';'..-.A'� �+f¢ '' "- r 4'h gam"` -tint
P g � 5 Y ( ) II building, 'some +; �� � `s, t :K�> � 4 f ''� ! j }'',,,
architect Dan Smith, whose firm street noise and crickets alike. straw-bale workshop held at the what like an old-fashioned barn '4,•1,•;:,.-....,,,.t.•,:.7.„,A' n ,..,14,4,4,.•"k1,,t.,......,,,.:“.11.;?,.,- •
designed a straw-bale duplex at "One night I slept through the Frog Hollow organic farm in raising,is a process that brings corn- ia• % L :•a`? K F r i' ' ' • .L: „,:",'''.,
the Shenoa Retreat and LearningBrentwood(Contra Costa County) munities together. *-t rt 7 I,s >y., ,r ,r - c1 rr + �
Center in the Anderson Valle °Ifire alarms sounding"for a fire in was crashed bylocal fire officials g ,.toms J'*$Y` ` rA 'r'� ", rW`ty t, `•r f•�° ,* ' ti '
S a nearby meadow, says Carolyn "It's.a connecting and empow ;i ^t haa,t� + r ,+ . `., '� r .-
the contractor puts up a straw-bale North,who lives in the straw-hale concerned about the safety of ering experience because lots of ' ', 'r, a�r,,.!" e * o �'` .,;.•, i t¢ :
house,it's going to cost as much as cottage in Shenoa. "My neighbors building with straw, people that are unskilled can work '` �:;•: • , •+;.+•r•.•+
a regular house," ' came pounding on My door to "Firemen have a direct,viscer• with you,"says Regime Sell wenter, `, • ''' � ��!
•
But for the sante amount of wake me tip." al reaction In the Things they.1n. remembering thestraw•bale Twit-
money,
rk '
mo n y,advocates say,you get a su• M Straw bolos are extremely'flre 1 "t, and great appreciation for shop held to btdid the Shenoa du 1° ` �''
sue • (.f
periorproduct—a superinsulated " ' E
i " 1 resistant. In 1994 in Sin Luis Obis- 'things that burn slowly or not at piex she.shares with North and •• , iN01Q581'BI(L SrFEN/EROM'THE STRAW BAlf HOUSE'
home. po, fires destroyed! the wood- all." Swearingen says. "So I place two others. •
"It would cost you a lot more to framed home of architects Ken some weight on the fact that the Workshops are held around the BALES:The walls are exposed to reveal the straw constriction in the
replicate the superinsulated walls Haggard and Polly Cooper.The on- firemen arrived skeptical and left ' Bay Area where workers can learn New Mexico hotite of Sue Mullett ,
with other conventional building ly thing on the property that sur- enthusiastic." to raise and plaster walls.
systems," says David Eisenberg, vived the blaze intact was a pias- In fact,the firemen were so en- "Straw bale is very user•friend- The ease of construction even prises to watch these two couples
co•author of "The Straw Bale tered straw-bale patio seat. thused, they told the workshop ly for builders,"says Swearingen. surprised Bob Theis, architect on with no building experience get
(louse' and executive director of Tests by Canadian and U.S.ma- hosts that they were considering '.'Fewer advanced carpentry skills the.Shenoa project. drawn into the construction of
the Development Center for Ap- terials testing labs have shown that building their next firehouse out are required." "It was one of the biggest sur- their home,"says Theis.
,uncia•:. :.:nuarv21, 1996* * SAN FRANCISCO EXAMINER _
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BOB DBS
• California's first rice straw home was constructed last year in Philo. •
• '
Bales of rice straw get. state s.
èonsttuctionpp approval
•
By Joe Bight= been two other straw-built homes,"• As strange as the idea of homes
ASSOCIATED says Theis, who designed the made of straw sounds,the associa-
home. tion claims the material has been
California rice growers hope Six additional straw homes — used in home construction in the
• straw eventually will be used in using either rice of wheat — are United States for over a century. •
building new homes and offices, scheduled for construction in Cali- "In the absence of wood,people
despite the fairy tale in which the fornix this year,he says.They in- of the Great Plains used baled
big bad wolf huffed and puffed and elude agricultural worker housing straw to construct homes, busi-
blew a pig's straw house down. in Brentwood and residences in nesses, barns and churches," the
The California Rice Industry Grass Valley,Gilroy,Modesto,Vi- association says in a press release.
Association cosponsored legisla-.' salia and Ventura. "In Europe, straw buildings have
tion this year which sets building The rice association has a keen been standing for over 1,600
guidelines for use of straw bales in interest in finding an economical years."
construction. Gov. Wilson has use for rice straw because growers Buehler says tightly packed
signed the bill.AB1314 by Assem- are being allowed to burn less and. bales of straw are encased in either
blyman Byron D.Sher,D-Palo Al- less straw and are unsure if simply cement or stucco so they're com-
to. digging the waste under is safe for pletely sealed from fire and air,
In December.Napa became the the soil.So,researchers are looking which otherwise would cause the
first county to adopt the rules,said into using the straw in building straw to decompose.
