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Item 3 - 25 W. Main Street PREPARED BY: JOCELYN SHOOPMAN 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: 08/22/2018 ITEM NO: 3 DATE: AUGUST 17, 2018 TO: HISTORIC PRESERVATION COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: PROJECT LOCATION: 25 W. MAIN STREET. PROPERTY OWNER/ APPLICANT: STEVE LEONARDIS. REQUESTING PRELIMINARY REVIEW OF A PROPOSAL FOR EXTERIOR MODIFICATIONS AND AN ADDITION TO A CONTRIBUTING BUILDING IN THE DOWNTOWN HISTORIC COMMERCIAL DISTRICT ON PROPERTY ZONED C-2:LHP. APN 529-01-017. RECOMMENDATION: Review information and provide a preliminary review of the proposal. BACKGROUND: A. Property Details 1. Date primary structure was built: 1880’s 2. Town of Los Gatos Historic Status Code: 5D, Appears eligible for local designation as an individual property (Residential Design Guidelines, Appendix E) 3. Does property have an LHP Overlay? Yes 4. Is structure in a historic district? Yes, Downtown Historic Commercial District 5. If yes, is it a contributor? Yes 6. Findings required? No 7. Considerations required? Yes B. Comments On March 28, 2018, the owner requested a preliminary review by the Committee to consider exterior modifications to the existing building, including alterations to existing windows, new windows, and a modification to the existing roof, in addition to a two- story addition to the rear of the commercial building. The Committee discussed the PAGE 2 OF 3 SUBJECT: 25 W. MAIN STREET AUGUST 17, 2018 N:\DEV\HISTORIC PRESERVATION\HPC Sheets\2018\Main W 25_8-22-18.docx 8/17/2018 11:31 AM BACKGROUND (Continued): matter and provided comments to the owner, including recommendations to retain character defining features of the contributing building and to separate the addition with a recess or “hyphen” element. The minutes for the March 28, 2018 meeting are included in the April 25, 2018 agenda as Consent Item 1. Based on the preliminary comments received from the Committee, the applicant is bringing forward revised plans to receive comments ahead of submitting a formal Planning application. If a Planning application were submitted, the proposed project would be reviewed for zoning conformance prior to returning to the Historic Preservation Committee for a recommendation on the application. The applicant is proposing to retain the character defining features of the building with no modifications to the existing doors and windows along the front, left, and right elevations, and to construct a two-story addition to the rear of the building separated by a recessed stairwell or “hyphen” element (Exhibit 3, Sheet A101). Town Code Section 29.10.020 defines demolition of historic structures as removal, enclosure, or alteration of more than twenty-five percent of the wall(s) facing a public street, or fifty percent of all exterior or walls. The proposal no longer appears to propose demolition of the contributing building, per the definition. DISCUSSION: A. Considerations Required with Recommendation 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. Standards That the work proposed is consistent with the standards for review of new commercial structures and all exterior remodels and additions (Exhibit 2, page 5). PAGE 3 OF 3 SUBJECT: 25 W. MAIN STREET AUGUST 17, 2018 