Item 4 - Staff Report and Attachment 1
PREPARED BY: SEAN MULLIN, AICP
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: 04/24/2019 ITEM NO: 4
DATE: APRIL 20, 2019 TO: HISTORIC PRESERVATION COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: ARCHITECTURE AND SITE APPLICATION S-19-015. PROJECT LOCATION:
247 EDELEN AVENUE. PROPERTY OWNER/APPLICANT: LEE STREITZ AND JAMIE LANGLINAIS. REQUESTING APPROVAL FOR CONSTRUCTION OF AN ADDITION TO A SINGLE-FAMILY RESIDENCE TO EXCEED THE FLOOR AREA RATIO (FAR) STANDARDS ON PROPERTY IN THE UNIVERSITY/EDELEN HISTORIC DISTRICT ON PROPERTY ZONED R1-D:LHP. APN 529-04-016.
RECOMMENDATION:
Consider the proposed project and request for approval.
BACKGROUND:
A. Property Details
1. Date primary structure was built: 1984
2. Town of Los Gatos Preliminary Historic Status Code: None
3. Does property have an LHP Overlay? Yes
4. Is structure in a historic district? Yes, University/Edelen
5. If yes, is it a contributor? No
6. Findings required? No
7. Considerations required? Yes
B. Comments
An Architecture and Site application (S-19-015) has been submitted for the proposed
addition to the rear of residence. The project includes a 133 square foot single-story
addition at the rear of the residence. The shed roof addition would match the existing
PAGE 2 OF 2 SUBJECT: 247 EDELEN AVENUE APRIL 20, 2019
N:\DEV\HISTORIC PRESERVATION\HPC Sheets\2019\Edelen Avenue, 247 - 04-24-19.docx 4/22/2019 9:24 AM
residence in both form and materials, including wood double-hung windows, wood trim,
board and batt siding, and a composition roof.
The applicant proposes to exceed the maximum allowable floor area ratio (FAR) by 55
square feet requiring approval of an Architecture and Site application. The proposal for
minor exterior changes for a property within a historic district is required to be
considered by the Historic Preservation Committee at a public meeting prior to
consideration of the Architecture and Site application by the deciding body.
DISCUSSION:
A. Standards for Review
As required by Section 29.80.290 of the Town Code.
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:
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..
B. Town Policy
X That the work proposed is compatible with the neighborhood.
Attachments:
1. Development Plans, received April 18, 2019
Distribution:
Cc: Lee Streitz and Jamie Langlinais, 247 Edelen Avenue, Los Gatos, CA 95030
EXISTINGGARAGEPROPOSEDADDITIONEdelen Ave.EXISTINGHOUSE±5'-9"EXISTING±4'-8"EXISTING±43'-9"EXISTING±41'-10 1/2"36"QUERCUS AGRIFOLIA21.5"QUERCUS AGRIFOLIA7"JAPANESE MAPLE8.5"SEQUOIASEMPERVIRENS9.5"SEQUOIASEMPERVIRENS11.5"SEQUOIASEMPERVIRENS11.5"SEQUOIASEMPERVIRENS2.8"POMEGRANATE2.8"POMEGRANATE6.5"CREPEMYRTLE7"LEMON5"GRAPEFRUIT2.8"LEMON4.7"CREPE MYRTLE55.0'55.0'109.82'
109.82'PROPOSED ADDITIONEXISTING DRIVEWAYTO REMAINPROPERTY LINEEXISTING WOOD DECK TO BEREMOVED AND REPLACED W/HARDSCAPE TO MATCHEXISTINGPERIMETER OF EXISTINGSTRUCTUREDASHED LINE DENOTESOUTLINE OF 2ND STORYEXISTING TREES TOREMAIN TYP.PROVIDE TREEPROTECTIVE FENCINGPRIOR TO BEGINNINGANY CONSTRUCTIONACTIVITIES.Site Planscale: 1/8"=1'-0"Project No:ofSheet No:Revisions:Drawn By:Date:579 E. CAMPBELL AVE. CAMPBELL, CA 95008 P. 650.469.3760 C. 209.534.7371
