Item 2 - 115 University Avenue
PREPARED BY: JOCELYN PUGA
Associate Planner
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS
HISTORIC PRESERVATION
COMMITTEE REPORT
MEETING DATE: 06/28/2017 ITEM NO: 2
DATE: JUNE 22, 2017 TO: HISTORIC PRESERVATION COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: PROJECT LOCATION: 115 UNIVERSITY AVENUE. PROPERTY OWNER: LARRY VERTIN. APPLICANT: KOHLSAAT & ASSOCIATES, INC. REQUESTING APPROVAL OF AN APPLICATION FOR A MINOR RESIDENTIAL DEVELOPMENT IN A HISTORIC DISTRICT FOR AN EXTERIOR MODIFICATION TO A CONTRIBUTING SINGLE-FAMILY HOME IN THE UNIVERSITY-EDELEN DISTRICT ON PROPERTY ZONED R-1D:LHP. APN 529-03-008.
RECOMMENDATION:
Review information and approve the applicant’s request.
BACKGROUND:
A. Property Details
1. Date primary structure was built: 1910
2. Town of Los Gatos Historic Status Code: I, Preliminary rating: Contributor to
Town’s historic feeling and appears intact
3. Does property have an LHP Overlay? Yes
4. Is structure in a historic district? Yes, University-Edelen District
5. If yes, is it a contributor? Yes
6. Findings required? No
7. Considerations required? Yes
B. Comments
On May 24, 2017 the applicant requested approval of an application for a Minor Residential
Development in a Historic District to enclose an existing rear porch to living area, add a second
story rear shed dormer, and enlarge an existing second story front shed dormer. At the May
PAGE 2 OF 3 SUBJECT: 115 UNIVERSITY AVENUE JUNE 22, 2017
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BACKGROUND (cont’d):
24, 2017 meeting the applicant provided a second option for the Committee’s consideration,
which included gable dormers along the front elevation and rear elevation. The Committee
discussed the matter and continued the item to the following meeting. The minutes for the
May 24, 2017 meeting are included in the June 28, 2017 agenda as Consent Item #1.
In response to the Committee’s feedback, the applicant has provided two options for the
Committee’s consideration. Plan A (Exhibit 1) proposes to add a gable dormer to the first and
second story along the rear elevation and to enlarge and modify the existing second story front
shed dormer to a gable dormer. The applicant reduced the lower plate height of the proposed
second story front gable dormer from the May 24, 2017 proposal, to six feet, nine inches with a
maximum of approximately ten feet through the center ridgeline of the gable dormer. Plan A is
the preferred option by the applicant.
Plan B (Exhibit 2) proposes to retain the existing second story front shed dormer as is, to add a
gable dormer to the first story of the rear elevation, and to add two gable dormers to the
second story of the rear elevation. Because of the approximately three-foot, nine-inch plate
height of the existing shed dormer on the front elevation, the space would not be permitted for
the use of a bedroom as the window does not meet the required egress by the California
Building Code. The maximum plate height under the existing shed dormer would be eight feet.
DISCUSSION:
A. Required Considerations
_X_ 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:
1. 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.
B. Town Policy
_X_ That the work proposed is compatible with the neighborhood.
PAGE 3 OF 3 SUBJECT: 115 UNIVERSITY AVENUE JUNE 22, 2017
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Attachments:
1. Development Plans, Plan A (seven sheets)
2. Development Plans, Plan B (seven sheets)
Distribution:
cc: Larry Vertin, 115 University Avenue, Los Gatos, CA 95030
Kohlsaat & Associates, Inc., 51 University Avenue, Suite L, Los Gatos, CA 95030
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TTHE:VERTIN RESIDENCE115 UNIVERSITY AVE. LOS GATOS, CA. 95030AS SHOWN
A-1
6/12/17
161
TITLE SHEET A
115 University Ave - Google Maps https://www.google.com/maps/place/115+University+Ave,+Los+Gatos,+CA+95030/@37.2234395,-121.9815553,17z/data=!4m5!3m4!1s0x808e35fab241e185:0xc219b16acc031c14!8m2!3d37.224375!4d-121.981684
2 of 3 4/12/17, 4:17 PM
VICINITY MAP
SITE
PROJECT DIRECTORY
ARCHITECT:
KOHLSAAT & ASSOCIATES
51 UNIVERSITY AVENUE, SUITE L
LOS GATOS, CA 95030
TEL: (408) 395-2555
SCOPE OF WORK
REMODEL MAJORITY OF MAIN FLOOR, CONVERT REAR PORCH
AREA TO LIVING AREA. CONVERT COUNTED ATTIC SPACE TO
LIVING SPACE, ADD REAR 2ND STORY DORMER & 1ST STORY
GABLE, MODIFY EXISTING FRONT DORMER.
