Item 4 - 112 Los Gatos BlvdHPC 8-24-16
Item 4
N:\DEV\HISTORIC PRESERVATION\HPC Sheets\2016\LGB 112 8-24-16.docx
TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
110 E. Main Street, Los Gatos, CA 95032
Phone: (408) 354-6874 Fax: (408) 354-7593
HISTORIC PRESERVATION COMMITTEE
PROJECT DATA SHEET
Project Data
112 Los Gatos Boulevard (Previously heard 5/11/16)
Requesting approval for modifications to the front elevation of a structure listed on the
Historic Resources Inventory (HRI) on property zoned R-1D. APN 532-29-101.
PROPERTY OWNER: Randolph Ditzler
APPLICANT: David Zicovich
PROJECT PLANNER: Sally Zarnowitz
FINAL ACTION BY COMMUNITY DEVELOPMENT DIRECTOR
PROPERTY DETAIL
Date structure was built: 1916
Town of Los Gatos Historic Status Code: 5S
Does property have an LHP Overlay? No
Is structure in a historic district? No
If yes, what district?
If yes, is it a contributor?
Findings required? No
Considerations required? No
See back page of this document for findings and considerations.
Comments: The applicant requested and received HPC approval in May to remove the
irreparable siding, consistent with Building Official concurrence and Town records
including notation of “new siding” by Anne Bloomfield. The applicant is currently
requesting alterations to the permitted project (plans dated 10/7/15) per the
attached letter and “Schematic Front Elevation” drawing.
Cc: David Zicovich, 761 University Avenue, Suite C, Los Gatos, CA 95032
Randolph Ditzler, 112 Los Gatos Blvd, Los Gatos, CA 95030
Required Findings
As required by Section 29.10.09030(e)(2) of the Town Code for the demolition of a
single family residence (Preservation of historically or architecturally significant
buildings) and the Secretary of Interior Standards of any historic structure.
1. The building is not associated with any events that have made a significant
contribution to the Town.
2. No significant persons are associated with the site.
3. There are no distinctive characteristics of type, period or method of construction
or representation of work of a master.
4. The structure does not yield information to Town history.
5. Structural integrity of the building.
Required Considerations
Sec. 29.80.290. Standards for review.
In evaluating applications, the deciding body shall consider the architectural style,
design, arrangement, texture, materials and color, and any other pertinent factors.
Applications shall not be granted unless:
X 1 On landmark sites, the proposed work will neither adversely affect the
exterior architectural characteristics or other features of the landmark (and,
where specified in the designating ordinance for a publicly owned
landmark, its major interior architectural features) nor adversely affect the
character of historical, architectural or aesthetic interest or value of the
landmark and its site.
2 In historic districts, the proposed work will neither adversely affect the
exterior architectural characteristics or other features of the property
which is the subject of the application, nor adversely affect its
relationship, in terms of harmony and appropriateness, with its
surroundings, including neighboring structures, nor adversely affect the
character, or the historical, architectural or aesthetic interest or value of
the district.
3 For pre-1941 structures, the proposed work will neither adversely affect
the exterior architectural characteristics or other features of the property
which is the subject of the application.
Town Policy
X That the work proposed is compatible with the neighborhood.
August 8, 2016
Town of Los Gatos
Historic Review Committee
RE: 112 Los Gatos Blvd
Dear Committee Members,
ZICOVICH
HUI LDERS
INCORPORATED
RECEI V ED
AUG n 9 2016
TOWN OF LO S GATOS
PLANNING DIVISION
We are requesting approval for an amendment to the "Front Gabled Craftsman" style front
elevation of 112 Los Gatos Blvd. I have attached the proposed schematic drawings for your
review. The proposed changes are as follows:
1. We are putting some natural light into the entry & office by adding two windows
flanking the original window location. The new window configurations match
identifiable Craftsman style patterns as illustrated on page 253 of"A Field Guide to
American Houses" (see illustration attached).
2. We are also adding some architectural definition to the front porch by adding a partial
width gable porch roof supported by Craftsman style wood box columns. The porch
addition is also an identifiable feature of this style as illustrated on page 253 of "A
Field Guide to American Houses" (see illustration attached).
3. The side-loading front door remains hidden from street view. This was a common
feature as evidence in many "Bungalow" plan books that have been reprinted from the
era in which the house was built (see illustration attached).
We look forward to working with you on this project and thank you for your consideration.
Sincerely,
David P. Zicovich
Zicovich Builders, Inc.
Encl.
DZ/DMB/tz
76 1 Universit y A ve. Suite C
Los Gatos, CA 95032·7 612
Ph : (408) 399 ·0606
Fx: (408) 399 -9 175
lie# 50 70 85
www.zicovi ch .com
Page 84
Gordon-Van Tine Home :->o . 5J4
A V e ry Pleasing 5--Room Bungalow
For Prices on This Home, See First Page.
Read Pages 9 and 10 for Full Description of Materials.
I T is especial a ttention to st-raight
l ines that places this bungalow so
far out of the ordinary. ·
The panel strips and ~hingles u sed
a bove the porch beam, t he proportions
of the porch itself, and t he roof gables
all illust rate this fact. T he room ex-
tension in the dining room shoutd not
be overlooked either.
The living room and dining room can
be considered togethe r, for the ir wide
cased opening makes practically one
large room of the two. The large
tv.·in window in the d ining room gives
an ample supply of light and air.