| WARREN DESIGN |
WARREN DESIGN 1830EDELEN RESIDENCE
ADDITION/REMODEL
247 EDELEN AVE.
LOS GATOS CALIFORNIA11/26/18PROJECT DATAEDELEN RESIDENCE247 EDELEN AVE.LOS GATOS, CALIFORNIAPROJECT ADDRESS:ASSESSOR PARCEL NUMBER:CONSTRUCTION TYPE:OCCUPANCY TYPE:LOT SIZE:EXISTING RESIDENCE:PROPOSED ADDITION:TOTAL FLOOR AREA:COVERED PORCH:GARAGE MAX. F.A.R.:EXISTING GARAGE:TOTAL LOT COVERAGE:247 EDELEN AVE.529-04-016V-BR-3/U6,040.1 S.F.1,984 S.F.133 S.F.2,11755 S.F.587.1 S.F.526.4 S.F1,829.2 S.F.SCOPE OF WORK:CONSTRUCT NEW ADDITION REMODEL KITCHEN AND LIVING ROOM. PROVIDE NEW STRUCTURAL,MECHANICAL, PLUMBING AND ELECTRICAL AS NECESSARY AND SHOWN ON PLANS.T-1 SITE PLAN/PROJECT DATA/GENERAL NOTES/SHEET INDEXA-1 EXISTING/DEMO FLOOR PLANSA-2 PROPOSED FLOOR PLANSA-3 EXTERIOR ELEVATIONSA-4 EXTERIOR ELEVATIONSE-1 ELECTRICAL PLANSS-1 FOUNDATION PLANS-2 FRAMING PLANS-3 DETAILST-24A TITLE-24T-24B TITLE-24SHEET INDEXGENERAL NOTESCALGREEN MANDATORY MEASURESFIRE DEPARTMENT NOTES·THE ADDRESS OF THE RESIDENCE SHALL BE PROVIDED AND PLACED IN A POSITIONTHAT IS READILY VISIBLE & LEGIBLE FROM THE STREET FRONTING THE PROPERTY.NUMBERS SHALL BE A MINIMUM OF 4" HIGH WITH A MINIMUM STROKE WIDTH OF 0.5".·SMOKE ALARMS SHALL BE INSTALLED IN EACH SLEEPING ROOM, OUTSIDE EACHSEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS, AND ONEACH ADDITIONAL STORY OF THE DWELLING, INCLUDING BASEMENTS AND HABITABLEATTICS. SMOKE ALARMS SHALL BE INTERCONNECTED, RECEIVED THEIR PRIMARYPOWER FROM THE BUILDING WIRING AND SHALL BE EQUIPPED WITH BATTERY BACKUP.·AN APPROVED CARBON MONOXIDE ALARM SHALL BE INSTALLED IN DWELLING ORSLEEPING UNITS WITHIN WHICH FUEL-BURNING APPLIANCES ARE INSTALLED AND INSWELLING UNITS THAT HAVE AN ATTACHED GARAGE. CARBON MONOXIDE ALARMSSHALL BE INSTALLED OUTSIDE OF EACH SEPARATE WELLLING UNIT SLEEPING AREA INTHE IMMEDIATE VICINITY OF THE BEDROOM AND ON EVERY LEVEL OF A DWELLLINGUNIT INCLUDING BASEMENTS.SPECIAL INSPECTIONSALL WORK REQUIRING INSPECTIONS MUST BE DONE BY CERTIFIED INSPECTION AGENCY.·RETROFIT HOLDOWN ANCHORS MAY BE INSPECTED BY THE ENGINEER OF RECORD. THE EOR SHALLPROVIDE A LETTER TO THE CITY FIELD INSPECTOR AT THE TIME OF HOLDOWN INSPECTION DESCRIBINGTHE RESULTS OF THE INSPECTION(S).1. CONTRACTOR SHALL COMPLY WITH ALL CONTRACTOR SHALL COMPLY WITH ALLCALIFORNIA RESIDENTIAL CODE (CRC) 2016, CALIFORNIA BUILDING CODE (CBC)2016, CALIFORNIA MECHANICAL CODE (CMC) 2016, CALIFORNIA PLUMBING CODE(CPC) 2016, CALIFORNIA FIRE CODE (CFC) 2016, CALIFORNIA ELECTRICAL CODE(CEC) 2016, ENERGY EFFICIENCY STANDARDS TITLE 242. INSULATION AT ALL EXTERIOR WALLS, WALLS BETWEEN HOUSE AND GARAGE,WOOD FLOOR, FLOOR ABOVE GARAGE, AND CEILINGS SHALL BE (PER T-24 CALC'S):FLOOR: R-19, WALLS: R-13 PAPERFACED FIBERGLASS BATT, CEILING (FLAT): R-30FIBERCEL BLOWN. STAPLE CERTIFICATE ADJACENT TO OVERHEAD DOOR ONINTERIOR OF GARAGE3. VENTILATION REQUIRED: ATTIC MINIMUM OF 1/300 OF ATTIC SPACE. PROVIDE AMINIMUM OF 50% AT ROOF WITH DORMER VENTS WITH THE BALANCE OF THEREQUIRED VENTING AT EAVES.4. SITE DRAINAGE: NO DRAINAGE ACROSS OR ONTO ADJACENT PROPERTIES OR ONSITE WATER RETENTION. PROVIDE A MINIMUM SLOPE OF 2% FOR A MINIMUM OF 10'AWAY FROM BUILDING.5. FOUNDATION: SOIL UNDER SLAB AND FOOTINGS TO BE 95% COMPACTED. ALLBEARING FOOTINGS SHALL EXTEND A MINIMUM OF 12" INTO UNDISTURBED SOIL,UNLESS OTHERWISE NOTED. FOUNDATIONS AND HOUSE SLAB SHALL BE 2500 PSIAT 28 DAYS. FLAT WORK SHALL BE 2500 PSI AT 28 DAYS. FINISH FLOOR SLAB SHALLBE A MINIMUM OF 6" ABOVE GRADE.PROVIDE COPIES OF ANY COMPACTION OR SOILS ANALYSIS REPORTS TO THEBUILDINGDEPARTMENT PRIOR TO THE FOUNDATION INSPECTION.6. SILL PLATES WILL BE PRESSURE TREATED OR FOUNDATION GRADE REDWOOD.7. ALL EXTERIOR AND INTERIOR BEARING WALLS SHALL BE 2x4 D.F. WOOD STUDS AT16" O.C. UNLESS OTHERWISE NOTED ON PLANS.8. PROVIDE SOLID BLOCKING AT ALL FURRED CEILINGS AND SOFFITS AT WALLS.9. AT ALL NON-BEARING WALLS PARALLEL TO ROOF TRUSS THAT ARE UNBRACED FORMORE THAN 6'-0" PROVIDE A 2x4 DIAGONAL BRACE FROM THE TOP PLATE TO THETOP CHORD WITH A MINIMUM OF 2-16d EACH END.10. BOTTOM CHORD OF TRUSS TO BE BRACED AT 12' O.C. (MINIMUM).11. ALL EXTERIOR DOOR AND WINDOW HEADERS SHALL BE 6x12 WITH DOUBLE TOPPLATE OVER, UNLESS OTHERWISE NOTED.12. POWER DRIVEN FASTENERS: ICBO #1290, PIN #DN72 AS MANUFACTURED BY "HILTI".SPACING: 18" O.C. AT ALL BEARING WALLS, 36" O.C. AT ALL NON-BEARING WALLS.13. EXTERIOR STUCCO - LA HABRA, THREE-COAT STUCCO SYSTEM. FINAL COAT TOHAVE INTEGRAL COLOR.14. STUCCO FINISHES AT EDGES SHALL INCLUDE THE FOLLOWING: DRIP SCREED,SUPERIOR #1/CASING BEAD, MILCOR #66/EXTERIOR CORNER, MILCOR #1 EXP. JOINT.INTERIOR CORNER, MILCOR #30 EXP. JOINT.15. ALL WINDOWS SHALL BE DUAL GLAZED WITH VINYL FRAME. SEE ELEVATIONS FORGRIDS.16. ALL EXTERIOR SLIDING GLASS DOORS AND WINDOWS WITH SILLS WITHIN 18" OFTHE FLOOR AND WITHIN A 24" ARC OF EITHER VERTICAL EDGE OF AN EXTERIORDOOR IN A CLOSED POSITION SHALL BE TEMPERED. H.S.=HORIZONTAL SLIDER,S.H.=SINGLE HUNG, OBS.=OBSCURE, FXD.=FIXED, TEMP.=TEMPERED, HLF.RND.=HALF ROUND.17. SILL PLATES FOR NON-BEARING WALLS MUST BE ANCHORED TO SLAB WITHHARDENED CEMENT NAILS.18. EXTERIOR SILL PLATES SHALL BE CAULKED AT JOINTS WITH CONCRETE SLAB.CAULK ALL OPENINGS IN EXTERIOR ENVELOPE, ALL JOINTS BETWEEN DISSIMILARMATERIALS, AND AT JUNCTIONS OF MAJOR COMPONENTS.19. PROVIDE ONE COAT HEAVY-BODIED ACRYLIC STAIN ON BARGE RAFTERS, FASCIABOARDS, EXPOSED EAVES, AND WOOD TRIM.20. CONTRACTOR TO VERIFY ALL CONDITIONS AND DIMENSIONS IN FIELD. ANYCONFLICTS OR DISCREPANCIES ARE TO BE BROUGHT TO THE DESIGNER'SATTENTION PRIOR TO CONSTRUCTION.21. BACKFLOW PREVENTER REQUIRED ON ALL HOSE BIBBS.A4.1 PLANNING & DESIGN-SITE DEVELOPMENT4.106.2: A PLAN IS DEVELOPED & IMPLEMENTED TO MANAGE STORM WATER DRAINAGEDURING