STRUCTURAL ENGINEER:
4X ENGINEERING
4340 STEVENS CRK BLVD. STE 172
SAN JOSE, CA. 95129
TEL: (408) 642-5464
CODE COMPLIANCE
THIS PROJECT SHALL COMPLY WITH THE 2016 CBC PART 2,
CRC PART 2.5, CEC PART 3, CMC PART 4, CPC PART 5,
CBEESC PART 6, CHBC PART 8, CEBC PART 10, CGBSC PART
11 AS WELL AS ALL APPLICABLE STATE & LOCAL CODES.
SHEET INDEX
PROJECT DATA
PROJECT ADDRESS:
OWNER:
APN:
ZONING:
OCCUPANCY GROUP:
CONSTRUCTION TYPE:
SITE AREA:
ALLOWABLE FLOOR AREA-
RESIDENCE:
ALLOWABLE FLOOR AREA-
GARAGE:
115 UNIVERSITY AVE
LOS GATOS, CA 95030
LARRY VERTIN
115 UNIVERSITY AVENUE
LOS GATOS, CA 95030
(650) 804-9908
529-03-008
R-1D-LHP
R-3/U
V-B
5,050 SF
= .35 - (5.1 - 5 X .20)
25
= .35 - (.0008)
= .349
35% X 5,050 = 1,767.5 SF
= .10 - (5.1 - 5 X .07)
25
= .10 - (.0210)
= .099
10% X 5,050 = 505 SF
FLOOR AREAS:EXISTING PROPOSED
SETBACKS:
FRONT
SIDE
REAR
MAX HEIGHT
15'
5'
20'
30'
REMODELED CONVERTED
MAIN FLOOR 1,263 SF
ATTIC 796 SF
BASEMENT 528 SF
GARAGE 260 SF
PORCHES
142 SF
FRONT
REAR
54 SF
-54 SF 88 SF
1,317 SF
648 SF
0 SF
0 SF
0 SF
831 SF
240 SF
260 SF
528 SF
648 SF
0 SF
0 SF
0 SF
0 SF
240 SF
2,701 SF 831 SF 648 SF 2,553 SF53.4%50.6%TOTAL
0 SF
LOT AREA
MAIN FLOOR
GARAGE
FRONT PORCH
REAR PORCH
1,263 SF
EXISTING
260 SF
142 SF
240 SF
PROPOSED
88 SF
1,317 SF
240 SF
260 SF
1,905 SF 1,905 SF
PARKING SPACES:1
37.7%37.7%
A-1
A-2
A-3
A-4
A-5
A-6
A-7
A-8
TITLE SHEET A
AS BUILT/DEMO WALL CALCULATIONS
SITE PLAN/AS BUILT PLANS A
FLOOR PLANS A
A ELEVATIONS FRONT & LEFT
A ELEVATIONS REAR & RIGHT
A SECTIONS A, B, D
A SECTIONS C, E, F
FRONT LEFT PERSPECTIVEFRONT RIGHT PERSPECTIVE
REAR RIGHT PERSPECTIVE REAR LEFT PERSPECTIVE
PLAN A
ATTACHMENT 1
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TTHE:VERTIN RESIDENCE115 UNIVERSITY AVE. LOS GATOS, CA. 95030AS SHOWN
A-3
6/12/17
163
SITE PLAN/AS
BUILT PLANS A
796 sq ft1,263 sq ft
142 sq ft
240 sq ft DWF AREA IN ATTIC COUNTED TOWARD F.A.R.OVER 7'-6" DOWN TO 5'(E) COVERED
PORCH
(E) COVERED
PORCH
RESIDENCE ATTIC
LIVING
ROOM
DINING
ROOM
MASTER BEDROOM
BEDROOM 1
BEDROOM 2
HALL
KITCHEN
BATH
COVERED
PORCH
DN
DN
ATTIC
ACCESS
530 sq ft
W D
29'-11 1/2"20'-10"(E)
W/H
(E)
FAU
UP
UTILITY
BASEMENT
NN
240 sq ft
260 sq ft
15' SETBACK5'30'20' SETBACK5'
(E) 200 AMP
SERVICE
(E) WATER METER
(E) GAS METER
(E) COVERED
PORCH
(E) COVERED
PORCH
CONVERTED PORCH
TO LIVING SPACE
CONVERT COUNTED ATTIC SPACE
TO SECOND FLOOR LIVING SPACE
(E) GARAGE
(E) MAIN FLOOR
(E) MAIN FLOOR
(E) CONCRETE
DRIVEWAY
UNIVERSITY AVE
Ç
SIDEWALK
ATTIC AREA ALREADY COUNTED TOWARD FLOOR AREA
CONVERTED COVERED PORCH TO HABITABLE AREA
CONVERTED ATTIC TO SECOND FLOOR HABITABLE AREA
(E) MAIN FLOOR AREA
(E)
A/C
PROPERTY LINE 50.01'
PROPERTY LINE 50'PROPERTY LINE 101.5'PROPERTY LINE 100.5'BRICK
GRASS
PLANTER
BRICK
BRICK
(E) SEWER CLEAN OUT
SCALE: 1/4" = 1'-0"
AS BUILT
SCALE: 1/4" = 1'-0"
AS BUILT BASEMENT