The k itchen is a splendid work
room. Our design "B" kit chen case
has an ideal location both as to l ight
and a s t o proximity t o t he sto\·e and
sink. The glazed door between kitchen
and entry is anot her convenient fea-
ture.
The b;I$E'mcnt sta irs descend from
this rear entrv. There is a well olanned
refrigerator space here also. T he base-
ment is intended to extend under the
entire house. For it we supply the
stairs and sash.
The fact that t he re is no room taken
for an inner hall in this b ungalow means
that the bed rooms are l arger thants fre-
quently the case, and at the same time
they arc both accessible to the kitchcr.
without tts being neccSc<ary fo r one to
pass through t he li\·iog room and dining
room.
The closets a re ample, and the bath
room convenient. For this is supplied
a towel case like the one which we show
on color pages.
\\-'ben you consider a ll these features,
and note the low price v.·c are able to
q uote, \"OU \\ill understand why so very
many people write such enthusiastic
letters about this home of til.cir own .
Gordon-Van Tine Co.. Bloo nu'n .~o n, Ill.
Gtn tl~rtun: Ettr)'One tha t sus our home is Jure ready to say a ':llord of prairt f or it.
It svr1 makes a. 't' y attra.&li:lt cor nu.
Tht lumber was of lhe ter:y but, and I am sure tlad I purehaud lht malerial
from Gordo n-Far. Tine Co.
}·ours t~e ry lruly,
L otatt B. Pury.
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For Plumbing, Heating, Lighting for This Home, See Last Pages of Book
Floor Plan
Jo,.·p•tched g2.bled
roof ( occastonally
htpped) wnh w1d e,
unenclosed eave o•erhang
porches, e1ther full-
or p2.nial-w1dth,
with roof •upponed
by <qtW'" columns
I'RONT-<oABU:D ROOt
PRINCIPAL SUBTYPES
CROSs-G"BU:O ROO~ SID£-GABU:O ROOt
decorati ve (fa
beams or br..c
under gables
columns or col
bases frequent
continue to gn
level (without
at level of por<
IJIPPED ROOf'
balle d woocl
porch colu m n~~
woo d porc..ltl
~e~m
wood eave
l::w~ce~ to
m a ten
ext'=' ttn~
~to(} e.
veneer
watn~~ot
'·\
)
':>chemat t c Front E:.l eva:l:J o n
_____ decora.ttve wo od
~~b le vent
JJ~ ~~w ood w a II &:?I a u19
t119\1 d e ftn•tton
a~p lll alt r-oof
&;,h1 n9 1e~
l i'Z.. l o~ C":4 a t o !7 ~tv .
. GENERAL NOTES
2.
3.
GOVERNING COQES· A~ wot'k $1'\d conlotm to the lolto'Mng COdes & stanoardS
a)
b)
bl
C)
dl
•I
" g)
2013 Cali'lou"'!a Res.loentlal Code (CRC)
2013 C alllomta Building Coc::le l CBCJ
2013 Cahtorna Mecnamcal Code (CMC)
2013 Cal11orna PlufT'Ibtng Cooe !CPC)
2013 Caldornia Electnc COde (CEC)
20\JCaSitornla Fue Cooe (CFC)
2013 California EM19Y Cooe
2013 Calnornla Green BUIIOing Stanaartts Code
201 2 Edition IIRC)
2012 Edition fiSC)
2012 Edition (UMC)
2012 Ed1t1on (UPC)
2011 EdltOO fNECJ
2012 Edlt1on (IFC)
In addition to the codes re1~ronced abOVe, all work shall conform to aU local oronances and codes
as a.ppheaf:ll e. Cross relere nc& ail eode numoers at'KJ verity consistency as requrred.
Allllo'Oik oona p!S$Uant to these arawings and speaficatiOnS s."'all comply with a l ordmances and
regulatiOns which apply to m e work ana SMllrn a ny case conform 10 the l at4!~t editiOn of 1M
CRCIIRCICBCI18C (CA. Aes:i<lontial Codel1ntema1Klr\al Residenbat COdo & Caliloma Blildrng
CoQftAnt&mational Building Code) cutently enkxced and aJI city, counly andlot stale CO<les as
applicable.
Britt ~o-sha~ not btt held re sponsible tor the aes19 n. coordinauon and/or mplementa1101"1 ot any
ano aii"OeSign·Build' work. indudrng but not limited to the 1olowlng; See tne approprrate COde
rei&Jences below lot" oosign and instaJiabOtl rftqLJirements .
a) Electrreal: Per CEC (Calitomia Electnc Coae) current ediUon.
b) Mect\anrC<II : Per C MC (C&Morrla Me<::rlanical Code) CU!lenl e<lf1.on.
c) Plumbing: Per CPC (CaJi1ornia Plumbing Code) cunent eclltron
d ) Fn Sprinklers: CFC (~li1omta F1re Code)
Veri!~ and address all addfbonal local ordinances ano codes whid'l may appy to the specific
"Design-Build" awl~e&tion as requrred.
Brtl1 Rowe IS not responsible for lh& deSign. C'O()(dinauon. or 1mpMtmentation ot any WOfk
peoormed by conW:tants. inclUding bvt not limited 10. $1Juctural engmeenng. soil engmeedng.
civil enQ~net~nng. I.J.ncl SUf'VeY!ng. e4edncaJ engineering. lanoscape archrtecture and/o( Title 24
Energy comptiance.