CONSTRUCTION,4.106.3: THE SITE SHALL BE PLANNED & DEVELOPED TO KEEP SURFACE WATER AWAYFROM BUILDINGS. CONSTRUCTION PLANS SHALL INDICATE HOW SITE GRADING OR ADRAINAGE SYSTEMS WILL MANAGE ALL SURFACE WATER FLOWS.A4.2 ENERGY EFFICIENCY4.201.1 LOW-RISE RESIDENTIAL BUILDINGS SHALL MEET OR EXCEED THE MINIMUMSTANDARD DESIGN REQUIRED BY THE CALIFORNIA ENERGY STANDARDS.A4.3 WATER EFFICIENCY & CONSERVATION4.303.1: INDOOR WATER USE SHALL BE REDUCED BY AT LEAST 20% USING ONE OF THEFOLLOWING METHODS1. WATER SAVING FIXTURES OR FLOW RESTRICTORS SHALL BE USED.2. A 20% REDUCTION IN BASELINE WATER USE SHALL BE DEMONSTRATED.4.403.2: WHEN USING THE CALCULATION METHODS SPECIFIED IN SECTION 4.303.1MULTIPLE SHOWERHEADS SHALL NOT EXCEED MAXIMUM FLOW RATES4.303.3 PLUMBING FIXTURES (WATER CLOSETS & URINALS) & FITTINGS (FAUCETS &SHOWERHEADS) SHALL COMPLY WITH SPECIFIED PERFORMANCE REQUIREMENTS.OUTDOOR WATER USE:4.304.1 AUTOMATIC IRRIGATION SYSTEMS INSTALLED AT THE TIME OF FINAL INSPECTIONSHALL BE WEATHER OR SOILED-BASED.A4.4 MATERIAL CONSERVATION & RESOURCE EFFICIENCY4.406.1: JOINTS & OPENINGS.ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS, OR OTHER OPENINGSIN PLATES AT EXTERIOR WALLS SHALL BE PROTECTED AGAINST THE PASSAGE OFRODENTS BY CLOSING SUCH OPENINGS WITH CEMENT MORTAR, CONCRETE MASONRYOR SIMILAR METHOD ACCEPTABLE TO THE ENFORCING AGENCY.4.408.1: A MINIMUM OF 50% OR THE CONSTRUCTION WASTE GENERATED AT THE SITE ISDIVERTED TO RECYCLE OR SALVAGE4.408.2 WHERE A LOCAL JURISDICTION DOES NOT HAVE A CONSTRUCTION &DEMOLITION WASTE MANAGEMENT ORDINANCE, A CONSTRUCTION WASTEMANAGEMENT PLAN SHALL BE SUBMITTED FOR APPROVAL TO THE ENFORCINGAGENCY.4.410.1 AN OPERATION & MAINTENANCE MANUAL WHALL BE PROVIDED TO THE BUILDINGOCCUPANT OR OWNER.A4.5 ENVIRONMENTAL QUALILTYPOLLUTANT CONTROL :4504.1 DUCT OPENINGS & OTHER RELATED AIR DISTRIBUTION COMPNENT OPENINGSSHALL BE COVERED DURING CONSTRUCTION.4.504.2.1 ADHESIVES, SEALANTS & CAULKS SHALL BE COMPLIANT WITH VOC & OTHERTOXIC COMPOUND LIMITS.4.504.2.2: PAINTS, STAINS & OTHER COATINGS SHALL BE COMPLICANT WITH VOCLIMITS.4.5O4.2.3: ALL PAINTS & COATINGS SHALL BE COMPLIANT WITH PRODUCT WEIGHTED MIRLIMITS FOR ROC & OTHER TOXIC COMPOUNDS.4.504.2.4: DOCUMENTATION SHALL BE PROVIDED TO VERIFY THAT COMPLIANT VOC LIMITFINISH MATERIALS HAVE BEEN USED.4.504.3: CARPET & CARPET SYSTEMS SHALL BE COMPLIANT WITH VOC LIMITS.4.504.4: 50% OF FLOOR AREA RECEIVING RESILIENT FLOORING, SHALL COMPLY WITHTHE VOC-EMISSION LIMITS DEFINED IN THE COLLABORATIVE FOR HIGH PERFORMANCESCHOOLS (CHPS) LOW-EMITTING MATERIALS LIST OR BE CERTIFIED UNDER THERESILIENT FLOOR COVERING INSTITUTE (RFCI) FLOORSCORE PROGRAMS.4.505.2: VAPOR RETARDER & CAPILLARY BREAK IS INSTALLED AT SLAB ON GRADEFOUNDATIONS.4.505.3: MOISTURE CONTENT OF BUILDING MATERIALS USED IN WALL & FLOOR FRAMINGIS CHECKED BEFORE ENCLOSURE.INDOOR AIR QUALITY & EXHAUST4.506.1 EXHAUST FANS WHICH TERMINATE OUTSIDE THE BUILDING ARE PROVIDED INEVERY BATHROOM.ENVIRONMENTAL COMFORT4.507.1: WHOLE HOUSE EXHAUST FANS SHALL HAVE INSULATED LOUVERS OR COVERSWHICH CLOSE WHEN THE FAN IS OFF. COVERS OR LOUVERS SHALL HAVE A MIN. INSULATION VALUE OF R-4.2.4.507.2: DUCT SYSTEMS ARE SIZED, DESIGNED & EQUIPMENTS IS SELECTED USING THEFOLLOWING METHODS:1. ESTABLISH HEAT LOSS & HEAT GAIN VALUES ACCORDING TO ACCA MANUAL J OREQUIVALENT.2. SIZE DUCT SYSTEMS ACCORDING TO ACCA 19-D (MANUAL D) OR EQUIVALENT.3. SELECT HEATING & COOLING EQUIPMENT ACCORDING TO ACCA 36-S (MANUAL S)OR EQUIVALENT.INSTALLER & SPECIAL INSPECTOR QUALILFICATIONS702.11: HVAC SYSTEM INSTALLERS ARE TRAINED & CERTIFIED IN THE PROPERINSTALLATION OF HVAC SYSTEMS.702.2: SPECIAL INSPECTORS EMPLOYED BY THE ENFORCING AGENCY MUST BEQUALIFIED & ABLE TO DEMONSTRATE COMPETENCE IN THE DISCIPLINE THEY AREINSPECTING.703.1: VERIFICATION OF COMPLIANCE WITH THIS CODE MAY INCLUDE CONSTRUCTION DOCUMENTS, PLANS, SPECIFICATIONS, BUILDER OR INSTALLERCERTIFICATION, INSPECTION REPORTS OR OTHER METHODS ACCEPTABLE TO THEENFORCING AGENCY WHICH SHOW SUBSTANTIAL CONFORMANCE.T-1DCWSite PlanGENERAL NOTES:·VERIFY LOCATION OF ALL UTILITIES AT JOB SITE.·SLOPE ALL FINISH GRADES A MIN. OF 5% FOR 5'-0" AWAY FROM STRUCTUREFOR DRAINAGE.·THE FINISH GRADE AROUND THE STRUCTURE SHALL SLOPE AWAY FROM THEFOUNDATION A MINIMUM OF 5% FOR A MINIMUM DISTANCE OF 10'-0" (CBC1804.3).PRUNING OR ROOT PRUNING MUST BE SUPERVISED BY AN ISA-CERTIFIED ARBORIST OR ANASCAREGISTERED ARBORIST. SEE SECTION 29.10.1010 OF THE TOWN CODE FORSPECIFICATIONS TO DETERMINE IF A PRUNING PERMIT IS REQUIRED.TREE PROTECTION FENCING REQUIREMENTS:1. SIX-FOOT HIGH CHAIN LINK FENCING MOUNTED ON TWO-INCH DIAMETER GALVANIZED IRONPOSTS SHALL BE DRIVEN INTO THE GROUND AT LEAST TWO-FEET DEEP AT NO MORE THANTEN-FOOT SPACING. WHEN STIPULATED, FOR EXISTING PAVING AREAS THAT WILL NOT BEDEMOLISHED, POSTS MAY BE SUPPORTED BY CONCRETE BASE.2. POSTED EIGHT AND ONE-HALF-INCH BY ELEVEN-INCH SIGN ON EACH TREE FENCE STATING:“WARNING – TREE PROTECTION ZONE – THIS FENCE SHALL NOT BE REMOVED AND IS SUBJECTTO PENALTY ACCORDING TO TOWN CODE 29.10.1025”3. LABELED PHOTOGRAPHS OF THE INSTALLED FENCING SHALL BE EMAILED TO THE PROJECTPLANNER PRIOR TO ISSUANCE OF PERMITS.4. TREE PROTECTION FENCING IS REQUIRED TO REMAIN IN PLACE THROUGHOUTCONSTRUCTION. ANY PROTECTED TREE ON-SITE WILL REQUIRE REPLACEMENT ACCORDINGTO ITS APPRAISED VALUE IF IT IS DAMAGED BEYOND REPAIR AS A RESULT OF CONSTRUCTION.DESIGNER:DANIEL WARREN579 E. CAMPBELL AVE.CAMPBELL, CA 95008650-469-3760DANIEL@WARRENDESIGNINC.COMSTRUCTURAL ENGINEER:JOHNNY EDDY1111 DENNIS CT.RODEO, CA 94572831-210-9771MRYENGINE@HOTMAIL.COMTITLE-24:MILES HANCOCK25 DEVONSHIRE BLVD., #2SAN CARLOS, CA 94070650-424-1189ENERGY@PACBELL.NETATTACHMENT 1
Family
Room
8'-3 1
2" CEILING HT.