SCALE: 1/8" = 1'-0"
SITE PLAN A
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TTHE:VERTIN RESIDENCE115 UNIVERSITY AVE. LOS GATOS, CA. 95030AS SHOWN
A-4
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164
FLOOR PLANS AF30'8'47'-0"30'
13'-1"5'-7 1/2"10'-4"9'-7"5'-7 1/2"3'-9 1/2"3'-5 1/2"3'-1/2"6'-3 1/2"6'-2 1/4"3'-6"2'-9 1/2"D1 D1
E1 E1
B1
B1
A1
A1
C1
C1
F1 F1
UP
(E) COVERED
PORCH
(E) COVERED
PORCH
DN
DN
DN
DN
POWDER
ROOM
MASTER
BEDROOM
MASTER
BATH
DINING
ROOM
LIVING
ROOM
KITCHEN
MASTER
CLOSET
NOOK
CLG 9'-11"
CLG 9'-11"
CLG 9'-11"
CLG 9'-11"CLG 9'-11"
CLG 9'-11"
CLG 9'-11"
CLG 9'-11"
CLG 9'-11"
HALL
530 sq ft
29'-11 1/2"20'-10"(E)
W/H
(E)
FAU
UP
UTILITY
BASEMENT
W D
D1 D1
E1 E1
B1
B1
A1
A1
C1
C1
F1 F1
8'14'8'9'-41/2"9'-3/4"5'-41/2"5'-31/2"7'-6"8'14'8'7'-113/4"5'-83/4"6'-101/4"6'-71/2"9'-43/4"11'-83/4"12'-111/2"19'-21/2"19'-81/2"5'-9" PLATE HEIGHT
5'-1" PLATE HEIGHT
6'-9" PLATE HEIGHT
6'-9" PLATE HEIGHT
6'-9" PLATE HEIGHT
6'-9" PLATE HEIGHT
4'-10" PLATE HEIGHT
5'-10" PLATE HEIGHTSLOPEDNBEDROOM 1
BEDROOM 2
LAUNDRY
BATH 1LANDING
CLST
BATH 2
CLST
SLOPEFLATSLOPEFLATSLOPENNN
SCALE: 1/4" = 1'-0"
PROPOSED FLOOR PLAN A
SCALE: 1/4" = 1'-0"
PROPOSED BASEMENT
SCALE: 1/4" = 1'-0"
PROPOSED 2ND FLOOR PLAN A
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TTHE:VERTIN RESIDENCE115 UNIVERSITY AVE. LOS GATOS, CA. 95030AS SHOWN
A-5
6/12/17
165
A ELEVATIONS
FRONT & LEFT26'-1 3/4"(E) HARDIE 6" LAP SIDING
(E) MASONRY CHIMNEY
(E) WOOD FRAMED
WINDOWS
(E) STONE COLUMNS
(E) WOOD TAPERED COLUMNS
(E) SHED DORMER
(E) STONE WALL @ SIDEWALK
(E) COMPOSITION SHINGLE ROOF TO
BE REPLACED W/DIMENSIONAL COMP.
EG
(E) STONE @ FACE OF PORCH
UTILITY BASEMENT AREA24'-8 1/2"(E) HARDIE 6" LAP SIDING (E) MASONRY CHIMNEY
(E) ROOF CORBELS
(E) STONE COLUMNS
(E) ROOF CORBELS
(E) COMPOSITION SHINGLE
ROOF TO BE REPLACED
W/DIMENSIONAL COMP.
EG
EG
(E) COMPOSITION SHINGLE
ROOF TO BE REPLACED
W/DIMENSIONAL COMP.
UTILITY BASEMENT AREA
12
6
12
4¼
12
6
(E) HARDIE 6" LAP SIDING (E) MASONRY CHIMNEY
(N) WOOD LANDING
(N) COMPOSITION
ROOF TO MATCH (E)
ON NEW GABLE END
(N) WOOD FRAMED WINDOWS TO MATCH (E)
(N) WOOD FRAMED
WINDOWS TO MATCH (E)
(N) COMPOSITION
ROOF TO MATCH (E)
ON NEW GABLE
DORMER
(N) INFILL W/6" HARDIE LAP SIDING TO MATCH (E)(N) INFILL W/6" HARDIE LAP SIDING TO MATCH (E)(N) INFILL W/6" HARDIE LAP SIDING TO MATCH (E)
(N) WOOD FRAMED
WINDOWS TO MATCH (E)
(N) WOOD FRAMED
WINDOWS TO MATCH (E)
(E) ROOF CORBELS
(E) STONE COLUMNS
(E) ROOF CORBELS
(N) COMPOSITION ROOF
TO MATCH (E) ON NEW
GABLE DORMER
(E) COMPOSITION SHINGLE
ROOF TO BE REPLACED
W/DIMENSIONAL COMP.
EG
EG
(N) ROOF CORBELS
(E) ROOF CORBELS
UTILITY BASEMENT AREA
(E) HARDIE 6" LAP SIDING
(E) MASONRY CHIMNEY
(E) WOOD FRAMED
WINDOWS
(E) STONE COLUMNS (E) WOOD TAPERED COLUMNS
(E) COMPOSITION SHINGLE ROOF TO
BE REPLACED W/DIMENSIONAL COMP.