N:\DEV\HISTORIC PRESERVATION\HPC Sheets\2018\Main W 25_8-22-18.docx 8/17/2018 11:31 AM Attachments: 1. Anne Bloomfield Architectural Survey (six pages) 2. Ordinance 1843 (eight pages) 3. Preliminary Development Plans (10 sheets) Distribution: cc: Steve Leonardis, 136 Teresita Way, Los Gatos, CA 95032 Long Nguyen, 710 E McGlincy Lane, Suite 109, Campbell, CA 95008 -----------------------------------------------------------------------------------------------------, SCOPE OF WORK PlANNNGSl.llllTTAL_ BIJUJNGSl.llllTTAL_ • TENANTWROVEIENTABOVERETAI.SPACE OIE Sl1Jlll APARTJIENT: 375 SF OIE BEDlm~APARTMEMT: !35 SF • ACOOION NEW3 CARGARAGE:600 SF NEW1 BEllllOOMAPARTIEIT: 5911SF PROJECT DIRECTORY O'MER: SIB'E L£0NARIJS 136 TERESITA WAY , LOS GATOS, CA 95031 ~1J.l096 ARC!ITECT: GKW ARCltTECTS. H:. 710 ( lmKY LANE S\JTE 1119, OOl'Blli, CA !l500I 4:6,1 1S.2125 iGOROOOO\Ol.ll@GKWARCHTECTSJ:OM SIJRVE'10R: IMJEIMllOO&ROSE~.11£. 111JO OAKIAND ROAD, SU/E A1H, SAN .IJSE, CA 95131 STRLCIJlRAL: TBO PROJECT INFORMATION PROJECT LOCA OOH: APII: PRO.ET ..UUSIJCTlllt lllNNG: lANDuSE: MN.LOT SIZE: LOTSIZE FAR: ALLOWE!l: {El FLOOR AREA: SET BACKS ltSTORICAl. FRONT: SIDE: REAR: CONSTRUCTIJNTYPE: l5 W 1111 SlREET 52Ml•Ol7 LOSGATDS C-2: lJf' CENTIIALBIJS!jESS DISTRJ:T {LOSGATOSltSTOR&ILCOIIIERCIILIJSra,;]] CENTRAL BUSINESS DISTRJ:T II/A 3,133SF 60l\ 15TFLOOR: 1213.17 SF 2Nl FLOOR: 1C96J1 SF O'<I" O'<I" O'<I" PUBLIC WORKS & PLAN SITE NOTES 1. CONTRACTOR IS RESPONSIBLE FOR CXJST COIITROI. AllllNS~r«; AREAAOJ\CEHT TO WJRK IS L£FT tlA CLEAN COlllTION. 2. l/TlUZE BEST 11,\Nll(lEr.ENl PllAC11CES {BMPS),AS RECX.IRED BY THE STA 7E WATER RESOOlCES IIOAAD. FOR ANY AClMTY, ~ClilJSTURBS SOL 3. OONTRACTOR IS RESPONSIBLE FORA LL TEST,l~EJ:11().\S 00 PffOCEIJURAL REOUREWITS P£R CITY Q.< LOS GATOS. I OPERAl!lf SWJKE IBEC/ORS l.l6T 5E IN PIACE PRIOR TO RE-OCCIA'Y CAIDU~ 5. PW/SIM; & EL£CTIOCALSL1MY REQIJRED FOR LETER REL£AS( 6. A00110NS, Al TERA110NS OR REPAIRS SfW.l COlflJRM TO ANY BWJJND OR STRl,ClUiE V.,ll{ll/T REQURIND TrE EXISTit.13 BLUJlND OR STRI.ClUiE TO COlof'I. Y 111TH ALL M REQUREIIENTS OF M LOC, PROODED TIHOCITICIN ALTERA110N OR REPAIR CONFORMS TO THl,TREQUREDFOR i,E\\IIUlJlt.13 ORSTRI.ClUiE PER LeCSEC110NJ(JJ2 . 7. CONTRACTOR 70 VERIFY SIZE & LOCATION OF ALL l/TIUTY COt.!,ECOONS. CONTRACTOR TO PROVIDE All NEl'l l/TIUTY COtt,ECllONS AllJI OR ll'GRADE EXISTit.13 AS REQURED. CONTRACTOR Sll\LL O!lTAIN ALL t.ECESSARY PERMITS ANO APPRCJIALS AS REQURED BY GOVERN ND AGE~ES. 8. CONTRACTOR SfW.l OBTAIN ALL i,ECESSARY DEMOIJOON PERLITS AND APPROVALS INCLU~I.GASBESTOS ABATEMENT AS PARTOF M BASE ~D 9. PER COBSC 301.1.1 • RES1DENT1Al BUlJlNDS l.t!DEROOND PERMlillDALTERATIOOS, AOOTIONS OR IW'ROVEMENTS Sll\LL REPIACE NO~Ll'UANT PLIMIING FlXlUiES 111TH WA !ER-CONSERVING Pl.Lt.Im ND FIX1UiES. Pl.lM!II.G FIXlUiES REPIACEMENT IS REQLIRED PRKIR TO ~SL!IACE Of A CERTIFr.ATE OF FlNAL cn4PLETION, CERTIFICATE Of rx.r:U>AfCY OR FJNIL PER!.IT APPROVAL BY M LOCAL BLllJlND DEPARTMENT. ID. PER CGBSC:1!1.1.1 -1\\EREAOOTIONORALTERATIDN l~DMIUlllND~ cotOTlONEDAREA, VCX.UIIE, ORS~~ THE RECl!REIIENTS Of CALGreen Cli'J'TER 4 SfW.J.APPI. Y mu TOA.'O'NTHNM SPEC Fl: AREA OF Tr£ AOOTION OR ALTERAOON. BUILDING INFORMATION MODEL VICINITY MAP SHEET INDEX I Sheet Number Sheet Name AOOO Cover Shee1 / Srte Plan, Proposed A001 Abbreviations & Symbols A002 Site Plan, Existing & Demo A10D Floor Plan, Level 1 & 2 , Existin g A101 Floor Plan, Level 1 Proposed A102 Floor Plan, Level 2 Pro po sed A103 Roof Plan, Existing & Proposed A200 Elevations, Front & Rear, Existing & Proposed A202 Elevations, Left, Existing & Proposed A203 Elevations,Right Existing & Proposed APPLICABLE CODE 1. 