Item 3 - Staff Report and Attachments 1 - 7
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: 11/13/2019 ITEM NO: 3
DATE: NOVEMBER 6, 2019 TO: HISTORIC PRESERVATION COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: MINOR RESIDENTIAL DEVELOPMENT APPLICATION MR-19-024. PROJECT LOCATION: 29 BROADWAY. PROPERTY OWNER: ANDREW T. LAW. APPLICANT: DEMATTEI CONSTRUCTION. REQUESTING APPROVAL FOR CONSTRUCTION OF A TWO-STORY ADDITION TO A CONTRIBUTING SINGLE-FAMILY RESIDENCE ON PROPERTY LOCATED IN THE BROADWAY HISTORIC DISTRICT ZONED R-1D:LHP. APN 510-45-059.
RECOMMENDATION:
Consider the proposed project and provide a recommendation to the Community Development
Director on the request for approval.
PROPERTY DETAILS:
1. Date primary structure was built: 1888
2. Town of Los Gatos Preliminary Rating: I
a. Contributor to Town’s historic feeling and appears intact
3. Does property have an LHP Overlay? Yes
4. Is structure in a historic district? Broadway Historic District
5. If yes, is it a contributor? Yes
6. Findings required? No
7. Considerations required? Yes
PAGE 2 OF 3 SUBJECT: 29 BROADWAY NOVEMBER 6, 2019
N:\DEV\HISTORIC PRESERVATION\HPC Sheets\2019\Broadway, 29 - 11-13-19.docx 11/7/2019 11:13 AM
BACKGROUND:
On September 25, 2019, the applicant requested feedback from the Historic Preservation
Committee (Committee) on the proposed addition ahead of submitting a formal Planning
application. At the meeting, the Committee discussed the matter and recommended that the
applicant consider designing the addition to be more sympathetic to and compatible with the
massing of the existing residence. An application for a Minor Residential Development
(MR-19-024) was submitted on October 30, 2019, for construction of a two-story addition on
the subject property located on the south side of Broadway in the Broadway Historic District.
DISCUSSION:
The existing Italianate style residence features a hip roof, recessed front porch, slanted bay
window, horizontal wood siding, and arched-topped windows with heavily molded cornices
(Attachment 2). The proposed project includes construction of a two-story addition at the rear
of the residence and a detached two-car garage at the southeast corner of the property
(Attachment 7). The garage would match the main residence in form and materials. A portion
of the rear of the residence, which does not appear to be original, would be demolished to
accommodate the proposed addition.
The addition would have a hip roof, horizontal siding, and shallow eaves to match the existing
residence. The roughly square footprint of the addition would be slightly wider than the
existing residence, projecting beyond the existing east elevation wall allowing for integration of
a secondary entrance to the residence. The proposed project has been revised to eliminate a
portion of double-height volume at the secondary entrance. The revised project helps
integrate the addition into the existing residence by reducing the height of the addition,
increasing articulation of the second story to match the width of the original house and push
the projecting two-story addition further back into the property.
A new balcony is proposed on the rear elevation, accessed from the new master bedroom. The
balcony would be located under the hip roof of the addition and would include a wood post
railing. Simple wood columns would support the balcony from the ground and tie the balcony
into the roof above. The new windows, doors, and trim at the addition would match the
windows and doors of the existing residence. Attachment 3 includes a comparison of the front
and side elevations of the previous and current proposals.
The Minor Residential Development application for a two-story addition on property within a
historic district is required to be considered by the Historic Preservation Committee at a public
meeting prior to approval by the Community Development Director. Should the Committee
find merit in the request, the application could be approved by the Community Development
Director and the project would not return to the Committee.
PAGE 3 OF 3 SUBJECT: 29 BROADWAY NOVEMBER 6, 2019
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CONCLUSION:
A. Considerations – related to the request for approval of a Minor Residential Development
in an Historic District on a contributing structure to a Historic District.
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:
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. Residential Design Guidelines –Section 4.9 of the Town’s Residential Design Guidelines
offers recommendations for additions to historic resources through reference to Section
3.9 (Attachment 6).
ATTACHMENTS:
1. Location map
2. Photos of the existing residence
3. Elevation comparison exhibit
4. Anne Bloomfield Survey
5. 1928 Sanborn Map
6. Section 3.9, Residential Design Guidelines
7. Development plans
DISTRIBUTION:
Cc: Andy Law, 29 Broadway, Los Gatos, CA 95030
DeMattei Construction (Lerika Liscano), 1794 The Alameda, San Jose, CA 95126
This Page
Intentionally
Left Blank
W M
A
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S SANTA CRUZ AVFARWELL LNPARK AVWOOD RDSB HIGHWAY 17HIGHWAY 17STATION WYS CREEK TRAILCLIFTON AVVICTORY LNN SANTA CRUZ AVMONTEBELLO WY29 Broadway
0 0.250.125 Miles
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ATTACHMENT 1
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Left Blank
ATTACHMENT 2
Previous HPC Proposal
Front Elevation
Current HPC Proposal
Front Elevation
ATTACHMENT 3
Previous HPC Proposal
Side Elevation
Current HPC Proposal
Side Elevation
File address ;7 f 3 r&
PARCEL MAP INFORMATION
d/n.n.E. !Bfoom{iLfd
ARCHITECTURAL/CULTURAL SURVEY
LOS GATOS RESEARCH
d~y
?