EG EG
(N) WOOD FRAMED
WINDOW TO MATCH (E)
(N) COMPOSITION
ROOF TO MATCH (E)
(N) HARDIE LAP
SIDING TO MATCH (E)
(N) ROOF CORBELS
(E) STONE @ FACE OF PORCH (E) STONE WALL @ SIDEWALK
SCALE: 1/4" = 1'-0"
(E) FRONT ELEVATION
SCALE: 1/4" = 1'-0"
(E) LEFT ELEVATION
SCALE: 1/4" = 1'-0"
PROPOSED LEFT ELEVATION
SCALE: 1/4" = 1'-0"
PROPOSED FRONT ELEVATION
PLAN A
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TTHE:VERTIN RESIDENCE115 UNIVERSITY AVE. LOS GATOS, CA. 95030AS SHOWN
A-6
6/12/17
166
A ELEVATIONS
REAR & RIGHT24'-8 1/2"(E) HARDIE 6" LAP SIDING
(E) COMPOSITION SHINGLE ROOF TO
BE REPLACED W/DIMENSIONAL COMP.(E) MASONRY CHIMNEY
(E) COVERED PORCH
EG
EG
UTILITY BASEMENT AREA 24'-8 1/2"(E) 6" HARDIE LAP SIDING
(E) MASONRY CHIMNEY
(E) ROOF CORBELS(E) ROOF CORBELS
(E) COMPOSITION SHINGLE
ROOF TO BE REPLACED
W/DIMENSIONAL COMP.
EG
EG
(E) ROOF CORBELS
(E) COMPOSITION SHINGLE
ROOF TO BE REPLACED
W/DIMENSIONAL COMP.
(N) COMPOSITION
ROOF TO MATCH (E)
UTILITY BASEMENT AREA
12
6
12
4¼
12
6
5 sq ft
30 sq ft
(E) 6" HARDIE LAP SIDING
(E) MASONRY CHIMNEY
(N) WOOD LANDING
(N) COMPOSITION
ROOF TO MATCH (E)
(N) INFILL W/6" HARDIE LAP SIDING TO MATCH (E)
(N) WOOD FRAMED
WINDOW TO MATCH (E)
(E) ROOF CORBELS(E) ROOF CORBELS
(N) FACIA GUTTER
TO MATCH (E)
(E) COMPOSITION SHINGLE
ROOF TO BE REPLACED
W/DIMENSIONAL COMP.
EG
EG
(N) COMPOSITION ROOF
ON GABLE DORMER TO
MATCH (E)
(N) ROOF CORBELS (N) ROOF CORBELS
(N) COMPOSITION ROOF ON
GABLE DORMER TO MATCH (E)
UTILITY BASEMENT AREA
(E) 6" HARDIE LAP SIDING
(E) MASONRY CHIMNEY
(N) WOOD LANDING
(N) COMPOSITION
ROOF TO MATCH (E)
(N) HARDIE LAP SIDING
TO MATCH (E)
(N) WOOD FRAMED
WINDOW TO MATCH (E)
(N) ROOF CORBELS
(E) ROOF CORBELS
(N) FACIA GUTTER
TO MATCH (E)
EG EG
(E) ROOF CORBELS
(E) COMPOSITION SHINGLE
ROOF TO BE REPLACED
W/DIMENSIONAL COMP.
(N) COMPOSITION
ROOF TO MATCH (E)
(N) HARDIE LAP
SIDING TO MATCH (E)
(N) ROOF CORBELS
(N) WOOD FRAMED
SLIDING DOOR
UTILITY BASEMENT AREA
SCALE: 1/4" = 1'-0"
(E) REAR ELEVATION
SCALE: 1/4" = 1'-0"
(E) RIGHT ELEVATION
SCALE: 1/4" = 1'-0"
PROPOSED RIGHT ELEVATION
SCALE: 1/4" = 1'-0"
PROPOSED REAR ELEVATION
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TTHE:VERTIN RESIDENCE115 UNIVERSITY AVE. LOS GATOS, CA. 95030AS SHOWN
A-7
6/12/17
167
A SECTIONS A, B,
D
±0"
1 Story
±0"
1 Story
+11'
2 Story
+11'
2 Story8'-1"9'-11"4'-10"6'-8"24'-8 3/4"2'-8"11'11'-3/4"5'-9"5'-1"LAUNDRY LANDING CLST
MASTER
BEDROOM
MASTER
BATH
STAIRWELL
LIVING
ROOM
ATTIC
UTILITY
BASEMENT
FRONT
PORCH
WATER
CLOSET
STORAGE
ATTIC
±0"
1 Story
±0"
1 Story
+11'
2 Story
+11'
2 Story8'-1"9'-11"4'-10"6'-8"2'-8"11'11'-3/4"24'-83/4"6'-9"6'-9"BEDROOM 1 BEDROOM 2LANDING
MASTER
CLOSET HALLWAY FOYERMASTER
BEDROOM
UTILITY
BASEMENT
FRONT
PORCH
-10'-2"-10'-2"
±0"
1 Story
±0"
1 Story
+11'
2 Story
+11'
2 Story6'-9"10'-1/4"9'-11"2'-8"11'11'24'-8"6'-8"BEDROOM 1
MASTER BEDROOM NOOK
(E) UTILITY BASEMENT
SCALE: 1/4" = 1'-0"
SECTION A-A
SCALE: 1/4" = 1'-0"
SECTION B-B
SCALE: 1/4" = 1'-0"
SECTION D-D
PLAN A