2016 CALIFORNIA BUILDING CODES PART 1, 6, 10 & 11 2. 2016 CALIFORNIA BUILDING CODES PART 2, 2.5, 3 • 5, 8 • 9, 12 3. 2D16 CALIFORNIA RESIDENTIAL CODE PART 2.5 4. 2016 CALIFORNIA MECHANICAL CODE 5. 2016 CALIFORNIA PLUMBING CODE 6. 2016 CALIFORNIA ENERGY CODE 7. 2016 CALIFORNIA FIRE CODE 8. 2016 CALIFORNIA GREEN BUILDING CODES 9. ALL OTHER STATE AND LOCAL LAVIIS, ORDINANCES AND REGULATIONS 10. 2018 LOS GATOS MUNICIPAL CODE 25 WEST MAIN ST. LOS GATOS SITEPI.INIIE)l«)T§ • GENERALCONTRACTORTOVERIFY{EI SITECON!lTIONS [j] (El RETAIL WI {P) ~) I BD UNTS ABOVE 0 (E) RETAINNGWALL\191-ifl RATEDASSEWILYWALLPERCBC 2016TABI.E lil2(X<5') I}] {P) PG&E TO BE RELOCATED m {E) SPLIT SYSTEM CXllaNSER w {E)WATERMETER ~ LEOOID © TETHER TO BE RELOCATED Q) PG&EPOL£ @) CL£ANOUT ¥ HYDRANT ~ SETml<Ln ---- PROPERTY lllE ------ OVERtEAD LINE --OH----OH-- (i) ~i1~.~~~;.roposed FlJ o· 4' 8' 16' ---r nn11---CALIFORNIA -P;.1£.:::_ --;--i ,---I}] I I I I I ,, \ ,, ,, I::> 'z lw > <t: ~ \' \ \ ~~~~[ I ' ' I \ \ I ' I \ f ! ~ l 32' I I co __ _J E M I s REE1 ---- I I I --- \ \ \ \ I I \ ' I ~, \ . \ \ I ~ \ I OH I I I I I I ~ I I I I I t I I I qH I , , I "O Q) II) 0 a. 0 L. D.. c- (I] a.. Q) -u5 ---Q) Q) ..c U) L. Q) > 0 u ..,; 0 i;n .. 0 = ., ·; "' ,i ~ (.) .... t "' QI ~ Cl ., Ir) 0 N ....I PrajectSc:lwd!M R•Yi5ion 201-1.11.6 Cover Shee1 / Srte Plan, Proposed AOOO SCALE As indicated 8/7/2018 6:07:07 PM ATTACHl\•J[. 'T 3 I._ _____________________________________________________________________________ _ GENERAL NOTES 1. IT IS THE RESPONSIBILITY OF THE CON1RACTOR AND SUBCONTRACTORS TO CHECK AND VERIFY ALL DIMENSIONS AND CONDITIONS INDICATED ON THESE DRA\'.lNGS AND MAKE KNOv.NANY DISCREPANCIES PRIOR TO COMMENCING THEIR \\l'.lRK. ~ ALL \\l'.lRK SHALL BE PERFORMED IN ACCORDANCE WTH ALL APPLICABLE REGULATIONS INCLUDING BUT NOT LIMITED TO NATIONAL CITY, STATE, LOCAL CODES AND ORDINANCES 'M11CH MAY BE IN EFFECT. ALL MATERL>\LS INSTALLATION PROCEDURES AND PLANS SHALL BE APPROVED BY ALL APPLICABLE CODE ENFORCEMENT AUTHORITIES HAVING JURISDICTION, AND IT SHALL BE THE CONTRACTOR:S RESPONSIBILITY TO OBTAIN AND PAY FOR ALL NECESSARY PERMITS AND APPROVALS FOR THE \\ORK. 3. THESE DRAWNGS ARE INTENDED FOR USE IN A NEGOTL>\TED CONSTRUC110N CONTRACT AND THEREFORE, MAY NOT SPECIFICALLY DETAIL OR SPECIFY MATERL>\LAND /OR MANUFACTURERS. THE CONTRACTOR SHALL PROVIDE ALL SAMPLES AND OR CUTS AS REQUIRED TO ASSIST Ov.NER OR HIS AGENT IN MAKING MATERU\L SELECTIONS. FOR THE PURPOSE OF ESTIMATING. THE CONTRACTORS SHALL USE THE MATERU\LS SELECTED BY THE Dv.NER, OR IN ABSENCE OF SAME. SHALL PROVIDE AN ALLOWANCE AMOUNT AND SO CONDITION ANY COST ESTIMATE. AI.L MATERL,\LS SPECIFIED IN THESE DRAl'.1NGS SHALL BE INCLUDED IN SUCH ESTIMATE. 4. NO GUARANTEE OF QUALITY OF CONSTRUCTION IS IMPLIED OR INTENDED BY THE ARCHITECTURAi. DOCUMENTS, AND THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY OR ALL CONSTRUCTION DEFICIENCIES. 