ARCHITECTURAL HISTORY
C41 5) 922·1 063
2229 WEBSTER STREET
SAN FRANCISCO. CA 941 1 5
Parcel # c / .::> J./:,:; --t:J 6-., Lot size :· ;)O front ft. x ______ ft . deep
Lot shape : Rectangle~ L___ Rectangle with small rear jog __ Other __________________ __
Location: N w side of __ ]3=-----------St Ave · Other ______ _
distance to cross st : ____ ft. N ___ S __ E __ W __ from:__ ________ _
at NE NW SE SW corner of ___________ _
HISTORIC INFORMATION ON PARCEL MAP
Old tract or subdivision name JWL.,I1~n'.5 -AJtt-ttJEI~oi d Block # __
7
__ Old lot # ___
7
____ _
FIELD SURVEY INFORMATION (handwritten in red)
Preliminary rating f Estimated age /3 7r!J-:.. Style /-/a /,a_~~t~lc. # stories__
Alterations. _______________ ~-----------------------------------------------------
Other _______________________________________________________________ ___
COUNTY ASSESSOR--PROPERTY CHARACTERISTICS (paste on copy) Page __ EFFective date. ____ _
OWNERSHIP SHOWN ON MAPS
Source
Name
Source
Date
Source
Page
Location of property, or Lot
Old :tract/block/lot Size
______ j 1891 I
Blk Book ! 1908 ----~---------------------i ---------
Owner
Name
i _I Survey jl 1941 ----·-----------------i---------------------------------
i I
------'----------..:.I ____________________ --------------------------____ ' 1----------------
MISCELLANEOUS PHOTOS : Roll/frame #0 .?../1~
National Register listed date. ____________ _
County Inventory 1979 _________ ~~--~~-----
Town of Los Gatos: Designation ___ Recognition __
District Name. ______________________ __
Previous Survey
Gebhard: page # illustration page #
Butler/ Junior League ----
ATTACHMENT 4
Street:
~eturn io:
'fLEAS E 1>fiNT1 lAs ~o.fos Mu~ulh AsSAc.la.·h~n.
Nr,1orao. Home Sur'ey
Informant:
o•'ners: Mt:>.Mary ~arbcera
constructt~n dete:
Builder:
Phone:
Phone:
., :. i
Original:------------------------------
19 __ :
Occupation: ---------
(year of
ourchase)
19_
19~:
.. / 19_:_:
(PreFent c·:~(· · ·. oYmer), ... 19 : ., -. ~ ·. .
Occupants:
19_:
Mary
1925"t':35' G. 'ls4eb t&.t,
19 __
19_
History: (Please tdenttfy information source.)
" "
" "
" "
Occunation:
" "
" II
" "
'· 5. Henry Crail' ... Gertte ft.!adb 1 ao a'HcocYrve dad<-ha,tedtJ crl
~p.neA~. ~------------------------------------------------------------
5 ~tos. CQ . Remodeling: (Please identify information source and year of change.)
ATTACHMENT 5
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Left Blank
Residential Design Guidelines 33
Town of Los Gatos
BUILDING DESIGN3
3.8.3 Use traditional detailing
•Treat openings in walls as though they were constructed of
the traditional material for the style. For example, be sure to
provide substantial wall space above arches in stucco and
stone walls. Traditionally, wall space above the arch would
have been necessary to structurally span the opening, and
to make the space too small is inconsistent with the archi-
tectural style.
•Openings in walls faced with stone, real or synthetic, should
have defined lintels above the opening except in Mission or
Spanish Eclectic styles. Lintels may be stone, brick or wood
as suits the style of the house.
•Treat synthetic materials as though they were authentic.
For example, select synthetic stone patterns that place the
individual stones in a horizontal plane as they would have
been in a load bearing masonry wall.
•Select roof materials that are consistent with the traditional
architectural style (e.g., avoid concrete roof tiles on a Crafts-
man Style house.)
3.8.4 Materials changes
•Make materials and color changes at inside corners rather
than outside corners to avoid a pasted on look.
3.9 ADDITIONS/ACCESSORY BUILDINGS/SECONDARY
UNITS
•Site additions in the least conspicuous place. In many cases
this is a rear or side elevation - only rarely is it a rooftop.