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TTHE:VERTIN RESIDENCE115 UNIVERSITY AVE. LOS GATOS, CA. 95030AS SHOWN
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168
A SECTIONS C, E,
F
-10'-2 3/64"-10'-2 3/64"
±0"
1 Story
±0"
1 Story
+11'
2 Story
+11'
2 Story8'-1"9'-11"6'-8"4'-10"2'-8"11'11'-3/4"24'-83/4"4'-10"5'-10"CLST BATH 1 BATH 2
KITCHEN DINING
ROOM
UTILITY
BASEMENT
REAR
PORCH
FRONT
PORCH
±0"
1 Story
±0"
1 Story
+11'
2 Story
+11'
2 Story8'-1"9'-11"2'-8"11'11'24'-8"BATH 1LANDING
STAIRWELL
KITCHENHALF
BATH
(E) UTILITY
BASEMENT
HALL
±0"
1 Story
±0"
1 Story
+11'
2 Story
+11'
2 Story
9'-11"10'-1/4"6'-9"2'-8"11'11'-3/4"24'-8 3/4"BEDROOM 2 BATH 2CLOSET
DINING
ROOM
LIVING
ROOM
SCALE: 1/4" = 1'-0"
SECTION C-C
SCALE: 1/4" = 1'-0"
SECTION E-E
SCALE: 1/4" = 1'-0"
SECTION F-F
PLAN A
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TTHE:VERTIN RESIDENCE115 UNIVERSITY AVE. LOS GATOS, CA. 95030AS SHOWN
A-1
6/12/17
169
TITLE SHEET B
115 University Ave - Google Maps https://www.google.com/maps/place/115+University+Ave,+Los+Gatos,+CA+95030/@37.2234395,-121.9815553,17z/data=!4m5!3m4!1s0x808e35fab241e185:0xc219b16acc031c14!8m2!3d37.224375!4d-121.981684
2 of 3 4/12/17, 4:17 PM
VICINITY MAP
SITE
PROJECT DIRECTORY
ARCHITECT:
KOHLSAAT & ASSOCIATES
51 UNIVERSITY AVENUE, SUITE L
LOS GATOS, CA 95030
TEL: (408) 395-2555
SCOPE OF WORK
REMODEL MAJORITY OF MAIN FLOOR, CONVERT REAR PORCH
AREA TO LIVING AREA. CONVERT COUNTED ATTIC SPACE TO
LIVING SPACE, ADD REAR 2ND STORY DORMER & 1ST STORY
GABLE, MODIFY EXISTING FRONT DORMER.
STRUCTURAL ENGINEER:
4X ENGINEERING
4340 STEVENS CRK BLVD. STE 172
SAN JOSE, CA. 95129
TEL: (408) 642-5464
CODE COMPLIANCE
THIS PROJECT SHALL COMPLY WITH THE 2016 CBC PART 2,
CRC PART 2.5, CEC PART 3, CMC PART 4, CPC PART 5,
CBEESC PART 6, CHBC PART 8, CEBC PART 10, CGBSC PART
11 AS WELL AS ALL APPLICABLE STATE & LOCAL CODES.
SHEET INDEX
PROJECT DATA
PROJECT ADDRESS:
OWNER:
APN:
ZONING:
OCCUPANCY GROUP:
CONSTRUCTION TYPE:
SITE AREA:
ALLOWABLE FLOOR AREA-
RESIDENCE:
ALLOWABLE FLOOR AREA-
GARAGE:
115 UNIVERSITY AVE
LOS GATOS, CA 95030
LARRY VERTIN
115 UNIVERSITY AVENUE
LOS GATOS, CA 95030
(650) 804-9908
529-03-008
R-1D-LHP
R-3/U
V-B
5,050 SF
= .35 - (5.1 - 5 X .20)
25
= .35 - (.0008)
= .349
35% X 5,050 = 1,767.5 SF
= .10 - (5.1 - 5 X .07)
25
= .10 - (.0210)
= .099
10% X 5,050 = 505 SF
FLOOR AREAS:EXISTING PROPOSED
SETBACKS:
FRONT
SIDE
REAR
MAX HEIGHT
15'
5'
20'
30'
REMODELED CONVERTED
MAIN FLOOR 1,263 SF
ATTIC 796 SF
BASEMENT 528 SF
GARAGE 260 SF
PORCHES
142 SF
FRONT
REAR
54 SF
-54 SF 88 SF
1,317 SF
648 SF
0 SF
0 SF
0 SF
831 SF
240 SF
260 SF
528 SF
648 SF
0 SF
0 SF
0 SF
0 SF
240 SF
2,701 SF 831 SF 648 SF 2,553 SF53.4%50.6%TOTAL
0 SF
LOT AREA
MAIN FLOOR
GARAGE
FRONT PORCH
REAR PORCH
1,263 SF
EXISTING
260 SF
142 SF
240 SF
PROPOSED
88 SF
1,317 SF
240 SF
260 SF
1,905 SF 1,905 SF
PARKING SPACES:1
37.7%37.7%
A-1
A-2
A-3
A-4
A-5
A-6
A-7
A-8
TITLE SHEET B
AS BUILT/DEMO WALL CALCULATIONS
SITE PLAN/AS BUILT PLANS B
FLOOR PLANS B
ELEVATIONS FRONT & LEFT B
ELEVATIONS REAR & RIGHT B