5. THE GENERAL CONTRACTOR SHALL HOLD HARMLESS. INDEMNIFY AND DEFEND THEARCHITECTFROMANY ACTION INITU\TED BY THE 0\/ltJER OR ANY SUBSEQUENTOWNERS FOR CONSTRUCTION DEFICIENCIES, MODIFICATIONS OR SUCH CONDITIONS 'M11CH MAY BE BEYOND THE CON1ROL OF THE ARCHITECT. 6. ALL \\l'.lRK SHALL COMPLYl'.1TH AND RECORD THE CONDITIONS OF ALL EXISTING SITE IMPROVEMENTS INCLUDING PAVED AREAS. THE GENERAL CONTRACTOR SHALL MAKE KNO\lltJ ALL EXISTING DAMAGED OR DISREPAIR ITEMS AND CONDITIONS THAT MAY\\GRSEN DUE TO THE CONSTRUCTION. ALL ITEMS IN GOOD CONDITION SHALL BE MAINTAIN IN THEIR PRESENT CONDITION AND ANY REPAIR OR DAMAGE 'M11CH OCCURS DURING CONSTRUCTION SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. 7. CONTRACTOR SHALL THOROUGHLY EXAMINE THE SITE AND SATISFY HIM OR HERSELF AS OF THE CONDITIONS UNDER 'M11CH THE \\l'.lRK IS TO BE PERFORMED. THE CONTRACTOR SHALL VERIFY AT THE SITE ALL MEASUREMENTS AFFECTING HIS OR HER WORK AND SHALL BE RESPONSIBLE FOR THE CORRECTNESS OF SAME. NO EXTRA COMPENSATION WLL BE ALLOWED TO THE CONTRACTOR FOR THE EXPENSES DUE TO HIS OR HER NEGLECT TO EXAMINE OR FAILURE TO DISCOVER CONDITIONS WHICH MAY AFFECT HIS OR HER \\l'.lRK. 8. ALL \\l'.lRK SHALL BE COORDINATED WTH THE STRUCTURAi., MECHANICAL, ELECTRICAL, PLUMBING. ARCHITECTURAL. FIRE PROTECTION AND LIGHTING DRAWNGS APPLYING TO THIS PROJECT PRIOR TO SUBMITTING SHOP DRAl'.1NGS FOR FABRICATION APPROVAL. 9. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO COORDINATE VillTH ALL INVOLVED PARTIES AND PREPARE SHOP DRAl'.1NGS. 10. ALL NEW INTERIOR PAINT COLOR, FLOOR. WAI.LS AND CEILING FINISHES SHALL BE SElfCTED BY 0\/ltJER AT THE TIME 'M1EN IT IS NECESSARY FOR THE COMPUETION OF THE PROJECT. 11. THE CONTRACTOR SHALL PERFORM ALLCL/TTINGAND PATCHING REQUIRED TO COMPLETE THE \\l'.lRK OR TO MAKE ITS PARTS FIT TOGETHER PROPERLYMHOUT COMPROMISING THE QUALITY OF THE \\l'.lRK. 12. THE CONTRACTOR SHALL BE RESPONSIBLE FDR ADEQUATE BRACING. SHORING, AND PROTECTING ALL \\l'.lRK DURING CONSTRUCTION. AGAINST DAMAGE. BREAKAGE, COLLAPSE, DISTORTIONS. AND OFF ALIGNMENTS ACCORDING TO CODES AND STANDARDS OF GOOD PRACTICE. 13. All PUBLIC IMPROVEMENTS SHAI.L BE MADE IN ACCORDANCE WTH THE LATEST ADOPTED CITY STANDARDS. THE STORING OF GOOD AND MATERU\LS ON SIDEWALK ANDI OR STREET SHALL NOT BE ALLOWED UNLESS THE CONTRACTOR HAS APPLIED AND SECURED A SPECIAL PERMIT 'M,ICH ALLOW SUCH STORAGE TO BE PLACED. 14. 0\/ltJERSHIP OF DRAWNGS: THESE DRAWNGS ARE THE PROPERTY OF GKW ARCHITECTS -GORDON \\l'.lNG, ARCHITECT, THE DRAWNGS SHALL NOT BE USED FOR ANY OTHER PURPOSE EXCEPT AS APPROVED BYTHE ARCHITECT. 15. LIMITATION OF THE WORK: THE LIMITS OF THE\\l'.lRKARE ESTABLISHED BY THE DRAWNGS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING TRAOESMENWTH THESE LIMITS. 16. PIOR TO ISSUANCE OF THE BUILDING PERMIT A SANITARY SE'M:R HOOKUP PERMIT (OR CLEARANCE LEDER) MUST BE OBTAINED AND A COPY OF THE PERMIT MUST BE SUBMITTED TO THE BUILDING DEPARTMENT. SITE MANAGEMENT 1. CONSTRUCTION SITE SHALL BE ENCLOSED BY6' OPAQUE FENCE AT ALL TIMES DURING CONSTRUCTION 2. NO CONSTRUCTION MATERL,\l, EQUIPMENT. PORTABLE TOILETS, TRASH CONTAINERS, OR DEBRIS SHALL BE PLACED IN THE PUBLIC RIGHT-OF.WAY. 3. A TRASH CONTAINER SHALL BE MAINTAINED ON SITE AT ALL TIMES AND DEBRIS ON SITE WHICH COULD OTHERWSE BLOW AWAY. SHALL BE REGULARLY COLLECTED AND PLACED IN CONTAINER. 