•The existing built forms, components and materials should
be reinforced. Heights and proportions of additions and
alterations should be consistent with and continue the
original architectural style and design.
•Additions should be subordinate, and compatible in scale
and proportion to the historically significant portions of
the existing structure.
•When an addition or remodel requires the use of newly
constructed exterior elements, they should be identical in
size, dimension, shape and location as the original, and
Use stone or wood lintels over
openings in stone walls
Additions, accessory buildings and secondary
units should match the form, architectural
style, and details of the original house
ATTACHMENT 6
Residential Design Guidelines34
Town of Los Gatos
BUILDING DESIGN3
should utilize the same materials as the existing protected
exterior elements.
• When an addition necessitates the removal of architectural
materials, such as siding, windows, doors, and decorative
elements, they should be carefully removed and reused in
the addition where possible.
• The introduction of window and door openings not char-
acteristic in proportion, scale, or style with the original
architecture is strongly discouraged (e.g., sliding windows or
doors in a structure characterized by double hung windows
and swinging doors).
• The character of any addition or alteration should be in
keeping with and subordinate to the integrity of the original
structure.
• The amount of foundation exposed on the addition should
match that of the original building.
• Do not add roof top additions where the roof is of historic
significance.
• Second floor additions are discouraged in neighborhoods
with largely one story homes. If horizontal expansion of
the house is not possible, consider incorporating a second
floor addition within the roof form as shown in the example
to the left.
• Second floor additions which are not embedded within the
roof form should be located to the rear of the structure.
• The height and proportion of an addition or a second story
should not dominate the original structure.
• Deck additions should be placed to the rear of the struc-
ture only, and should be subordinate in terms of scale and
detailing.
• New outbuildings, such as garages, should be clearly subor-
dinate to the main structure in massing, and should utilize
forms, materials and details which are similar to the main
structure.
• Garages should generally be located to the rear of the lot
behind the rear wall of the residence. One car wide access
driveways should be utilized.
Original structure
Addition incorporated into the roof
successfully adds space while respecting the
integrity of the existing house and the scale of
the neighborhood
Placing a two story addition to the rear can
minimize its impact on the historic resource
and the scale of the neighborhood
UP
UP
UP (E)xxxxxxxxxxxxxxxxxxx x x x x
xxxxxxxxxxxxxxxxxxWWWWWWWWWTO MATCH(E)TO MATCH (E)(E)
12'-6"
11'-6 1/2"
50'-0"20'-0" REAR SETBACK5'-0" SIDE SETBACK
15'-0" FRONT SETRBACK7'-0"3'-10"5'-0"
(E)
DRIVEWAYBRICK
DRIVEWAY
BROADWAY
HARDSCAPE
PROPERTY LINE 150'-0"PROPERTY LINE 150'-0"PROPERTY LINE 50'-0"
PROPERTY LINE 50'-0"
CONCRETE SIDEWALK RETAINING WALLDRIVEWAYSIDE SETBACKFRONT SETBACKSIDE SETBACKREAR SETBACK
GATE
GATE
EXISTING WALL
ACCESSORY
BUILDING
SETBACKS
APPROXIMATE LOCATION
OF (E)2-STORY HOME AT 37
BROADWAY.APPROXIMATE LOCATION OF
(E)2-STORY APARTMENT
BUILDING AT 25 BROADWAY.
GRASSGRASS
LANDSCAPE
(E)WATER METER.
(E)SEWER
CLEANOUT
(E)GAS METER
(E)CRAWLSPACE
ACCESS TO MATCH(E)4 1/2 : 12TO MATCH(E)TO MATCH(E)
TO MATCH(E)
5'-0" SIDE SETBACK
(E)(E)(E)TO MATCH(E)4 1/2 : 124 1/2 : 12(E)
TO MATCH(E)TO MATCH(E)4 1/2 : 12 5'-0"5'-0"
CL
X
N
N
N
COVER SHEETSHEET:
SCALE:
DRAWN BY:DRAWINGS PROVIDED BY:PERMIT PROGRESS SET 10/30/2019
LL
CSDESCRIPTIONDATE:PROJECT DESCRIPTION:LAW RESIDENCE29 BroadwayLos Gatos, CA 95030BYDATENO.SHEET TITLE:DeMattei Construction, Inc.1794 The Alameda, San Jose,CA. 95126P: (408) 295-7516F: (408) 286-6589LIC.# B-47845510/30/2019DISCLAIMER:THIS DOCUMENT CONTAINSCONFIDENTIAL AND PROPRIETARYINFORMATION THAT IS INTENDED FORTHE USE OF "De Mattei Construction Inc."DRAWINGS SHOULD NOT BEREPRODUCED OR DIVULGED, INWHOLE OR IN PART, WITHOUT WRITTENAUTHORIZATION FROM "De MatteiConstruction Inc." "De Mattei ConstructionInc." CANNOT BE HELD LIABLE IN THEEVENT THE DRAWINGS AREREPRODUCED OR DIVULGED WITHOUTWRITTEN AUTHORIZATION.CITY OF SARATOGA:
CONSTRUCTION WORK HOURS:
MONDAY - FRIDAY 7:30AM - 6:00PM
SATURDAYS 9:00AM - 5:00PM
SUNDAYS AND WEEKDAY HOLIDAYS PROHIBITED
SITE MANAGEMENT:
A.SITE SHALL BE MAINTAINED CLEAN AT ALL TIMES AND CONSTRUCTION DEBRIS
HAULED OFF ON A REGULAR BASIS.