B SECTIONS A, B, D
B SECTIONS C, E, F
SCALE: 1:0.83
FRONT LEFT PERSPECTIVE
SCALE: 1:0.83
FRONT RIGHT PERSPECTIVE
SCALE: 1:0.83
REAR LEFT PERSPECTIVE
SCALE: 1:0.91
REAR RIGHT PERSPECTIVE
PLAN B ATTACHMENT 2
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TTHE:VERTIN RESIDENCE115 UNIVERSITY AVE. LOS GATOS, CA. 95030AS SHOWN
A-3
6/12/17
1611
SITE PLAN/AS
BUILT PLANS B
796 sq ft1,263 sq ft
142 sq ft
240 sq ft DWFAREA IN ATTIC COUNTED TOWARD F.A.R.OVER 7'-6" DOWN TO 5'(E) COVERED
PORCH
(E) COVERED
PORCH
RESIDENCE ATTIC
LIVING
ROOM
DINING
ROOM
MASTER BEDROOM
BEDROOM 1
BEDROOM 2
HALL
KITCHEN
BATH
COVERED
PORCH
DN
DN
ATTIC
ACCESS
530 sq ft
W D
29'-11 1/2"20'-10"(E)
W/H
(E)
FAU
UP
UTILITY
BASEMENT
NN
260 sq ft
240 sq ft
15' SETBACK5'
6'-2"30'12'-3"21'-6"20' SETBACK5'
(E) 200 AMP
SERVICE
(E) WATER METER
(E) GAS METER
CONVERTED PORCH
TO LIVING SPACE
CONVERT COUNTED ATTIC SPACE
TO SECOND FLOOR LIVING SPACE
(E) COVERED
PORCH
(E) GARAGE
(E) COVERED
PORCH
(E) MAIN FLOOR
(E) MAIN FLOOR
(E) CONCRETE
DRIVEWAY
UNIVERSITY AVE
Ç
SIDEWALK
ATTIC AREA ALREADY COUNTED TOWARD FLOOR AREA
CONVERTED COVERED PORCH TO HABITABLE AREA
CONVERTED ATTIC TO SECOND FLOOR HABITABLE AREA
(E) MAIN FLOOR AREA
(E)
A/C
PROPERTY LINE 50.01'
PROPERTY LINE 50'PROPERTY LINE 101.5'PROPERTY LINE 100.5'BRICK
GRASS
PLANTER
BRICK
BRICK
(E) SEWER CLEAN OUT
SCALE: 1/4" = 1'-0"
AS BUILT
SCALE: 1/4" = 1'-0"
AS BUILT BASEMENT
SCALE: 1/8" = 1'-0"
SITE PLAN B
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TTHE:VERTIN RESIDENCE115 UNIVERSITY AVE. LOS GATOS, CA. 95030AS SHOWN
A-4
6/12/17
1612
FLOOR PLANS BF30'39'8'47'-0"30'
13'-1"5'-7 1/2"10'-4"9'-7"5'-7 1/2"7'3'-9 1/2"3'-5 1/2"3'-1/2"6'-3 1/2"6'-2 1/4"3'-6"2'-9 1/2"D2 D2
E2 E2
B2
B2
A2
A2
C2
C2
F2 F2
POWDER
ROOM
MASTER
BEDROOM
MASTER
BATH
DINING
ROOM
LIVING
ROOM
KITCHEN
UP
(E) COVERED
PORCH
(E) COVERED
PORCH
MASTER
CLOSET
NOOK
6½"
DN
DN
DN
0"
0"
DN
6½"6½"6½"6½"6½"6½"6½"6½"CLG 9'-11"
CLG 9'-11"
CLG 9'-11"
CLG 9'-11"CLG 9'-11"
CLG 9'-11"
CLG 9'-11"
CLG 9'-11"
CLG 9'-11"
HALL
WD
D2 D2
E2 E2
B2
B2
A2
A2
C2
C2
F2 F2
1'12'2'-8"13'-4"1'9'-101/2"13'-31/2"30'6'-111/4"6'-101/4"16'-1/4"23'-2"23'-2"28'
9'-91/4"10'-51/2"9'-91/4"
30'
5'-11½" PLATE HEIGHT
6'-8" PLATE HEIGHT 6'-8" PLATE HEIGHT
8'-1" PLATE HEIGHT 8'-1" PLATE HEIGHT
BEDROOM 1 BEDROOM 2
LAUNDRYDN BATH 1
LANDING
CLST
CLG 8'-1"
CLG 8'-1"SLOPEBATH 2
CLG 8'-1"
CLST
(E) DORMER
AREA
ATTIC AREA ATTIC AREA
VAULTED VAULTED
N
530 sq ft
29'-11 1/2"20'-10"(E)
W/H
(E)
FAU
UP
UTILITY
BASEMENT
NN
SCALE: 1/4" = 1'-0"
PROPOSED FLOOR PLAN B
SCALE: 1/4" = 1'-0"
PROPOSED 2ND FLOOR PLAN B
SCALE: 1/4" = 1'-0"
PROPOSED BASEMENT
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TTHE:VERTIN RESIDENCE115 UNIVERSITY AVE. LOS GATOS, CA. 95030AS SHOWN
A-5
6/12/17
1613
ELEVATIONS
FRONT & LEFT B26'-1 3/4"(E) HARDIE 6" LAP SIDING
(E) MASONRY CHIMNEY
(E) WOOD FRAMED
WINDOWS
(E) STONE COLUMNS
(E) WOOD TAPERED COLUMNS
(E) SHED DORMER
(E) STONE WALL @ SIDEWALK
(E) COMPOSITION SHINGLE ROOF TO
BE REPLACED W/DIMENSIONAL COMP.