5. In &dditron to ~n&pecbOOS r&qUired by CBC 110. the owner. coouactor andfor struc!Ufal
e~ o1 recora, acting as 1he owner's agent. shaH e mploy one o r moro speoaJ 1nspectors 01
Tesung Agencies. wno shllll provide ·speoal ~pectJonS" ctvnng the COU's.e o1 constructiOn tOI'
the !<XIown·lgtypes or wetk per CBC 1704. 1707 Of 1706 ;nclodlng 00 no~•mned to
a) COncrate; INhere the structural deslQfl e •ceeds a (F'c) of 2500 PSI
b) On site structural ~ding. incliJding welding 01 rei~Oi'ang steel.
c) Drilled piers, caisson'S and struclural masonry
d ) Reb'ohl epoxy set held downs and/or ancnor boits
Special inspectOfs credentialS ShaD be provided 10 1t1e local JUflsdicbon upon 1equest.
6. AM contractors shaft be kens&d with possesSIOI"' oltne appropnate nwrance poliCies re
\Norkman·s CompensabOn. Liability, etc ... and a va~d bus11'18ss 1100nse Within 1h& ]urisdiciiOn or !he
slbfeet property prOject srte
SHEET IN DEX
7. The contractor and.tlr subcorltractors are to veri1y ALL eXisting conditiOn's and.lof dtscrepanctes
belore oom~nclng w!th work '" order 10 ensure coniOJmilflCe with the "Construction
Documents·. ALL dlscreP6f\Cies Sl'l&l f oe or ought to tne anenttoo ol Bri:l Rowe and/or 1M
Struct~al Engineer of AocOI'd pnor to commencement 04 constrlJCIJOO. All requeS1s lor "Change
Ofoers· snan be submJned 1n ..mt1ng to Britt Rowe tor apProval
e. Brltl Rowe is not respoostble lor me etectJon. labfieauoo and/Or relallve iOb satery. lh!!J general
con'.ractOf soaH comply wttnall reqwea satetyocders per CAL-OSHA reqUirements and
regula\looS.
9. Regard ass of d imensions shown, all new worX sha.~ align exactly with e xisting work with respect to
11001 e levabons, COlumn cemerhnes., w all faces. etc ... (UNO)
10 Layout lOt: new w or'ills largely ba"&ed upon relationships to exlstrng conditiOns of th& cite and/or
exiS'.mg stl'uctwes. Any queS11ons regarding the rntent re\aled to tne layout o! the new work shall
be bfought to m e anen1100 of Bl'itt Rowe . pnor to the commencement Of MY wane. The conltacta.
shall immediately noti1y Brttt Rowe ot aA drSCfe panctes poor to l heCom!TMincemeru of any 'NO!'k.
,, . Preference shall be 91ven to wtittenlf~gured dimensions on the dra-Mngs over s~led
measurements. The 'Plans, Speel1rcations and General Notes· are rntended to agreo and
supplement one anothef. Anything indiCatedn one and not the other. shall be exltCUted as if rn all.
In cases ol direct coonict. the mos'l resttictive shaH govem.
1 :':. A a-work ~~ bo plum~. :quaro .t~nd :rue and shaD De of ~ ~'Orkmou'llike" quality as acceptnblc
to the aPf)(opriate trade's S1anaa rd practiCes and fOOSle ot thoEI vade's coul'\dls at"'diOt
organrzabOM.
13 Anyw<:rt af'ldlo( item not $peCillcaltycaU~Ior in '1M oraiW'IQ'$. bVt required tor a complete and
tully tunctlon!ng 1nstallat10n consistent with the intent Of !he ·c~ructron Documents' shaN be
supphd by tne gene1al cootrac1ot" and/or subcontractors as requred.
14 The Intent ol tne ·eonstruetron 0oelJil'lents• rs to ~lude AU. labOr, materials, equ~pment and
transportatiOn necessary tor the complete ana proper executiOn o1 tne work.
15. TM prOj-ect ·spedf~r::atiOO Boo!( shall take precedence over note d specihcatlons Whsn
applicable.
16. Civil. Sot! and Strtxti.Xal Engm&enng speoilc.ti iOI'I$ Shall taKe pr&eed&nee over any other
specifications
17. Britt Rowe retarns all ngnts and ownership to al orawrngs a nd speei!K:&tioos. These documents
may not be used in wnote, or 1!'1 part. witnout the expre ssed writi&M consent !rom Britt. Rowe
1 B. The OWner/DelfflloperJChent reserves the ngflt to make al'tera11ons 10 1he des9n dunng the course
ot conS1ructlon. AI changes shaM be approved by the \ocal buildlf"'9 official and shall, in any case.
complywrlh 1he cooe"' Mibons ot the c~c. CBC. CMC, CPC, CFC, cec andlot" CES as required.