B."BEST MANAGEMENT PRACTICE" SHALL BE IN PLACE AND MAINTAINED DURING
THIS PROJECT FOR PROTECTION OF ANY POLLUTANTS ENTERING THE EXISTING
STORMWATER SYSTEM.
COVERSHEET NOTES FOR SARATOGA
RESPONSESTOPLANCHECKCOMMENTS-
Fill out "Tools>Project Information> Client Information" topopulate client information on cover sheet and title block.
PROJECT DATA
ZONING R-1D:LHP
OCCUPANCY TYPE R3/U
BUILDING TYPE
APN 510-45-059
LOT AREA 7,504 SF
FLOOR AREA:
(E)RESIDENCE 1,102 SF
(E)FAR 15.0%
DEMOLITION:
(E)SUNROOM 202 SF
PROPOSED:
(N)ADDITION 1ST FLOOR 803 SF
(N)ADDITION 2ND FLOOR 773 SF
(N)BANCONY 175 SF
NEW FLOOR AREA: 2,476 SF
(N)FAR 33.0%
ACCESSORY BUILDING
(N)GARAGE 433 SF < MAX. 690 SF
BUILDING COVERAGE
(N)TOTAL 2,245 SF < MAX. 3,002 SF
CONSTRUCTION SHALL CONFORM TO:
2016 California Building Code
2016 California Residential Code
2016 California Plumbing Code
2016 California Mechanical Code
2016 California Electrical Code
2016 Energy Code
2016 Green Building Code
2016 California Fire Code
2016 California Reference Standards Code
PROJECT DIRECTORY
SCOPE OF WORK:
ADDITION AT FIRST FLOOR AND ADD NEW SECOND FLOOR.
NEW DETACHED GARAGE AT REAR YARD.
PROPERTY OWNER:
ANDY LAW
29 Broadway
Los Gatos, CA 95030
DESIGNER/CONTRACTOR:
DE MATTEI CONSTRUCTION, INC.
1794 THE ALAMEDA
SAN JOSE, CA. 95126
(408)295-7516
LOCATION M AP
PARC EL M AP
Scale: 1/8"=1'-0"
PROPOSED SITE/ROOF PLAN
PROJECT
LOCATION
ToDo:
1.PLACE HOLDER, BECAUSE IT WON'T
FORMAT WITHOUT IT.
SHEET INDEX
CS COVER SHEET
A0.0 GENERAL NOTES
A0.1 GREENPOINT RATED CHECKLIST
A1.1 EXISTING FLOOR PLAN & EXTERIOR ELEVATIONS
A1.2 PROPOSED FLOOR PLANS
A2.1 PROPOSED ELEVATIONS
A3.1 DETACHED ACCESSORY BUILDING / GARAGE
A4.1 3D VIEWS
A6.1 NEIGHBORHOOD PHOTOGRAPHS
A6.2 SCHEMATIC NEIGHBORHOOD ELEVATIONS
A6.3 SHADOW STUDY
Law R es idenc eABBREVIATIONS:
A.B.ANCHOR BOLT
A.D.AREA DRAIN
ADJ.ADJUSTABLE
A.F.F.ABOVE FINISHED FLOOR
AL.ALUMINUM
BD.BOARD
BLK.BLOCK
BLKG.BLOCKING
BM.BEAM
CAB.CABINET
C.B.CARRIAGE BOLT OR CEILING BEAM OR CATCH BASIN
CEM.CEMENT
C.J.CEILING JOIST OR CONTROL JOINT
CLG.CEILING
CLR.CLEAR
C.O.CLEANOUT OR CASED OPENING
COL.COLUMN
CONC.CONCRETE
CONSTR.CONSTRUCTION
CONT.CONTINUOUS
DBL.DOUBLE
DED.DEDICATED
DEPT.DEPARTMENT
DET.DETAIL
DIA.DIAMETER
DIM.DIMENSION
DN.DOWN
DR.DOOR
DS.DOWNSPOUT
E.EAST
EA.EACH
E.J.EXPANSION JOINT
ELEC.ELECTRICAL
EQ.EQUAL
EQUIP.EQUIPMENT
(E)EXISTING
EXP.EXPOSED OR EXPANSION
EXT.EXTERIOR
F.A.FIRE ALARM
F.A.U.FORCED AIR UNIT
FDN.FOUNDATION
F.E.FIRE EXTINGUISHER
F.E.C.FIRE EXTINGUISHER CABINET
F.F.FINISH FLOOR
FIN.FINISH
FIXT.FIXTURE
FLSH.FLASHING
FLR.FLOOR(ING)
FLUOR.FLUORESCENT
F.O.F.FACE OF FINISH
F.O.H.C.FREE OF HEART CENTER
F.O.S.FACE OF STUD
FTG.FOOTING
GA.GAUGE
GALV.GALVANIZED
GFCI GROUND FAULT CIRCUIT INTERRUPTER
GL.GLASS
GR.GRADE
G.S.M.GALVANIZED SHEET METAL
GYP.BD.GYPSUM BOARD
HB HOSE BIB
HD.HEAD
HDWR.HARDWARE
HE HIGH EFFICACY
I.D.INSIDE DIAMETER (DIM.)