Kati Buehler. the association's materials or newsprint. "They're extremely durable,"
manager. Rice growers hope interest in Buehler says of straw houses.
Last year,the world's first first building things out of straw bales Now that rules are in place,the
rice straw home built in modern will increase in direct proportion to rice association will donate more •
times anywhere in the world was increases in wood prices.And it's than 800 bales of straw to build a
constructed at the Shenoa Retreat readily available. 5,000-square-foot demonstration
Center in Philo.Calif.,says archi- "Rice straw is an annually re- center and retail showroom at
tect Bob Theis of Daniel Smith& newable natural resource that is in Hopland, Mendocino County, for
Associates in Berkeley. great abundance,"says John Rob- Real Good Trading Co.,which sells • —
"Since that time, there have erts, the rice association's ex cu- energy efficient products;
tive director. Straw bales are good for insula-
About 1.5 million tons of straw tion and provide more energy effi-
are produced each year on 450,000 ciency at lower cost than other
acres of rice in California,Roberts construction,.claims Rosa Burk-
said. hardt, an advocate of straw bale
"Rice growers are looking for construction from Mendocino
other ways to dispose of straw County,
rather than burn it.,"he says. "At "With straw,you can be as fru-
• the same time,innovative builders gal or as creative and extravagant
need building materials. There's as your budget can stand," says
terrific potential to help farmers Burkhardt. Costs range between
and provide new housing opportu- $50 and$200 per square foot.
nities while doing something posi- Corrie-M.Anders of The Exam-
tive for the environment." iner staff contributed to this story.
. Facing concerns about pests, moisture damage;'•earthquakes •I :•
, v
When people first hear about bale construction. • . wood bracing as a nonload-bearing..t•;�. A post-and-beam system uses
straw-bale construction,they "If the wet sponge is left open' system..• . . • • much less wood than a stud wall,
have many concerns:fire,pests, to the air,it dries out.There are • "We had a lot of small posts which has 2-by-4s every 10 inches.'
moisture,dry rot and,of course, 100-year-old buildings...that are •strapped in X-shapes,from the Post-and-beam systems use verti- , .
seismic safety. still doing just fine." foundation to the top plate,"says cal posts—4-by-4s every eight to
Proponents,however,say these Swearingen,the contractor for the 10 feet--and horizontal beams on-
concerns
are not based on fact. Quake Proof? cottage. ly on the floor and under the roof.
Take pests,for example.Rodents , The threat of earthquakes "By the time we were done,we Theis believes the extra wood
and bugs(even termites)dislike makes California building codes were two-thirds of the way to a • ' support can only help. •
straw bales. more stringent than-those in the light post-and-beam."More recent "It adds very little to the time
Pests the rest of the country. buildings designed by Daniel` ; and expense of the project and re-
And little is known about how 'Smith&Associates integrated the ' moves a great deal of uncertainty
"Straw is not hay--not a food • straw bales will stand up in earth straw-bale,walls with the post-and- .—it's cheap insurance, he says.
product,"explains Berkeley archi- quakes,says Stan Wheeler,a build- beam system: ' .• ' 1: • -L.H.
tett Dan Smith ing official for the City of Liver- -- --- ._....... .•._. ._ :. •`• - ' .. -
"It's more like wood:Rice straw more Building Department:
has a lot of silica,which is like Many architects and engineers,.
sand.It's tough.And because it'showever,believe that straw bales '
grown in water,it comes out pret;, are the ideal seismic-resistant '
ty clean." building material. ,
The solid straw-bale walls don't "Where are the bales going to . .
have passageways for rodents to , go?"asks Alameda architect Dar '
travel through as do the walls in rel DeBoer,a board member of the.
' wood-frame houses.Without space Architects/Designer/Planners for
' . to run,rodents are less likely to Social Responsibility,a nonprofit'
make their homes in your home. ecological design organization
"If they are able to get in based in Berkeley.
(through the stucco or plaster),, ' ' "The whole thing is woven to '
they may make a nest,"says John gether with these threaded rods, '
• Swearingen,owner of Skillful the top of the wall is bolted all the'
Means Builders,a design/build way to the bottom.I have complet .
firm in Junction City(Trinity . confidence in it:The worst that
County). could happen is that the plaster ,
"But if you can locate the hole, would crack."
• you can patch it and that's the end But without further testing-
of the problem." expensive processes that may take
Moisture Damage years to complete—California (' .
homeowners will probably have to'
Moisture damage is uncommon reinforce their straw-bale houses : - •
in straw,bale homes. with wood. . .
Even in the wettest climates, The only load-bearing straw- -
straw-bale homes have fared as bale structure(in which the walls • •
well as traditional homes.The • support the roof)in California is a .
stucco seals and waterproofs the duplex at the Shenoa Retreat arid'
exterior while allowing the straw Learning Center in the Anderson . .
bales to breathe. • Valley,,designed by architect Bob.I
"Think of them like a sponge," Theis of Daniel Smith&Associated •
explains Swearingen,a general in Berkeley.And even that house !
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