19 New Construction ot' remodeling is largely oependent upon existing Site condittons and there101e
a ·srte Suntay" iS recommended and it pm'llded, shall bt generated by a ticens.d L.md Surveyor
or Re<;lstMed CtvH Engtnee r a nd Shall cootarn me lollowmg in l«malton: Property eomers. property
lines. existing buldlng(s). ease ments. topograpny lines, ut~ities andfor rHgr\il'ieant trees_ 11 a ~te
S txvay is HOI orovtded. Srltt Rowe will oo1 be held responsible tor any •nd ~ dliwepanoes
retatJng to trte Site aM e 11:ist1ng eondit~s. In any event, Britt Rowe Shall not oe rospon$1bla tor
work per10fm&d by otners ana provided l or 1ne purpose Of com~tlng the pro,ect
GENERAL PROJECT INFORMAT ION
~:
Prolect Address:
Aftj:
L!>l..Si.«:
~:
Z<!ning :
ILAkl:
Occ:y gancy Group·
Type of Construction:
FaoorArea
(n) AddrtionArea
(n) CeHar Area
In) Total Fkx>r A,rg
Setbacks
Fn>nt
"""'
LeftSiOe
Coverages
Uvtng Space
Pofches & PatiO
Accessory Garage
B uilding Height
Main Residence
Mr. Randy Dltz~t
112 Los Gatos 81\ld.
Los Gatos. CA 95030
112 Los Gatos Blvd.
Los Gatos. CA 95030
532·29-101
7,132 SF(. 16 Acres)
Rat fless Than 5%)
R· 1 D (Res<Jential Downlown)
R3N
V-8
1296.00 S F
527.00 SF
1960.00 SF
Provided
{e) 18'•1'
tel 5'-0"
Proposed
t823.00 SF
4193,00 SF
464.00SF
Nol inCluded 1n FAR
R&qulred
15'-o"'
5 '{)'
Front& Rear
AUowed
30'-o'
PLAN SYMBOLS
~ ELEVATION INDICATOR 8 SHEET INDICATOR COLUMN GRID INDICATOR
@ DETAIL REFERENCE ~ BUILDING SECTION SYMBOL
SYMBOL X= HORIZONTAL
Y =VERTIC AL
& o·
REVISION SYMBOL + MATCH LEVEL LINE
SHEAR WALL SYMBOL FLOOR ELEVATION
[2J WINDOW/DOOR SYMBOL E9 DOORS= NUMBERS
0
WINDOWS= LETTERS NORTH ARROW
"r" INDICATES TEMPERED
SAFETY GLAZING (TYP.)
VICINITY MAP
·'
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Scope ot Wo rk
Remodel & addition to an existing single fam 1ly. single story, residential home. The
additions are as follows: (1; Add~ion@ the rear of the house for a new Family Room,
Master Bedroom & Covered Pat1o. (2) A new cellar shall be constructed underneath the
extsttng house. The house shall be lifted. Sl4Jported . str uctlJI"ally retrofitted and replaced
in rts existing location. The cellar shall be provided INith a Bedroom. Bath, Game Room
and Mechank:al Room.
In addition to the addrtlons, the entire existing house shall be remodeled & proVided with
new 'Nind0¥15 and doors throughout except at the front facade which is htstorical and
shall be ~tt "as rs~. The existing area of complete remodel is 1296.00 SF.
See architectlJ'al & structlJ'al plans Within this set ol plans.
PROJECT CONSULTANTS
BUILDING P ESIGNER.
BRIIT ·ROWE
David BrittiMichael Ro\Yeffony Rowve
108 N. Santa Cruz Aven:;e
Los Gatos. CA 95030
408.354.6224
408.354-6514 (fax)
peloncito@mac.com
I24 ENERGY ANALYST
FRI ENERGY CONSULTANTS. INC.
Nicholas Bignardi
2 1 N. Harrison Avenue , Suite 210
Campbell. CA 95008
406.866.1620
title24@ix.nelcom.conl
PARCEL MAP
. . . '
STRUCTURAL ENGINEER
CHARLES WILLIAMS ENGINEERING
M r. Charles Williams
PO Box 1152
Vrountain View, CA 94042
650.279.8756
ctwce@lao! oom
.
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R EVISIONS: #
BR
Britt· Rowe
108 N . Santa CI'\Jl Ave.
Los Gatos, CA 95030
408.354.6224 {office}
408.354.6514 (lax)
www.britt·mwe.com
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SITE PLAN NOTES :
'·
2.
4 .
5 .
..
7.
See ov• Eng&neef's "Grading&. Drainage Plan(s)" as appliCable for IDP09faphy, srte work &
unoerground oonstruc11on (typ.) A R grading :mall be per10fmed 111 accordanct'l with a~ local OOCHIS
& requrements. C ivil Eng1neer·s plans sr.ab tal<e p-eceoence Oll'er any arctmectural si'le plan(s/
and/or landscape Plan(Sl
In new coostructiOf\ aU proposed ubl1t1es sha~ De rnstalled underground: See sp&a!IC utility
proviOer's engir.&ered drawir.gs a !'\d.-or aetalts lor layout. oes~gn &. speeifrcanon 01 ser\I!Ce . When
ell'!sttng S8W8f laterals are appl'ovod tor reuse. e mbng hoes sn.an be teleVISed and approveo by tne
1~ Ul'lltat1on diStrict prior to ltnaJ •nspect1on
W'\&n reCJUireo and as appliCable. a llcefi'Secl Civil Engr.neer or lJ~nsed Land Slswycw slll.ll
pro\lioe v.Titlen ei!r1iflcatkln ot setb&ck compliance 11om property hrws & aJi rolat1ve pod elevatiOnS
!Of all newoonstrucbon on the Site.