INCL.INCLUDE
INSUL.INSULATION
INT.INTERIOR
JAN.JANITOR
JST.JOIST
JT.JOINT
KD.KILN-DRIED
LAM.LAMINATE(D)
LOCS. LOCATIONS
MAX.MAXIMUM
MECH.MECHANICAL
MEMB.MEMBRANE
MIN.MINIMUM
MTD.MOUNTED
MTL.METAL
(N)NEW
N.I.C.NOT IN CONTRACT
NO.OR#NUMBER
N.T.S.NOT TO SCALE
O/OVER
OA.OVERALL
O.C.ON CENTER
O.D.OUTSIDE DIAMETER (DIM.)
OFCI OWNER FURNISHED, CONTRACTOR INSTALLED
OFOI OWNER FURNISHED, OWNER INSTALLED
OH OVERHEAD
O.L.OUTDOOR LIGHT
OPNG.OPENING
OPP.OPPOSITE
PERF.PERFORATED
PL.PLATE OR PROPERTY LINE
P.LAM.PLASTIC LAMINATE
PLAS.PLASTER
PLYWOOD.PLYWOOD
PR.PAIR
PT.POINT
R.RADIUS OR RISER
REF.REFERENCE
REINF.REINFORCE
REQ'D REQUIRED
RESIL.RESILIENT
R.O.ROUGH OPENING
R.O.W.RIGHT OF WAY
SCD.SEE CIVIL DRAWINGS
SCHED.SCHEDULE
S.D.SMOKE DETECTOR
SECT.SECTION
SEL.SELECT
SH.SHELF OR SHELVING
SHT.SHEET
SIM.SIMILAR
SL.SKYLIGHT
SLD.SEE LANDSCAPE DRAWINGS
SPEC.SPECIFICATION(S)
S.Q.SQUARE
SSD.SEE STRUCTURAL DRAWINGS
SST.STAINLESS STEEL
STD.STANDARD
STL.STEEL
SURF.SURFACE
SUSP.SUSPEND
SYM.SYMBOL OR SYMMETRICAL
T.TREAD
TEMP.TEMPERED
TOC.TOP OF CURB
TOP.TOP OF PAVEMENT
TOW.TOP OF WALL
T.P.TOP PLATE
TYP.TYPICAL
UON.UNLESS OTHERWISE NOTED
VCT.VINYL COMPOSITION TILE
VERT.VERTICAL
VIF.VERIFY IN FIELD
W/WITH
WD.WOOD
WH WATER HEATER
WP.WATERPROOF
TRUE NORTH
PROJECT NORTH
CENTER LINE
FENCE
X
XX
X
XX SECTION. #/SHEET
KEY NOTE#
DOOR SYMBOL#
WINDOW SYMBOL#
SYMBOLS:
AsShown
ATTACHMENT 7
GENERAL NOTESSHEET:
SCALE:
DRAWN BY:DRAWINGS PROVIDED BY:PERMIT PROGRESS SET 10/30/2019
LL
A0.0DESCRIPTIONDATE:PROJECT DESCRIPTION:LAW RESIDENCE29 BroadwayLos Gatos, CA 95030BYDATENO.SHEET TITLE:DeMattei Construction, Inc.1794 The Alameda, San Jose,CA. 95126P: (408) 295-7516F: (408) 286-6589LIC.# B-47845510/30/2019DISCLAIMER:THIS DOCUMENT CONTAINSCONFIDENTIAL AND PROPRIETARYINFORMATION THAT IS INTENDED FORTHE USE OF "De Mattei Construction Inc."DRAWINGS SHOULD NOT BEREPRODUCED OR DIVULGED, INWHOLE OR IN PART, WITHOUT WRITTENAUTHORIZATION FROM "De MatteiConstruction Inc." "De Mattei ConstructionInc." CANNOT BE HELD LIABLE IN THEEVENT THE DRAWINGS AREREPRODUCED OR DIVULGED WITHOUTWRITTEN AUTHORIZATION.CALGREEN:
JOINTS AND OPENINGS: ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS,
OR OTHER OPENINGS IN PLATES AT EXTERIOR WALLS SHALL BE PROTECTED AGAINST THE
PASSAGE OF RODENTS BY CLOSING SUCH OPENING WITH CEMENT MORTAR, CONCRETE
MASONRY OR SIMILAR METHOD ACCEPTABLE TO THE ENFORCING AGENCY.