Dining
Room
8'-3 1
2" CEILING HT.
Living
Room
8'-3 1
2" CEILING HT.
Kitchen
8'-3 1
2" CEILING HT.
2 Car
Garage
8'-0" CEILING HT.
EXISTING MECH. CHASE
TO BE RELOCATED
EXISTING WALL TO BE REMOVED
BID ALTERNATE: LEAVE EXISTING
WALL AND MATCH IT ON OPPOSITE
SIDE OF ROOM.
EXISTING WALL TO BE
REMOVED TYP.
NO WORK IN THIS AREA
(E) HVAC RETURN TO BE
RELOCATED
NO WORK IN THIS AREA
EXISTING WINDOWS TO
BE REMOVED
EXISTING WINDOWS TO
BE REMOVED
REMOVE ALL EXISTING
CABINETS
1st Level Demo Floor Plan
scale: 1/4"=1'-0"
Project No:
of
Sheet No:
Revisions:
Drawn By:
Date:579 E. CAMPBELL AVE. CAMPBELL, CA 95008 P. 650.469.3760 C. 209.534.7371| WARREN DESIGN |WARREN DESIGN 1830EDELEN RESIDENCEADDITION/REMODEL247 EDELEN AVE.LOS GATOSCALIFORNIA11/26/18
A-1
DCW
Demo
Floor Plans
0 4'8'16'2'
2nd Level Demo Floor Plan
scale: 1/4"=1'-0"
0 4'8'16'2'
NOTES:
·DEMOLITION WORK INCLUDES WORK SHOWN AND ANY OTHER
WORK AFFECTED BY WORK INCLUDED IN THE DEMOLITION OR THAT
IS NECESSARY TO ACCOMMODATE THE PROPOSED CONSTRUCTION.
·PROVIDE A DUST BARRIER TO PROTECT ANY PORTIONS OF THE
HOUSE, DUCTWORK, ETC. NOT BEING AFFECTED BY THIS PROJECT.
·REMOVE FINISHES AS NECESSARY FOR NEW AND EXISTING WALL
FACES TO ALIGN.
·PROVIDE SHORING AND BRACING AS REQUIRED TO SUPPORT THE
EXISTING STRUCTURE DURING DEMOLITION AND CONSTRUCTION.
·REMOVE GYPSUM BOARD AND REPLACE AS REQUIRED FOR FLUSH
TRANSITION BETWEEN NEW AND EXISTING WALLS.
·ALL EXISTING FINISHED FLOORING SHALL BE REMOVED. FLOOR
FRAMING SHALL REMAIN UNLESS NOTED OTHERWISE.
·ALL EXISTING EXTERIOR SIDING AND ROOFING SHALL BE REMOVED.
·CONTRACTOR SHALL VISIT SITE PRIOR TO BIDDING TO VERIFY THE
EXTENT OF WORK, SITE CONDITIONS, ETC.
·DEMO IS NOT LIMITED TO WORK SHOW, IT SAHLL ALSO INCLUDE ANY
WORK NECESSARY TO ALLOW FOR PROPOSED AND NOT LIMITED TO
STRUCTURAL, MECHANICAL, PLUMBING, ELECTRICAL, SITE WORK,
ARCHITECTURAL FINISH WORK, ETC.
Family
Room
8'-3 1
2" CEILING HT.
GARAGE DOOR TO BE 20
MIN. RATED W/ LATCH AND
CLOSER
Dining
Room
8'-3 1
2" CEILING HT.