Ut'lless noted omtrwise on Civil Er.g•r.Mring Plans (Grading & OtalflCl9QI). 1t1e ground •mrned4ately
adjacentlo the ta<.roatJon shal oo slapea away lrom me buila.ng at a sk)pe of s~k tor a rNnunum
distance ol 1 0'-0'" mea~e o perper.cl•cWr to tne lace ol the wall. It pnysteal oostructlons or lot ltnes
Pfohibi110'.()" Of noril:or'ltal distance. a 5".4 slOpe shall be provided to at1 appr011eo atternauve
metnod o1 dlvttrtlng wafer away !rom the !oundat1on. Dta1nage swales used lor tr.s purpose shall
be sloped 2% where located .,thin 10'-o' ~the buN~og loundahoo. Impe rviOUs surtaces wi1hm
10'..0' 01 me Wiktlf'l9 foundation ShaM be sloped a minimum o1 ~.4 a way trom the bUildin g. CBC
1803.3. See exception ror allowable fiNsl'l gra de stope reouctioo 10 ~.a way !torn sttuctl.lle.
A ~ trees marked on the "Site P~n· 001 scheduled lot' removal st;.a.l oe protected by tne appropnate
uee ptotectiOf't measures identified by tne consutting Arborisl ot rttCOfd or local plann~ng jlA'lSdiCllOn
as appi!CabMI & requtfed as a cor'ldjtiOO 01 appro11al. No equipment. malerlals Of w ork Sh&l
commenca until al tJee pmtedlontencing is Installe d. Tr~ protectiOn fencmg shaM rema.n in place
unt~ tne or01ect tS ready lor liN! •nsoectJon. An11 work rf!QUifed within tne l enoe<:t protected a rea
shan be pet10m1ed with hand r~s.
As appi•CBble. see consutl ing L anascape Archnect's draWings !Of lta1W<Xk.. pa....,ng, reaeabonal
fixtures . Pfoposed plomtJng & imgatlon lnStallallons.
Pfemls-e ld!!nm ;c.uon· ApOfOved nl.f'nbers or addresses snail be proll'iood tor ail new C>ulldings tn
such a position as to be plainly VI sible & legible !rom the stree t or road fr0!"1\lf'l9 the property, CBC
SectiOO 501.2
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SITE PLAN
lo) LIVING AREA: 1296.00 SF
fo) FRONTPORCH: I 54.00 SF
(e) Residence
\
•·Tree
118". 1'-0" ,,.
./·
IO"ltM :'p · .•
(e) Garage
Guest Cottage
{e) Garage
(e) Garage
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REVISIONS: #
BR
Britt · Rowe
108 N, Santa Cruz Ave.
Los Gatos. CA 95030
408.354.6224 (office}
408.354.65~4 (fax)
www.britt-rowe.com
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DEMOLITION NOTES: t• .. _.bltl
1. Scope~ wotk to be removed anaiOf ~ sn.l Dt l'ldlcateo on.-.. orawv.gs & shal rduoe
tnt oetnc*oot\ rM~OYal andlof rttocatton 01 tXllllng tMtenals ano.b' assetnbl..s nec:essaty to
II'IStal andJOI' c.onstruatne oro,ec:tasrncklaea on 1M tlt'opclliMd Iocr pl.ans. elevations & other
pW!sCXII'l&alnad Wili'WIWIOJIWW19MlAiot~SNICOOfCiina,:e with 1ne eiCl*l'll oi1ne new
work on 'hi PIOPOSed Dlan5
2.. Tnegef*al oontrac:tof Shill onegn.CONNC1 &. proYIOt proper lhOnng & SlrUCU'It support as
r&q.Med trvougnout 1h8 oetn011110n procea & connuc:won as 1~ per CAL OSHA
reqLMetnents.
3. Alemung DQrtiOnS ot tne pro;.c:c Nl •• ot"9"'ttd to rtmal'\ $hll De protected trom oamage
Any questiOn a s to wt\tt st1a1 rema.n.,... oe Dfougtlt 10 h aa.rD:Jn ot N deagner and/or OW'Oe!
pnor lo COITIITI6I'ICemenl of.,. WOf1(,
4.. v.here AfVt119t and/oc' recyd~ng ISI41QUW.0 f7t tnt oraW'11"9' andlor sr>eeibcauons. 0t so 01rec~M by
the local 1~. all mater ... s, tooures.~. MC;_,It\altbtr~ Dy hand 1n a caret!.A
mamer \o avo.a damage and Uai'IS!)Or1~ to the app~opnate taalltJes.
5 . Ounng the OOUI'$t ol demolition. n ~be 1M respont.tbU")' 01 the ~rat contraclor to use
W'tlate.ver methOM reauued tollml'l the amou'll ot akbome dull & dirt. Folow •I 'Bay ,._,_. Arr
Quality Managemenl Olstrkt" r.c:ommendatlons and ftQUII'.,...ntstu applleable) tor all aspem Of
t.'le demolition. lf'duOr~. as •ppi~Ctb6t, N removal 04 as~os mtterials.
6. Remove & replace a1 dry.ron&dllermae oam~ tram~ memoors as rtquire<l and permln&d
Remove (a) walls, wnoows & OOOf1 as ~teo on IN DemolitiOn Plan. ReconstrUC1, re\Oe.\te
and.lor reptace per new floor plan. Remow (e) oaHOowds. Ct"own & cuing wnere watts. Windows
ana ooors are to De remowd & replace~~ new finiSh plarVIcr!edule a~ appli~~;~.