EG
(E) STONE @ FACE OF PORCH
UTILITY BASEMENT AREA 26'-1 3/4"(E) HARDIE 6" LAP SIDING
(E) MASONRY CHIMNEY
(E) COMPOSITION ROOF ON NEW SHED DORMER
(E) WOOD FRAMED
WINDOWS
(E) STONE COLUMNS
(E) WOOD TAPERED COLUMNS
(E) STONE WALL @ SIDEWALK
(E) COMPOSITION SHINGLE ROOF TO
BE REPLACED W/DIMENSIONAL COMP.
EG
(E) STONE @ FACE OF PORCH
UTILITY BASEMENT AREA24'-8 1/2"(E) HARDIE 6" LAP SIDING (E) MASONRY CHIMNEY
(E) ROOF CORBELS
(E) STONE COLUMNS
(E) ROOF CORBELS
(E) COMPOSITION SHINGLE
ROOF TO BE REPLACED
W/DIMENSIONAL COMP.
EG
EG
(E) COMPOSITION SHINGLE
ROOF TO BE REPLACED
W/DIMENSIONAL COMP.
UTILITY BASEMENT AREA
12
6
12
4¼
12
6
24'-8 1/2"(E) HARDIE 6" LAP SIDING (E) MASONRY CHIMNEY
(N) WOOD LANDING
(N) COMPOSITION
ROOF TO MATCH (E)
ON NEW GABLE END
(N) WOOD FRAMED WINDOWS TO MATCH (E)
(N) WOOD FRAMED
WINDOWS TO MATCH (E)
(N) COMPOSITION
ROOF TO MATCH (E)
ON NEW GABLE
DORMER
(N) INFILL W/6" HARDIE LAP SIDING TO MATCH (E)(N) INFILL W/6" HARDIE LAP SIDING TO MATCH (E)(N) INFILL W/6" HARDIE LAP SIDING TO MATCH (E)
(N) WOOD FRAMED
WINDOWS TO MATCH (E)
(N) WOOD FRAMED
WINDOWS TO MATCH (E)
(E) ROOF CORBELS
(E) STONE COLUMNS
(E) ROOF CORBELS
(E) COMPOSITION SHINGLE
ROOF TO BE REPLACED
W/DIMENSIONAL COMP.
EG
EG
(E) COMPOSITION SHINGLE
ROOF TO BE REPLACED
W/DIMENSIONAL COMP.
UTILITY BASEMENT AREA
12
6
12
4¼"
NEW WALLS & NEW ROOF
REPLACE OR INFILL SIDING
SCALE: 1/4" = 1'-0"
(E) FRONT ELEVATION
SCALE: 1/4" = 1'-0"
PROPOSED FRONT ELEVATION
SCALE: 1/4" = 1'-0"
(E) LEFT ELEVATION
SCALE: 1/4" = 1'-0"
PROPOSED LEFT ELEVATION
PLAN B
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TTHE:VERTIN RESIDENCE115 UNIVERSITY AVE. LOS GATOS, CA. 95030AS SHOWN
A-6
6/12/17
1614
ELEVATIONS
REAR & RIGHT B24'-8 1/2"(E) HARDIE 6" LAP SIDING
(E) COMPOSITION SHINGLE ROOF TO
BE REPLACED W/DIMENSIONAL COMP.(E) MASONRY CHIMNEY
(E) COVERED PORCH
EG
EG
UTILITY BASEMENT AREA 24'-8 1/2"(E) HARDIE 6" LAP SIDING
(E) COMPOSITION SHINGLE ROOF TO
BE REPLACED W/DIMENSIONAL COMP.(E) MASONRY CHIMNEY
(N) COMPOSITION ROOF TO MATCH (E)(N) WOOD FRAMED WINDOWS TO MATCH (E)
(N) WOOD FRAMED
WINDOWS TO MATCH (E)
(N) WOOD FRAMED
SLIDING DOOR
(N) WOOD LANDING(E) COVERED PORCH
(N) HARDIE LAP SIDING
TO MATCH (E)
(N) HARDIE LAP SIDING
TO MATCH (E)
(N) HARDIE LAP SIDING
TO MATCH (E)
EG
EG
UTILITY BASEMENT AREA
12
624'-8 1/2"(E) 6" HARDIE LAP SIDING
(E) MASONRY CHIMNEY
(E) ROOF CORBELS(E) ROOF CORBELS
(E) COMPOSITION SHINGLE
ROOF TO BE REPLACED
W/DIMENSIONAL COMP.