A MINIMUM OF 75% OF THE CONSTRUCTION WASTE GENERATED AT THE SITE IS DIVERTED
TO RECYCLE OR SALVAGE. THIS IS ACHIEVED EITHER BY USING CITY PRE-CERTIFIED
LANDFILLS OR IMPLEMENTATION OF A WASTE MANAGEMENT PLAN. WASTE MANAGEMENT
PLAN SHALL BE PRE-APPROVED BY ENVIRONMENTAL SERVICES DEPARTMENT.
HEATING AND AIR CONDITIONING SYSTEM DESIGN SHALL BE SIZED, DESIGNED, AND HAVE
THEIR EQUIPMENT SELECTED USING THE FOLLOWING METHODS:
AHEAT LOSS AND HEAT GAIN IS ESTABLISHED ACCORDING TO ACCA MANUAL J, ASHRAE
HANDBOOKS OR OTHER EQUIVALENT DESIGN SOFTWARE OR METHODS .
BHEAT LOSS AND HEAT GAIN IS ESTABLISHED ACCORDING TO ACCA MANUAL J, ASHRAE
HANDBOOKS OR OTHER EQUIVALENT DESIGN SOFTWARE OR METHODS.
CSELECT HEATING AND COOLING EQUIPMENT ACCORDING TO ACCA 36-S MANUAL S OR
OTHER EQUIVALENT DESIGN SOFTWARE OR METHOD.
DUCT OPENINGS AND OTHER RELATED AIR DISTRIBUTION COMPONENT OPENINGS SHALL
BE COVERED WITH TAPE, PLASTIC, SHEET METAL, OR OTHER ACCEPTABLE METHODS AT
THE TIME OF ROUGH INSTALLATION OR DURING STORAGE ON THE CONSTRUCTION SITE
AND UNTIL FINAL STARTUP OF THE HEATING AND COOLING EQUIPMENT.
ADHESIVES, SEALANTS, CAULKS, PAINTS, COATINGS, AND AEROSOL PAINTS SHALL COMPLY
WITH VOC AND OTHER CONTENT LIMITS. SPECIFIED IN SECTION 4.504 OF THE CGBSC. ALL
PRODUCT CONTAINERS SHALL REMAIN ON SITE FOR FIELD VERIFICATION. PRIOR TO FINAL
INSPECTION, A LETTER SIGNED BY THE GENERAL CONTRACTOR MUST BE PROVIDED TO
THE BUILDING OFFICIAL CERTIFYING THAT ALL ADHESIVES, SEALANTS, CAULKS, PAINTS,
COATINGS, AEROSOL PAINTS, AEROSOL COATINGS, CARPET SYSTEMS (INCLUDING
CARPETING, CUSHION, AND ADHESIVE), RESILIENT FLOORING SYSTEMS, AND COMPOSITE
WOOD PRODUCTS INSTALLED ON THIS PROJECT ARE WITHIN THE EMISSION LIMITS
SPECIFIED IN CGBSC SECTION 4.504
FINISHES:
AUSE LOW-VOC INTERIOR WALL/CEILING PAINTS (<50 GRAMS PER LETTER (GPL) VOCS
REGARDLESS OF SHEEN) CGBSC 4.504.2.2
BUSE LOW-VOC COATINGS THAT MEET SCAQMD RULE 1113 (CGBSC 4.504.2.3)
CDOCUMENTATION SHALL BE PROVIDED TO VERIFY THAT COMPLIANT VOC FINISH
MATERIALS HAVE BEEN USED PER CGBSC 4.504.2.4
80% OF FLOOR AREA RECEIVING RESILIENT FLOORING, SHALL COMPLY WITH THE VOC-
EMISSION LIMITS DEFINED IN THE COLLABORATIVE FOR HIGH PERFORMANCE SCHOOLS
(CHPS) LOW-EMITTING MATERIALS LIST OR BE CERTIFIED UNDER THE RESILIENT FLOOR
COVERING INSTITUTE (RCFI) FLOORSCORE PROGRAM.