PlfKTIOvehllioca le (e) eMic.lrical fixtvret, il\lli\~il and wtlits aa r•QU~red. Upgrade ma~n panel as
required to Sfllrvic:e new ej&etrrcall0&05. Remove (•) arcu~ to 5Ub-p~~nel or marn panel or 1o
nureSl ac.trve SWI&cfl or tUnchon box . Sat~y tie & e.p all termlnat~ as req~od.
8 . Remove (e) ftOof eovenng 1n all areas ot O.moli\100 & replace PM lrr.st'l sch&aule Of I)IM. Remove
al e.abinfltry as lf'ldleated on plans as appllcai:M to 1he new ~)'OUt
RMnDve all rougn Plumbing. 1ixtlns and hlrdware as lf'ldlcaled on plans as apphca~l!!. Cap
\OimiM\IOOSaSreq&M"ed.
10. H ~ serw:e tslo be 101eflupted. verify and contrrm w.OWMI' r~rding trmmg to I mit
;nc:onvenence. ProwM temporary ..,.,w;. as rtqUtre<l and pe:rrntt~e<t by kX:al p-l$ddt0n.
11. ProWie durT\p5ter and naula way debriC as r~ecs 10 rnarun a c:6&an ;oc she. AI eonstruct10n
lf\la(lentnce with public str .. ts. curbs, gun.rs & walirwa)'l shal be apprOYed by the bcal
JLM'rsdlclon and Shal n any case kept deaned & tree ot any oebftS Nt rn.y nertere ~ too.
nonnal-
DEMOLITION AFFJDA VIT
Non·Ilistnric Structu m CNnl jn a n bislnric; d jst ritt or on 1 b iyori£ !itr and{nr s;oogructtcl :.aftu 1941 1
l)npnlition : The definition o(dcmqljtHm I(S£1 £or1h jn Stttton 29 10 020 jc a ttachrd.
Oemoliuon of a ~lruCiure means:
Demolition of more than fifly (50) percent of t ll ex tenor walltJa~
Failure to ma.intam a contit uou s lCOOnecuntt wuhout a hreak) ponaon of exi5un~ ex tenor wall ua that
ill 50~ (If more of the t{l(al e Atcrtor wall area.
The rcm.,ining exterior wall an:a mu~t m.untain t tthfr the: exuting mtt.-rtor or exi~tms e :uenor wall
t.uvcrin ~,;.
lli"toric St C\JC'tum <Located i n a n hi&od c di ~ldc;t or o n a historic ~itc and/or cond ruclcd hdorc 194 11
H('mnlit jon : T ht; ddinit inn of drrnolit jon as set [nrtb jp Stc;tj,)ll 29 10.020 is .atta<;hrd.
Dc moliu on oi a hi storic structure me•ms:
Removal of more than twcnt y.fivc (25) percent of cbc wall area facin' a public sncct(s) aodlor fifly
(50) percem of all extenor wall an:a: or
Encl~ure or aller;nion of more than twenty-live (25 ) pcr~m of the wall am facmg a public street
and/or fafty (50) pcrt:e nt of lhc rxu.-nor w:tll are a so th:.tt they no lont:l!r funcuon as eumor walls.
All rc:maining ex tenor wa.JJ area must be conut uous. No new c.Xh .. 'ftar wall rovcnnt shall be pcrmlltcd OVt.'f
the cxasolllli! c.xtcmx wall t.'O\'enng. Then: an: cxc."tpuon~ for replaetmcnt. rep:nr or removaL Please ~ec
Ad dition:.al lnrurmaJion·
When a sta~on of an extcnor wall ha.li both the antenor and ex tencw wall cnvenn~ removed.. lhJ~
!o«.1ioll of Will t.s '-Vf\S~t.:IJ dt.molish...'\1. t'VCR af the !i6ruc.1ur•l l,:uruponen&s (u:. Mu'h ur sheathinJ) ol
the "'..all rcmam. eActp1 for h.ntoncal suuetures.
Dry f()( 01 any other danur~c docs not exempt the prof«l from any prov"ion set forth by Seaioo
'2-1.1 0.t1J030. rr )'OU filkl dry rut ant.1 nc=cd 10 n.•p;u r it, STOI' W()W.K ant.! wnt»c.1thc Ph.nnm~
fkp.anment :u (40R) 354-AA 72 to dL'W~' 1he changes RF.FORF. YO U Pk OC:P.F.n .
If you enroumer an umnuapatcd snua non tha t dlan~t' 1he r.corc o( worl:. STOP W O RK and contact
the Planrung Dcpan.mem at (40~) 354-Mn to dtscuu the ch:.inf.CS BEFOR E YOU P ROCEED.
Exterxw-wall roven ng mean~ the fm adled surface of an el(eno r wall (u :. ~tucoo. ~icbn& or slunglcs'
Inter~« wall c:ovenng mean~ the f1ni,I)Cd ~\llface of an ameraor wall Ci.e. ~beetrock or pl a~t er)
Extenoc Wllil 11\t"ilflS the: sak or ll buihhn~: l'Vfli)(CUng fwndauon lind ruof. " W;t ll c:ncomp...~ses the
tot.aJ heit:hl and wadlh of 1hc llide of the hu1hhnt;. the txterior or imcr lor wall covermg. and
stud~structural elements u~c.d m frami ng lhe w,dl.
Existmg wall area (]ucs nut mdudc t:Jtt~tan.l' door and winOOw upc:nan~~:~-
lf dte cooncct1on from the roof all the way to the foutld:mon ~~ broken. t:omiguity is broken. A one
foot minimum connection 1s t)'Pitally rrquarc:d to quali ly ;n crnlii~IJOU~.