4. ALL CONTRUCTION DEBRIS (WJOD SCAPS AND OTHER DEBRIS 'M11CH CANNOT BLOW AWAY) SHAL LBE PILED WTHIN THE PROPERTY LINES OF THE PROJECT IN A NEAT AND SAFE MANER. 5. THE PROJECT SHALL HAVE A SIGNAGE VIEABLE FROM THE PUBLIC STREET THAT INDICATES THE HOURS OF CONTRUCTIOPN AS: MON -FRI FROM 7:30 AM TO 6 PM, SATURDAYS FROM 9AM TO 5PM. ABBREVIATIONS A ABV AC AD ADDL AFF ASPH BITUM BKG BLDG BM BR BUR BDR BW C CAB CB GEM CF CJ CL CTL CLG CONG CPT D DR D.S. (E) E ELEC EP EXT FON FH FIN FF Fl FLUOR FOC FOF FOS FR FS FSL FTG FURR ABOVE ASPHALT CONCRETE AREA DRAIN ADDITIONAL ABOVE FINISH FLOOR ASPHALT BITUMINOUS BACKING BUILDING BEAM BACKER ROD BUILT-UP-ROOF BEDROOM BOTTOM OF WALL CABINET CATCH BASIN CEMENT CUBIC FEET CONTROLJOINT CLOSET CENTERLINE CEILING CONCRETE CARPET DECK DRAIN 00\/ltJSPOUT EXISTING EAST ELECTRICAL ELECTRICAL PANEL EXTERIOR FOUNDATION FIRE HYDRANT FINISH FINISH FLOOR FLOW LINE FLUORESCENT FACE OF CONCRETE FACE OF FINISH FACEOFSTUD FIRE RATED FLOOR SINK FIRE SPRINKLER FOOTING FURRING GRAPHIC SYMBOLS ™ G GALV GALVANIZED GC GENERAL CONTRACTOR Gl GLASS GND GROUND GWB GYPSUM WALL BOARD GYP GYSUM H HOBO HARDBOARD HDR HEADER HDWR HARDWARE HD\\l'.l HARD\\l'.lOD HTR HEATER HVAC HEATING, VENT. & A.G. I IN INCH INCAND INCANDESCENT INSUL INSULATION INT INTERIOR INV INVERT JST JOIST JT JOINT K K KIPS KIT KITCHEN KP KICK PLATE LOG LOCATION LT LIGHT M MB MACHINE BOLT MDF MEDIUM DENSITY FIBERBOARD MECH MECHANICAi. MEMS MEMBRANE MET METAL MFR. MANUFACTURER MH MANHOLE MSC MISCELLANEOUS MTD MOUNTED MTL METAL CONCRETE PAD }-e DETAIL REFERENCE ---- 0 INTERIOR EUEVATION -0 WALL TYPE <€> WNDOWTYPE (NI N N.F.V. NIC NOM NP NR NTS 0 OA OC OD OFCI OFOI PENN PERF PERP Pl Pl PLAS PLBG PLWD PNL POC pp PREFAB PSF PSI PTO PTR PTRWDQ (P) QTY R RAO RCP RD REF REFL REFR RET REG RO (R) X# E::QR) 0 I 8 (!J NEW NORTH NETFREEVENTILTION NOT IN CONTRACT NOMINAL NO PARKING NON-RATED NOTTO SCALE OVERALL ON CENTER OUTSIDE DL>\METER/ DIMENSION 0\/ltJER FURNISHED CONTRACTOR INSTALUED 0\/ltJER FURNISHED OWNER INSTALL PENETRATION PERFORATED PERPENDICULAR PLATE PROPERTY LINE PLASTER PLUMBING PLYl,',()00 PANEL POINT OF CONNECTION PERMEABLE PAVERS PREFABRICATED POUNDS PER SQUARE FOOT POUNDS PER SQUARE INCH PAINTED PRESSURE TREATED PRESSURE TREATED \\GOD PROPOSED QUANTITY REVEAL OR RISER RADIUS REINFORCED CONCRETE PIPE ROOF DRAIN REFERENCE REFLECTED REFRIGERATOR RETAINING OR RETARDANT REGISTER ROUGH OPENING REPLACE KEY NOTE BUILDING SECTION APPROXIMATE LINE OF WORK DOOR TYPE REVISION SCD SCHD SD SECT SEO SF SHR SHT SHTG SIM SJ SL SLD SM SMD SOF SOG SPD SPECIS so ss SSD STC STD STL STOR STRL SY T T&B T&G TC TOG TOP TOS TRD TW u UL I/Tl. V VCP VERT V w w WC WO wow W/0 WP WPT WR SEE CIVIL DRAWNGS SCHEDULE STORM DRAIN SECTION SEE ELECTRICAL DRAVillNGS SQUAREFOOT OR FEET SHOWER SHEET SHEATHING SIMILAR SEISMIC XIINT SEALANT SEE LANDSCAPE DRAWNGS SHEET METAL SEE MECHANICAi. DRA\\1NGS SOFFIT SLAB ON GRADE SEE PLUMBING DRAWNGS SPECIFICATION SQUARE SANITARY SEWER SEE STRUCTURAL DRAWNGS SOUND 1RANSMISS10N COEFFICIENT STANDARD STEEL STORAGE STRUCTURAL SQUARE YARD TOP AND BOTTOM TONGUE AND GROOVE TOP OF CURB TOP OF CONCRETE TOP OF PAVING TOP OF STEEL TREAD TOP OF WALL UNDERWRITERS LABORATORIES UTILITIES VITREOUS CLAY PIPE VERTICAL ATTIC VENT WESTOR\\1DTH WATER CLOSET l,',()00 \\1NDOW \\1THOUT WATER PROOF \\l'.lRKINGPOINT WATER RESISTANT DATUM REFERENCE REMOVE ROOM TAG rn 0 ..c E >, Cl) oc:s rn C: 0 :.:; ro ·s: ~ ..c .c <( ...: 0 r,;i .., 0 = "' -; en <{ ~ u ... .. - "' .s ~ .. ~ (!) .. in C N ... Proj.ctS,;hllduloiiRevGic>n 2014,11.6 Abbreviations & Symbols A001 SCALE 1/4" = 1'•0" 817/2018 6:07:07 PM f !..