PARTICLEBOARD, MEDIUM DENSITY FIBERBOARD (MDF), AND HARDWOOD PLYWOOD USED
IN INTERIOR FINISH SYSTEMS SHALL COMPLY WITH LOW FORMALDEHYDE EMISSION
STANDARDS. SPECIFY THE LIMITS ON THE PLANS IN ACCORDANCE WITH TABLE 4.504.5.
VAPOR RETARDER AND CAPILLARY BREAK IS INSTALLED AT SLAB ON GRADE FOUNDATIONS.
PRIOR TO ENCLOSING THE WALL AND FLOOR FRAMING, CONFIRMATION MUST BE
PROVIDED TO THE BUILDING INSPECTOR SHOWING THE FRAMING MEMBERS DO NOT
EXCEED 19% MOISTURE CONTENT IN ACCORDANCE WITH CGBSC SECTION 4.505.3
ALL PLUMBING FIXTURES AND FITTINGS SHALL MEET THE STANDARDS REFERENCED IN
TABLE 1401.1 OF THE CURRENT CALIFORNIA PLUMBING CODE.
ALL EXISTING TO REMAIN PLUMBING FIXTURES SHALL CONFORM TO THE FOLLOWING:
ATOILETS WITH A FLOW RATE IN EXCESS OF 1.6 GPF SHALL BE REPLACED WITH TOILETS
WITH A MAXIMUM OF 1.28 GPF.
BSHOWER HEADS WITH A FLOW RATE GREATER THAN 2.5 GPM SHALL BE REPLACED
WITH A MAXIMUM 2.0 GPM SHOWER HEAD.
CLAVATORY AND KITCHEN FAUCETS WITH A FLOW RATE GREATER THAN 2.2 GPM SHALL
BE REPLACED WITH A FAUCET WITH A MAXIMUM FLOW RATE OF 1.2 GPM (OR 1.8 GPM
FOR KITCHEN FAUCETS).
AN OPERATION AND MAINTENANCE MANUAL SHALL BE PROVIDED TO THE BUILDING
OCCUPANT OWNER.
HVAC SYSTEMS INSTALLERS SHALL BE TRAINED AND CERTIFIED IN THE PROPER
INSTALLATION OF HVAC SYSTEMS.
SPECIAL INSPECTORS EMPLOYED BY THE ENFORCING AGENCY MUST BE QUALIFIED AND
ABLE TO DEMONSTRATE COMPETENCE IN THE THE DISCIPLINE THEY ARE INSPECTING.
DOCUMENTATION USED TO SHOW COMPLIANCE WITH THIS CODE SHALL INCLUDE BUT IS
NOT LIMITED TO, CONSTRUCTION DOCUMENTS, PLANS, SPECIFICATIONS, BUILDER OR
INSTALLER CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO
THE ENFORCING AGENCY WHICH DEMONSTRATE SUBSTANTIAL CONFORMANCE. WHEN
SPECIFIC DOCUMENTATION OR SPECIAL INSPECTION IS NECESSARY TO VERIFY
COMPLIANCE, THAT METHOD OF COMPLIANCE WILL BE SPECIFIED IN THE APPROPRIATE
SECTION OR IDENTIFIED IN THE APPLICATION CHECKLIST.
==========================
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==========================
WASTE MANAGEMENT PLAN:
A.PROVIDE A CONSTRUCTION WASTE MANAGEMENT PLAN FOR REVIEW AND APPROVAL IN
ACCORDANCE WITH CGBSC SECTION 4.408.2.
B.DOCUMENTATION SHALL BE PROVIDED, PRIOR TO FIRST INSPECTION, CONFIRMING
COMPLIANCE TO THE WASTE WASTE MANAGEMENT PLAN PROVIDED TO THE
JURISDICTION. CGBSC SECTION 4.408.2.1
C.A MANUAL, COMPACT DISC, WEB-BASED REFERENCE, OR OTHER ACCEPTABLE MEDIA
INCLUDING THE CONSTRUCTION WASTE MANAGEMENT PLAN SHALL BE PLACED IN THE
BUILDING PRIOR TO FINAL INSPECTION IN ACCORDANCE WITH CGBSC SECTION 4.410.1
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CALGREEN: (ALT)
FINISHES:
A.USE LOW-VOC INTERIOR WALL/CEILING PAINTS (<50 GRAMS PER LETTER (GPL)
VOCS REGARDLESS OF SHEEN) CGBSC 4.504.2.2
B.USE LOW-VOC COATINGS THAT MEET SCAQMD RULE 1113 (CGBSC 4.504.2.3)
PLUMBING:
ALL EXISTING TO REMAIN PLUMBING FIXTURES SHALL CONFORM TO THE
FOLLOWING:
A.TOILETS WITH A FLOW RATE IN EXCESS OF 1.6 GPF SHALL BE REPLACED WITH
TOILETS WITH A MAXIMUM OF 1.28 GPF.