I bwvt read a nd undtrstand aall lbt infonnat iun on this p:t~e
Proptr1J' Ow nt'r ____ _,.rc:hhect of H.ecord -----
En ~inct•r or Rttnrd Contrat.1or of Rf'Wrd -----
•• NOTE ··
It i s stron gly recom mended to condu c t a p re-construction
sit e meting with the Town o f Los Gat os Planner o f Record & desig nated Building Offic ia l to
completely un derstand the de mo l ition d efinitions noted above.
-~======~~~~~~~~:=~~~~··~~~~~~==~~~==~~4=
,______ ~~~lriY ,.,.!!~~..... ~--'=:
c:::=::::=:J (c) OF Stud Wall to Rcrnli in
(cl O F Stud Wa ll 1o Rcnto v~
New Opening Cut in (c) Extenor w.,u for DoorM"indow
Marntam a Mammum of 1r H for Wall Contrguny
(E) FLOOR PLAN -DEMO
(e) LIV ING AREA: 1296.00 SF
(e) FRONT PORCH: IS4.00 SF
( EI\.W .. Ccwllosr.!ll!'f •
Demolition ot Exterior Wall Area: See Elcisting Exterior ElevatK>ns
Total Erterior WaU Area: 869.00 SF
Total Exterior WaH Area Removed: 394.00 SF (45%)
Total E.:te nor Wan Area to Remain: 475.00 SF (55%)
1/.:: ... 1'·0 ..
0 '
:! ~--,' :---~ :
REV ISIONS : #
BR
BriH ·Rowe
108 N. Santa Cruz Avo.
Los Gatos. CA 95030
408.354.6224 (oMice)
408.354.6514 (lax)
www.britt-fowe.com
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:c::::::~:
(E) LEFT SIDE ELEVATION (NE)
(e) EX1enor Wal Area: 193.00 SF
(e) EX1e r101 Wal Area to Remove : 95.00 SF (4~-'l
(e) EX1enor Wall Area to Rema1n: 98.00 SF (51%)
--·--
--,---====~ -----·-IRIIIRif -_ o-o = ~:' 0 = 0 I ~-;===; n=; ,..-_.--~: ii==i "--,
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··--·-··--·---·--··---··----··----···-·--------------------··---·------···~-·--·-·---·-----·· -·-·--·
) ... $411
---------------------------------------------------------------+--'----1r· ~
1/4" :it: 1 '-0"
(
(
•• No CN!t'lO! to "'-"t &..1*'1 ..
~~--------------------2E~~~M~~~W~a~l~~~i~~~~lyL_ ____________________ ~J r I
(E) FRONT ELEVATION (NW)
(e) Exte110r Wal Area: 251.00 SF
(e) Extefl()( Wal Area to Remove: 5.00 SF (2%}
(e) Exterior Wal Area to Remain: 246.00 SF (98%)
: p
p
p
(E) REAR ELEVATION (SE) ill) RIGHJ SIDE ELEVATION (SW)
1:! ~=~::~:::~we~~· 218.00 sF (100%)
(e) E~enor WaJI Atea to RemaM"l: 0.00 SF (0%)
(e) ExteOOf WaJ Area.; 207.00 SF
(e ) Exlefl()( Waf Area to Remove: 76.00 SF (37%)
(e) ExteriOf Wal Area to Rema10: 131.00 SF (63%)
REVISIONS:
BR
Britt· Rowe
108 N. Santa Cruz Avo.
Los Gatos. CA 95030
408.354.6224 (olfice)
408.354.6514 (fax)
www.briU-rowe.com
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P~aftluoa~ ~~~~ __________________________________ J -
(N) CELLAR FLOOR PLAN
(n) LIVING AREA: 1960.00 SF
T-<' ?1'·tl'
29' ...
114"-1'-()'
=
g~tOfPIImJ!'
Cn) 2k OF Stud W~ll to Con~lr\ICt
U5C 2x4 DFI2 Studs (typ.) UNO
lll''W Poured Cooerctc: Retamtnc Wall
Sec Foundation Plan
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3. fJ:'9~~~:! ::'tt!':!!;e\e :!,!! ~ !"c!::·h an
.II:;:J;;1ttMlte bKIIW.Nf 't'J.M & ~ vM IUPC 710.4)
4. lroe clr~ p(III"'Q lfOm ""'-ouement cUnong; M!Ur" WI OIISCNI~ 11"'0
., apor~ w*t'..,... wmp. fJOm sutn aumo ourro .. ,,,.,. sNI be lifte<l
INOtnebU6oll'lfOtWi fllt M ~~$0f puono&.
~~----------~S~T~A~I R~&~·~HA~N~D~RA~I L~RE~Q~U~l~RE~M~EN~TS~-----------------------
REVISIONS: I #
BR
Britt· Rowe
108 N. Santa Cruz Ave .
Los Gatos, CA 95030
408.3S4.6224 1office)
408.354.6514 (lax)
www.britHowe.com
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(N) MAIN LEVEL FLOOR PLAN
(<) LlVING ARE/\: 1290.00 SF
(c) FRONT PORCH : 154 00 SF
(nl /\DDITION : 521.00 SF
(nl COVERFD PATIO: )Jq 00 SF (REAR)
~-·-~ I ,.._.