Living
Room
8'-3 1
2" CEILING HT.
Kitchen
8'-3 1
2" CEILING HT.
2 Car
Garage
8'-0" CEILING HT.8'-1"ADDITION4'-7"2'-7"4'-0"1'-4"1'-3"16'-10"10'-5"RELOCATED MECH.
CHASE
BUILT-IN REF. W/
CABINET PANEL.
(E) WATER LINE
TO REMAIN
KNEE SPACE BELOW
BAR SINK W/ DISPOSAL AND
ISLAND VENT
RANGE W/
HOOD ABV.
BID ALTERNATE: LEAVE EXISTING
WALL AND MATCH IT ON OPPOSITE
SIDE OF ROOM W/ DROPPED BEAM
PROPOSED DROPPED BEAM
12" DEEP BUILT-IN
BOOK SHELVES
EXISTING FIREPLACE
TO REMAIN
3036 D.H.20682-2668
FR.DR. TEMP.
SINK W/ DISPOSAL
4'-1"2'-8 1/2"4'-1"3'-8"
5'-0"1'-6"
18'-1"
ADDITION
EXISTING WALL TO REMAIN
EXISTING WINDOWS TO REMAIN
BID ALTERNATE:
REPLACE (E) WINDOWS
PATTERN DENOTES WAINSCOT-
TYP. NANTUCKET BEADBOARD
MINI-MINI-V-GROOVE
COVER INSIDE OF ORNAMENTAL
WINDOW WITH WAINSCOT. FROST
INSIDE OF GLAZING
BID ALTERNATE:
POT FILLER
3"3"
PANTRY
MICRO.2'-0"DOG DOOR
3' CONC. LANDING
BID ALTERNATE:
VINE TRELLIS OVER WINDOWS
PROVIDE COUNTERTOP AND
UPPER CABINETS OVER WASHER
AND DRYER28682868
NO WORK IN THIS AREA
2036 D.H.2036 D.H.
2'-10"2'-10"2'-8 1/2"EQ.3"EQ.
D.W.
CLCL
CL
CL 1'-8"1'-8"NOTE:
ALL INTERIOR DOORS TO BE
REPLACE WITH SOLID-CORE
SINGLE PANEL SHAKER
NO WORK IN THIS AREA
1st Level Floor Plan
NOTES:
·WINDOW & DOOR SIZES SHOWN ARE FOR DESIGN PURPOSES ONLY.
ACTUAL WINDOW & DOOR SIZES SHALL BE FRAMED & SET PER MFG.
SPECIFICATIONS. MAKE & MODEL NUMBERS SHALL BE CALLED OUT
PER SUPPLIER'S AND/OR OWNER'S SPECIFICATIONS. WINDOWS TO
BE DUAL-PANED (U.N.O.)
·ALL EXTERIOR HEADERS SHALL BE AT 6'-8" U.N.O.
·ALL EXTERIOR DOORS SHALL BE AT LEAST 1[" THICK
·ALL GLASS DOORS, GLASS WITHIN 24" OF DOORS & WITHIN 18" OF
FLOORS, GLASS SUBJECT TO HUMAN IMPACT, ETC. SHALL BE
SAFTEY TEMPERED
·BEDROOM WINDOWS SHALL HAVE MAX 44" HIGH SILL & MIN. NET
CLEAR OPENINGS OF 20" IN WIDTH & 24" IN HEIGHT W/ MIN. CLEAR
OPENING OF 5.7 FEET
·SHOWERS TO BE FINISHED WITH MOISTURE RESISTANT MATERIALS
OVER A MOISTURE RESISTANT UNDERLAYMENT TO MIN. HEIGHT OF
72" ABOVE DRAIN W/ TEMPERED GLASS ENCLOSURES
·PROVIDE THERMOSTATIC MIXING VALVE OR INDIVIDUAL CONTROL
VALVES OF THE PRESSURE BALANCE AT ALL SHOWERS PER C.P.C.
·WATER CLOSETS (TOILETS) SHALL USE NO MORE THAN 1.28
GALLONS/FLUSH
·WATER HEATERS & FURNACES TO BE C.E.C. CERTIFIED. WATER
HEATERS TO HAVE PRESSURE & TEMPERATURE RELIEF DEVICES &
DISCHARGE TO OUTSIDE.
·PROVIDE COMBUSTION AIR FOR FUEL BURNING APPLIANCES
·WATER HEATERS SHALL BE STRAPPED WITHIN THE UPPER & LOWER
1/3 OF THE HEATER STRAPS SHALL BE LOCATED A MIN. OF 4" FROM
ANY CONTROLS. WATER HEATER TO BE ON PLATFORM 18" MIN.