~11 --------- s J I I w (~ => 2 OH z I~ I w OH I \\ ,> I ,, I<( Cl1 &ri.' I ~ 18> \ \ I o:: I<( \ Io... \ \ 00 \ I \ ' I \ \ I 0 \ ~I QI, I\ \ I H 10 \ \ 1 ~ I 0 0 0 \ I ~ ''re \ I 0 0 0 I ~ \ lo,; 1ri ________ !_~J \ \ I \ \ \ ~ o\t ' ,1 \ ~ :I I \ ~ :, \ ci::, II I \ 1-----------: O't ' I ' 12 .cr- / "I I E_!'AI~ ~~RE~----i _ <i 'i (i) ~~:. ~~~--O~isting & Demo FlJ C' 4' 8' 16' 32' SITEPLIN KE1IIO]ES • GENERAL COf/TRACTOR TO VERIFY (E) ~TE CONCITIJNS • All ITEMS IN BU.le TO BHfMOUSfEO [I] IE) RETAIL Wl(P) 12) 1 BOlM TS Ai'iNE [I] (E) RETAII-IM, WAll WI 1./fi RA TED ASSEl/lll. Y WAll PER C:OC 2016TABI.E lm(X<S') [I] (P) PG&E TO BE RELOCATED [il IE) SPLIT SYSTEMCOr«NSER ~ IE) WATER METER LIGEND © TETll£RTO BE RELOCATED (l) PG&E POLE @ CLEANOOT ~ HYDRANT WELEOOIJ SElBACl(UNE ---- PROPERTYUNE ------ BULCl~OUTUl'.E OVERHEAD LINE --00--01+- I \ (ff \ I I I \ I 0 I I \ ' I I I I I 11 0 E Q) 0 ca C) C :.;:::; U) ·x w c ro 0.. Q) -i:i5 ii~ !i~ . ~~~ !•.ii~ u~n >-jfuw ~~,l:iS z!~fi li!!_J I ~ g ~ri ~s:i~ ~i!Ii .§ ~~ii j!~;J_ Hh ...i c:, rl.l .., c:, .s "' "' ,:,: «f :;E "t;; .,-.s ~ ca ~ Cl .. Ill 0 "" ...J Site Plan, Existing &Demo A002 SCALE 1/8"::: 1'-0" 817/2018 6:07:08 PM 0- 0 '1 ·!" T Jr.r c~ tL.- , __ 0) ~l~~,:~~-ri··Level 1, Existing F1=J O' 4' B' 16' 32' cp 0 t~~S--~"l--;f'----;:~---------,---,-3"'-7:.!.--r ________________ ,j,_ ~ 1W--l0' , ~-10' , !--1 0' " (El BEDROOM f ([)BEDROOM (E)C L ~' .. o(F==d (El BEDROOM ,, : (E)Cl .-,, '' ~ .... 1 ..... - 11 1 l1 II 1 \J JI 1 \J U ' \1 ~ J " ~-------' ;:: .. ~-~-;~·!---:-!; :~-~::: ... ON1 ; 1 : : : : : : ~ : : : : : : : ;i7..7-Z?'"..7-Zw ~~_li)_h~Hiii:b: II 1/111 1 :: ~:: ,' v:u.-" ~ r:--,, V' " ] irzz-7 ~~ : (E) BEDROOM ~'I! L..-1 '" ' . ' "', . I (E)Cl , ' ' I I ' . ' . • • j, / F1=J O' 4' B' V. ~ V, : (E)CL I e" I _...0 ,----·-i • b::,-;· (E)CL : ,,.,, j, 16' 32' ___ .f), ('.: ::.,: 0 ' I.'.: r -i ,, D , ~ :: ~ :: ,, o:: ,, ,, ,, ,, ,, ,, ,, ,, ·: ----- /1 a.=;(] c::=::::::J IT] ~ EXISTING FLOOR PLAN LEGEND -11 II II {El DOOR TO RE MAIN 0 'b {El 'MNDOW TO REMAIN a..:-:.C:-4'1 (El WALL TO REMAI N e'Y ... ,U 'J EXISTI~ FLOOR PlAN KEYrlll§ COVERED PATIO m BE DEMOLISHED STORAGE AREA TO BE llcl,1JUSHED C) C :;::::; (/) ·x w N c6 ..- ....J Q) > Q) ....J c· co a.. ..... 0 0 u. (E) DOOR TO BE DEMO LIS HED (E)'AINDOW TO BE DEMOLISHED (E)WA LL TO BE DEM OLI SHED = .s .<;::: "Cl "Cl ~ ~ 'iii = I'! a .s -I .... Cl) ~ 0: ·!a~ .. = :;; ~ = ~ B ~ =: "' ~ .. -; .:= .. .s .[!l = ProjtclSchadlN R1vilion t Rev. Data Ditst:ripticm Floor Plan, Level 1 & 2, Existing A100 SCALE 1/4"= 1'-0" 817/2018 6:07:08 PM AA BB @--- '11 ,. l \I. I I \ IP) RETAIL SPACE '(\·· "' 37-7" .. --"A~_· -_ --~---------,,·-·: ------/ "'x, ' ------===\ ·i--===::::f ---------- "" ® @ ~11~,:~~~\,level 1, Proposed FU O' 4' 8' 16' 32' cp !S-414" 11'-9' 30'-10l4" IP) 3 CAR GARAGE FLOOR PLAN LEVEL 1 PROPOSED. LEGEND '[ (E) DOOR TO REMAIN D,------0 IE)V.,NDOWTO REMAIN =-..::i (E) WALL TO REMAIN /1 (P) NEW CO NSTRUCTION DOOR o=D (P) NEWCONSTRUCTIONWNDOW ~ (P)NEWCONSTRUCTIONWALL --- FlOOR PIAN, LEVEL 1 PROPOSED KEYt-mES DJ IPIRESlrolTIIJ.ENlRY [fil 11'1 CAR Cl'AAl3ER LOCAOONS "C Q) II) 0 a. 0 ... D.. ..