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'
REVISIONS: #
BR
BriM· Rowe
108 N. Sa n1a Cruz Ave.
Los Gatos. CA 95030
408 .354.6224 (office)
408.354.6514 (lax)
www.brilt-ro we .com
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EXTERIOR FINISH NOTES
jROOFING :
Clas$ fl.. asphalt compoM:10n roofi ng shngles (40 year) ol~mum 301 buidtng ~or 6Qulll. o/CDX or OS8 roo1 sheathng. Roof material
eo1ots aMJOt manufilcW'efS W I be se4ec~ and ~oved t7)' U. crOJ)8rty owner. OSB plywood s.healhng may be used n l+eu ct s.tandard
plywood upon receMng approwl from the I!Ogll'leef of retOfd. Whefe f'OOf slooes ate es triOn 4112. use (2) '-yers of roofr~g underbyment CRC
R905.2.2 & R905. T .2
SIDING :
Exteoor Walls: Hon:r.ootal wood siding 10 match (e), o/(1) ~yet ot30t ~lnQ DQPet Ot OQIJII. oiCDX plviNOOO wall stteathr.g, nailed 0 6/12
min mum. See enaineer's ~sheaf WaJI Schedu~" tor soec•tied otywood lh.cknus •nd rTilnwnurn nailing reoulfetnet1ts. OSB wan sheath~ ~T~ay
I be used in heu of plywooo with Pngineer of record '5 approval.
I Non Shear WallS: Provide a minmo..rn ct. 318~ COX pty'woOd w3ll sheatNng. MFul W rap". Na ~ w/&:1 0 6112 m.nii"''UTT. For remodel pt'Ofe:Cts, onty
new w;~lls Shal recetvoe full wn~.p M\eathing (UNO).
W31 Base: ProYiOe C¢Rlei"Of G.l. base of wal dnO tasn.ng \WoMO screed) pet CBC Sec10"t 2512,1.2. k\stat 2" mnmJm OlboYe paved surtaces.
& 4 " aboveearthgr9des..
OOORS & WINDOWS:
ACCENTS:
DecotawerJ09e
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'----------------------:tt::.~----------__J
FRONT ELEVATION (NW) 1/4" ::1 '-(t"
~-~G.l~----------,
'
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-----------------------------------------'-----------------------------J---------------------------------------------------------------------------------------------------------------------------' ' ' ----------J--------------------·
L EFT SIDE ELEVATION (N E) 1/4 " _, '.()"
REVISIONS : #
BR
Brin ·Rowe
108 N. Santa Cruz Ave.
l os Gatos, CA 95030
408.3~.6224 (office)
408.354.6514 (faxl
www.briU·towe.com
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EXTERIOR FINISH NOTES
jROOFING :
I siDING·
\Ekterior Walls: Honz.ontal wood siding to matc h (e). o/(1) ia)'er of 30• buitdii'IQ paper or eQual . oiCDX plywood wall $heathing. nailed C 0112
im.onimum. See engne«'s -snear Wall Sch@dule~ fOf soecil red plYwood thici<Oess af'\d mifwi'IU1"1'1nailing ftQUJrements OSB walt ~th.ng may
I be u sed n lieu of plywood w tth engineef ol ff!CO(,_ds"'a:>ppmval==· -----------------------1
/Non Shear Walls: Pn:rvde a minimum of 318" COX ptywood wan sheathing, ~Fuii Wfap". Ni!!il wf8d 0 6112 m il'\itnum. For remodel pm;ects, onty !new walls Shall receive full wrap ShealhlllQ (UNO).
!Wall Base: Pr~e copper Of G.l. baSe of wall dnp flashing (......eeo screed) per CBC Section 2512. 1.2. Install 2' miomum above paved surtaces
I& 4" a bove eartn grades .
l
!DOO RS & WINDOWS:
jAJ exteuordoors (with glass) & winaows Shan be constructed with oual caned. low "E" glazng. Tempered glazng st\311 be required per CRC i Sections RJOS & R311. Ooof & w i'\Oow manu1actlJII'er sha~ be ~ted & approved Dy tfle property owner. See Sheet OW.1 lor additional door &
iwm ow notes & s.c:hedules.
i See Exterior Eleva tiOnS foJ <'ddit~l wa~ & roof det aits & SP!(:iflcatiOOS.
: c:::J .
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REAR ELE VAT ION (SE)
,.---------===StyP ...
21 .S"llfrG.t t 2"•tii'GJ
Dec:ol'alivetidge ~&
eav.Otack~to maldl(e)
114" -1 '-o"
____________________ .._ __ ~---·---··-----------------------------------------------------------------•--------------------------------------------------------------------------------'-----------------------------------------
RJGHT SIDE ELEVAT ION (SW) 1 14~ ::::t ·.o·
REVISIO NS: #
BR
Britt· Rowe
108 N . S anta Cruz Ave.
los Gatos, C A 95030
408.354.6224 (offH::e)
408.354.651 4 (fax)
www.britt-ro we .com
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REAR ELEVATION (NE)
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(n) Accessory 2nd Floor Plan
Livms Area: 464 .00 SF
No Added SF
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(n) Accessory Garage Plan
Gar~~gc Area: 4(.4 ,00 SF
RI GHT ELEVATION (SW)
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REVISIONS· I
BR
Britt· Rowe
108 N. Santa Cruz Ava.
Los GatO$, CA 95030
408.354.6224 (offK:e)
408.354.6514 (lax)
www.britt·rowe .oom
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