A.F.F.
·OPENINGS AROUND GAS VENTS, DUCTS & PIPING AT EACH FLOOR
SHALL BE FIRE STOPPED
·AIR DUCTS IN GARAGE THAT PASS THRU LIVING/ GARAGE COMMON
WALL SHALL BE 26 GA. STEEL OR THICKER
·INSTALL PRE-FAB MTL. FIREPLACES PER MFG'S SPEC'S. PROVIDE
I.C.C. APPROVED NUMBERS TO BUILDING DEPT. PRIOR TO
INSTALLATION
·PROVIDE FIRE-STOPS IN OPENINGS AT FLOOR & CEILINGS OF ALL
FIREPLACES
·PROVIDE AC/DC SMOKE DETECTORS WITHIN EACH SLEEPING ROOM
& CENTRALLY LOCATED IN CORRIDORS OR AREAS GIVING ACCESS
TO EACH SLEEPING AREA ALL DETECTORS TO BE INTERCONNECTED
TYPICAL.
·LANDINGS NO MORE THAN 7.75" LOWER THAN THRESHOLD FOR
IN-SWINGING DOORS, & NO MORE THAN 1\" FOR OUT-SWINGING &
ENTRY DOORS. EXTERIOR LANDINGS TO BE 3'-0 DEEP MIN.
·ALL GYPSUM BOARD TO 5 8" TYP. U.N.O
scale: 1/4"=1'-0"
Project No:
of
Sheet No:
Revisions:
Drawn By:
Date:579 E. CAMPBELL AVE. CAMPBELL, CA 95008 P. 650.469.3760 C. 209.534.7371| WARREN DESIGN |WARREN DESIGN 1830EDELEN RESIDENCEADDITION/REMODEL247 EDELEN AVE.LOS GATOSCALIFORNIA11/26/18
A-2
DCW
Proposed
Floor Plans
0 4'8'16'2'
NOTE:6'-8" TYP. HEADER HT.TO MATCH EXISTINGG.I. DRIP SCREED -TYP. AT 4" ABV.GRADE (2" ABV. HARDSCAPE)EXISTINGADDITIONCLASS "A" COMPOSITION SHINGLE ROOFING -INSTALL PER MANUFACTURER'S SPEC'So/30# FELT o/ PLYWOOD SHEATHING - TYP.G.I. "OGEE" GUTTER OVER 2x SPRUCEFASCIA BOARD TO MATCH EXISTINGBATT AND BOARD TO MATCH EXISTINGOVER 1 LAYER GRADE "D" PAPERSTEP TO GRADE 7 34" MAX.WOOD TRIM TO MATCHEXISTING- TYP.DECORATIVE TRELLISWOOD WINDOWS TO MATCHEXISTINGPATTERN DENOTES EXISTING HOUSETO REMAIN UNTOUCHEDWOOD FRENCH DOORSTO MATCH EXISTING12±5EXISTINGADDITIONEXISTING WINDOWS TOBE REMOVEDEXISTING DOOR TO BEREMOVEDProposed Rear ElevationProject No:ofSheet No:Revisions:Drawn By:Date:579 E. CAMPBELL AVE. CAMPBELL, CA 95008 P. 650.469.3760 C. 209.534.7371
| WARREN DESIGN |
WARREN DESIGN 1830EDELEN RESIDENCE
ADDITION/REMODEL
247 EDELEN AVE.
LOS GATOS CALIFORNIA11/26/18A-3DCWExterior Elevations04'8'16'2'scale: 1/4"=1'-0"Proposed Left Elevation04'8'16'2'scale: 1/4"=1'-0"Existing Rear Elevationscale: 1/4"=1'-0"Existing Left Elevationscale: 1/4"=1'-0"
EXISTINGADDITIONDECORATIVE TRELLISEXISTINGExisting Front ElevationProject No:ofSheet No:Revisions:Drawn By:Date:579 E. CAMPBELL AVE. CAMPBELL, CA 95008 P. 650.469.3760 C. 209.534.7371
| WARREN DESIGN |
WARREN DESIGN 1830EDELEN RESIDENCE
ADDITION/REMODEL
247 EDELEN AVE.
LOS GATOS CALIFORNIA11/26/18A-4DCW Exterior Elevations04'8'16'2'scale: 1/4"=1'-0"Existing Right Elevation04'8'16'2'scale: 1/4"=1'-0"
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