- Q) > Q) ....J C: cu a. ... 0 0 LL .,.: 0 00 .., 0 = "' ·; "' <t." ~ u ... ,,; "' .9 ~ .. ~ Cl "' lfl 0 N ..J Pl'llj,lct SchltdLN Revis;an 2014.11.6 Floor Plan, Level 1 Proposed A101 SCALE 1/4" = 1'-Q" 81712018 6:07:09 PM \\ "l'°""_.L.::...-"'.L~..L_ll i. .i.· (P) KITCfEN \\ ~ ~ V v \ (P)Sl\DO FOLJJ.Ll'BED G) Floor Plan, Level 2, Proposed FU 1/4"= 1'-0" O' 4' 8' 3'-10' 16' T ====-----;:;--I IP) ENTRY lllllWAY 32' 8S-41f 11'-9' 23'-5112' :la-10~4' FLOOR PLAN LEVEL2 PROPOSED LEGEND //~ d lb (EJ DOOR TO REMAIN fl (PJ NEW CONSTRUCTION DOOR = (E) 'MNDOWTO REMAIN ~ (P) NEW CONSTRUCTION 'MNDOW = (E) WALL TO REMAIN = (Pi NEW CONSTRUCTION WALL 1l-11112' Qo 00 (P)LMf.GROOM FLOOR PIAN LEVEL 2 PRllf'OSED OJ (P)IBEDROOMOOSOOSOFT l3:j (P)1BEIJROOML!U535SOFT @J (P)S1Ull0UIIIT3l550FT [iJ IP) STACIIABLEWASfER DRYERS IN AlllHTS @J (P)RAIUf.G "'C Q) U) 0 C. 0 ... Cl. N Q) > Q) _J c- ca Cl. ... 0 0 u. ...,; = [I) ..., = .5! "' "' c,: <1." ~ u ... ... "' .s ~ ~ .. CJ .. 1/'l 0 M .J PrcjectSckad~Revisicn 2014.11.6 Floor Plan, Level 2 Proposed A102 SCALE 1/4"= 1'-0" 817/2018 6:07:09 PM , ---.. -. --, ----------j2f--------· ~ f '• L---------- RIOOE ---------------------------------------------------------, .. - j SIED TRA NSITION ~ j 0 SIED 1j RIXlE SIED TRANSITION j . tj RJOOE ~1 ~i j tj ~ RroE ij rn ~'~ ~ .Q·,L f.S "' ,O·,il.S :::::= 5' • " ROOF PIAN EXISTit,G KEYl()JES u) I~ COMPOSITION SfltGlfS rn PORTION Of ROOF TO BE SHED ROOFED 562 SF ~ DECK IJVERK\tG TO BE oo.«JU51ED 133 Sf 114": 1'-0" .. CD Roof Plan , Existing FU O' 4' B' 16' ROOF PLAN PROPOSED ROOfltG IMTERIAI. TOBE CLASS AAlflSK\ll IM1CH EX~TitG ROOF [I) IP) -ROOF 9!11 Sf @) IP)OOR.W:R @J IP) SIE D ROOF PORTION 562 SF 114": 1'-0" Roof Plan , Proposed FU O' 4' 8' 16' © 32' 32' "O Q) 1/) 0 a. 0 ... a. o6 C) C: :.:; U) ·x w C: CIJ a. -0 0 0:: ~ 0 ... 0 = "' ·; "' ,{ ~ CJ .... .. - "' .s GI .. ~ (!) ., In C N ...., Prujlct5ched~R•vi5ion 201-4.11.6 Roof Plan, Exis1ing & Proposed A103 SCAl£ 114": 1'-0" B/712018 6:07:18 PM ,== ·~ = (E) ' LL I I I I -----(El IE) (E) IE) 1E) ------ '11 Elevation, Front. Existim119-r+R--1-ll--1-----+--------+-- \.V 114" = 1'-0' L_j O' 4' 8' @ Elevati on, Fron t, Proposed F1J 114" = 1'-0" O' 4' 8' 16' 32' 16' 32' _ __ _ __Le~~.~~~. ~ V !::_ ___ Jop Plate , ~i~ ~ i :::Jj = ; ~ -- 2nd Level, Top Plate, __ P~~~~~ ~ (El IE) F1J O' 4' 8' 0 ~~~~a~i~~~ear, Proposed F1J O' 4' 8' 16' ELEVATION KEYNOTES OJ IE) TONGUE AND GROOVE WOOD SIDING TO REMAIN 0 IE) WOOD TRIM TO REMAIN 0 IE) WOOD SINGLE HUNG 'MNDOWTO REMAIN 0 (El DOOR TO REMAIN @] (El COMPOSITION ROOF TO REMAIN 0 !Pl All NEWV.,NDOWS TO BE SINGLE HUNG, V.OOD 'MNIJOW.. TO MATCH EXISTING [fl (P) All NEW TONGUE IN GROOVE SIDING TO MATCH ORIGtlAL [fil (P) NEW COMPOSITION SHINGLES TO MATCH ORIGINAL ~ IP) RESIDENCE ENTRY DOOR TO BE WOOD V.,TH GIA'iS INSERT ~ (Pl GARAGE DOOR TO BE WOOD 'MTH GLASS PANEL INSERT I!}] (P) COLUMNS TO BE WOOD PAINTED ~ (P) ALL NEW TRIM TO BE WOOD TO MATCH EXISTING ~ (E) STOREFRONT GLASS v.lNDOWTO REMAIN (RI REMOVE (EJ EXISTING !P) PROPOSED 16' 32' 2nd Level. Top Plate, 4j~~~~~ ----~nn---. ·--.. [)~~ 32' "C Q) (/J 0 a. 0 ,._ a.. ~ O> C ~ ·x w ,._- ro Q) c:::: ~ -C e LL (/J C 0 Td a, w Pro,iectSchedlleRevilicln 2014.11.6 Elevations. Front & Rear , Existing & Proposed A200 SCALE 1/4": 1'..Q" 81712018 6:07:30 PM FU O' 4' 8' 16' 32' 2nd Level, FF ~ _ _J 9'-10" I"" ,. • .....::. --+-------------------------------------------< ..