EG
EG
(E) ROOF CORBELS
(E) COMPOSITION SHINGLE
ROOF TO BE REPLACED
W/DIMENSIONAL COMP.
(N) COMPOSITION
ROOF TO MATCH (E)
UTILITY BASEMENT AREA
12
6
12
4¼
12
6
5 sq ft 24'-8 1/2"30 sq ft
(E) 6" HARDIE LAP SIDING
(E) MASONRY CHIMNEY
(N) WOOD LANDING
(N) COMPOSITION
ROOF TO MATCH (E)
(N) INFILL W/6" HARDIE LAP SIDING TO MATCH (E)
(N) WOOD FRAMED WINDOW TO MATCH (E)
(E) ROOF CORBELS(E) ROOF CORBELS
(N) FACIA GUTTER
TO MATCH (E)
(E) COMPOSITION SHINGLE
ROOF TO BE REPLACED
W/DIMENSIONAL COMP.
EG
EG
(E) ROOF CORBELS
(E) COMPOSITION SHINGLE
ROOF TO BE REPLACED
W/DIMENSIONAL COMP.
(N) COMPOSITION
ROOF TO MATCH (E)
UTILITY BASEMENT AREA
12
6
12
4¼"
NEW WALLS & NEW ROOF
REPLACE OR INFILL SIDING
SCALE: 1/4" = 1'-0"
(E) REAR ELEVATION
SCALE: 1/4" = 1'-0"
PROPOSED REAR ELEVATION
SCALE: 1/4" = 1'-0"
(E) RIGHT ELEVATION
SCALE: 1/4" = 1'-0"
PROPOSED RIGHT ELEVATION
PLAN B
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TTHE:VERTIN RESIDENCE115 UNIVERSITY AVE. LOS GATOS, CA. 95030AS SHOWN
A-7
6/12/17
1615
B SECTIONS A, B,
D
±0"
1 Story
±0"
1 Story
+11'
2 Story
+11'
2 Story
9'-11"6'-8"4'-10"2'-8"11'11'-3/4"24'-8 3/4"8'-1"LANDING
MASTER
BEDROOM
MASTER
BATH
STAIRWELL
LIVING
ROOM
ATTIC
BEDROOM 1
UTILITY
BASEMENT
FRONT
PORCH
WATER
CLOSET
STORAGE
±0"
1 Story
±0"
1 Story
+11'
2 Story
+11'
2 Story
9'-11"6'-8"2'-8"11'11'-3/4"24'-8 3/4"5'-11 1/2"8'-1"3'-9 1/2"BEDROOM 1
LAUNDRY
LANDING
MASTER
CLOSET HALLWAY FOYERMASTER
BEDROOM
UTILITY
BASEMENT
FRONT
PORCH
±0"
1 Story
±0"
1 Story
+11'
2 Story
+11'
2 Story
9'-11"1'-1"2'-8"11'6'-8"6'-8"6'-8"24'-7 3/4"10'BEDROOM 1
MASTER
BEDROOM NOOK
(E) UTILITY BASEMENT
BEDROOM 2
SCALE: 1/4" = 1'-0"
SECTION A-A
SCALE: 1/4" = 1'-0"
SECTION B-B
SCALE: 1/4" = 1'-0"
SECTION D-D
PLAN B
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555NOTE:•The Contractor shall verify all dimensions,elevations and conditions, prior to startingany field work.•Any deviation called by field conditions,or any conditions different from thoseindicated on the plans shall be broughtto the Architect's attention prior toinstallation.S H E E TTHE:VERTIN RESIDENCE115 UNIVERSITY AVE. LOS GATOS, CA. 95030AS SHOWN
A-8
6/12/17
1616
B SECTIONS C, E,
F
±0"
1 Story
±0"
1 Story
+11'
2 Story
+11'
2 Story
9'-11"2'-8"11'11'-3/4"6'-8"4'-8"24'-8 3/4"6'-8"8'-1"BATH 2
KITCHEN DINING
ROOMNOOK
ATTIC
REAR
PORCH
UTILITY
BASEMENT
FRONT
PORCH
BEDROOM 2
UTILITY
BASEMENT
-10'-2"-10'-2"
±0"
1 Story
±0"
1 Story
+11'
2 Story
+11'
2 Story
9'-11"2'-8"11'10'-9 1/4"6'-8"24'-7 3/4"8'-1"LANDING
STAIRWELL
BATH 1
KITCHENHALLWAYHALF
BATH
(E) UTILITY
BASEMENT
STORAGE
BATH 2
±0"
1 Story
±0"
1 Story
+11'
2 Story
+11'
2 Story
9'-11"2'-8"11'11'-3/4"24'-8 3/4"LAUNDRY ATTIC
AREA
ATTIC
AREA
DINING
ROOM
LIVING
ROOM
SCALE: 1/4" = 1'-0"
SECTION C-C
SCALE: 1/4" = 1'-0"
SECTION E-E
SCALE: 1/4" = 1'-0"
SECTION F-F
PLAN B