-r--~R Jst Level. ~:i1;~9. ~ ::::~~~-----~-------------------------------------------< L.......,i l ' l '-+------------------------------------------1 L.......,il ' l '-+------------------------------------------1 '-JI ~ I ~: (R)'~. i_jl ,1 '-+------------------------------------------1 ' ,, ,__,1 : !"-+------------------------------------------+-! .._,,, ~~'.:::Jt-======================================::tL. 2nd Level, Top Plate, ---__ P~f~~~ ~ 2nd~ -~ __ _:!st Level, ~:i~ Sub;~~:~ =:_ ---==--:_ · Foun{~~~~ ~ ------------------------------------PROPOSEDAOOITION I EXISTNlHSTORICAI. TOREI/AIN ---------------------------------+ O' 4' 8' 16' 32' ELEVATION KEYNOTES II] (El TONGUE AND GROOVE WJOD SIDING TO REMAIN 0 (Ei WJOD TRIM TO REMAIN @] (El WJOD SINGLE HUNG \\4NDOWTO REMAIN 0 (El DOOR TO REWJN [§] (E) COMPOSITION ROOF TO REMAIN @] (Pi All NEW'IWIDOWS TO BE SINGLE HUNG, WJOD 'MNDCM5 TO IAA TCH EXISn'IG m (P)AL L NEWTONGUE IN GROOVE SIDING TO l,!J\TCH ORIGINAL @] (P) NEW COMPOSITION SHINGLES TO MATCH ORIGINAL @] (P) RESIDENCE ENTRY DOOR TO BE WOIOD 'MTH GLASS INSERT ~ (P) GARAGE DOOR TO BE WJOD 114TH GLASS PANEL INSERT [i] (P) COLUMNS TO BE WOOD PAINTED [Th] IP)ALL NEW TRIM TO BE WOOD TO MATCH EXISTING fill (E) STOREFRONT GLASS 'MN DOW TO REWJN (RJ REMOVE (El EXISTING IP) PROPOSED "O Q) (/) 0 a. e D.. ca 0) C ~ ·x w ~ ....J (/) C 0 :;::::; ca a, w ...: 0 rr, ..., 0 = It) ·; "' <{ ~ u ... .. - "' .s Q,l .. ~ (!) UI II') 0 M ...J P10,ectSchadiJeflavcsion 201,4.11.G Elevations, Left. Existing & Proposed A202 SCALE 1/4": 1'-Q" 817/2018 6:07:38 PM (i) Elevation, Right , Existing F=tJ 1/4" = 1'--0" O' 4' 8' 16' 32' I ~r-------,.~ :: /:: :: {R) :: : 11 ' 11 I .~?,," r,1 ~, r,1 ::::!::::::::: :::::1~1:::::: lUU.lu'UJL.L.L _ --------------------------------EX5Tit.GHSTORICALTOREW.IN I PROPOS8JADClTION ----------------------------------- @ ~\~~a~i~~~ight, Proposed F=tJ O' 4' 8' 16' 32' EXIEIOOR SD.G COtGm tll:H IIU.fRALGRA COi;JR SW 27.«i IUJflN)W,@aAI. COMPOSIOOIISMIGES TO IIA!ClfEl5Tit.G TRIM \\IJODTRIMTOMATGHEX500 ___ Le~.~~~. ~ 1nd L•~al . Top Plate . -__ P~f.~;~~ ~ _J2nd Le~~~' ici" ~ ___ 1st Level,_~~il;~~. ~ Sub&lo;;~ ~ =--_ __J Fauna~ 0~ ELEVATION KEYNOTES [j] (Et TONGUE AND GROOVE 1\1'.JOD SIDING TO REMAIN II] (El 0000 TRIM TO REMAIN @] (El 0000 SINGLE HUNGWNOOW TO REMAIN I}] (El DOOR TO REMAIN @J (Et COMPOSITION ROOF TO REMAIN @J (Pl ALL NEWv.tNDOWS TO BE SINGLE HUNG , V\IJOD v.tNDOWS TO MATCH EXISTING IT] ik~~~W TONGUE IN GROOVE SIDING TO MATCH i1J (Pl NEl'/COMPOSITION SHINGLES TO MATCH OOJGINAL (P) RESIDENCE ENTRY DOOR TO BE moo 114TH GLASS ~ INSERT [j]J :i:rGE DOOR TO BE W'.IODWTHGLASS PANEL ID] (Pl COLUMNS TO BE I\OOD PAINTED [j] (Pi All NEW TRIM TO BE \111:JOD TO MATCH EXISTING 13] (EJ STOREFRONT GLASS v.tNDO'WTO REMAIN (Rl REUOVE (E) EXISTING (P) PROPOSED "'C Q) 1/J 0 a. 0 '-a.. c6 C) C :.:; 1/J ·x UJ -.c C) i:i:: 1/J- C 0 :.:; CIJ > Q) UJ i)5 0 M 0 .5 "' a, ~ <i. ~ u ... .. - "' .8 Cl,) .. ~ (!) .. I() 0 M ..J P10;,ctSchedtk R~W.ilin 2014.11.6 Elevations.Right Existing& Proposed A203 SCAI.£ 1/4" = 1'-0" 817/2018 6:07:45 PM