B.SHOWER HEADS WITH A FLOW RATE GREATER THAN 2.5 GPM SHALL BE
REPLACED WITH A MAXIMUM 2.0 GPM SHOWER HEAD.
C.LAVATORY AND KITCHEN FAUCETS WITH A FLOW RATE GREATER THAN 2.2 GPM
SHALL BE REPLACED WITH A FAUCET WITH A MAXIMUM FLOW RATE OF 1.2 GPM
(OR 1.8 GPM FOR KITCHEN FAUCETS).
WILDLAND-URBAN INTERFACE FIRE ZONE
REQUIREMENTS PER CRC R327:
PRIOR TO BUILDING PERMIT FINAL, THE PROPERTY SHALL BE IN A COMPLIANCE WITH THE
VEGETATION MANAGEMENT REQUIREMENTS PRESCRIBED IN CALIFORNIA FIRE CODE
SECTION 4906, INCLUDING CALIFORNIA PUBLIC RESOURCES CODE 4291 OR CALIFORNIA
GOVERNMENT CODE SECTION 51182 PER CRC R327.1.5.
ROOF GUTTERS SHALL BE PROVIDED WITH THE MEANS TO PREVENT THE ACCUMULATION
OF LEAVES AND DEBRIS IN THE GUTTER PER CRC R327.5.4.
EXTERIOR WALL COVERINGS SHALL EXTEND FROM THE TOP OF THE FOUNDATION TO THE
ROOF, AND TERMINATE AT 2 INCH NOMINAL SOLID WOOD BLOCKING BETWEEN RAFTERS AT
ALL ROOF OVERHANGS, OR IN THE CASE OF ENCLOSED EAVES, TERMINATE AT THE
ENCLOSURE PER CRC R327.7.3.1.
THE EXPOSED UNDERSIDE OF ENCLOSED ROOF EAVES HAVING EITHER A BOXED-IN ROOF
EAVE SOFFIT WITH A HORIZONTAL UNDERSIDE, OR SLOPING RAFTER TAILS WITH AN
EXTERIOR COVERING APPLIED TO THE UNDERSIDE OF THE RAFTER TAILS, SHALL BE
PROTECTED BY ONE OF THE FOLLOWING PER CRC R327.7.5:
30.1. NONCOMBUSTIBLE MATERIAL 30.2. IGNITION-RESISTANT MATERIAL
30.3. ONE LAYER OF 5/8” TYPE ‘X’ GYPSUM SHEATHING APPLIED BEHIND AN EXTERIOR
COVERING ON THE UNDERSIDE OF THE RAFTER TAILS OR SOFFIT.
30.4. THE EXTERIOR PORTION OF A 1-HOUR FIRE RESISTIVE EXTERIOR WALL ASSEMBLY
APPLIED TO THE UNDERSIDE OF THE RAFTER TAILS OR SOFFIT INCLUDING ASSEMBLIES
USING THE GYPSUM PANEL AND SHEATHING PRODUCTS LISTED IN THE GYPSUM
ASSOCIATION FIRE RESISTANT DESIGN MANUAL.
30.5. BOXED-IN ROOF EAVE SOFFIT ASSEMBLIES WITH A HORIZONTAL UNDERSIDE THAT
MEET THE PERFORMANCE CRITERIA IN ACCORDANCE WITH THE TEST PROCEDURES SET
FORTH IN SFM STANDARD 12-7A-3.
EXTERIOR WINDOWS AND EXTERIOR GLAZED DOOR ASSEMBLIES SHALL COMPLY WITH ONE
OF THE FOLLOWING REQUIREMENTS PER CRC R327.8.2.1:
31.1. BE CONSTRUCTED OF MULTI-PANE GLAZING WITH A MINIMUM OF ONE TEMPERED
PANE MEETING THE REQUIREMENTS OF SECTION 2406 SAFETY GLAZING, OR
31.2. BE CONSTRUCTED OF GLASS BLOCK UNITS, OR
31.3. HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 20 MINUTES WHEN TESTED
ACCORDING TO NFPA 257, OR
31.4. BE TESTED TO MEET THE PERFORMANCE REQUIREMENTS OF SFM STANDARD 12-7A-2.
EXTERIOR DOORS SHALL COMPLY WITH ONE OF THE FOLLOWING PER CRC 327.8.3:
32.1. THE EXTERIOR SURFACE OR CLADDING SHALL BE OF NONCOMBUSTIBLE OR IGNITION-
RESISTANT MATERIAL, OR 32.2. SHALL BE CONSTRUCTED OF SOLID CORE WOOD THAT
COMPLY WITH THE FOLLOWING REQUIREMENTS:
32.2.1. STILES AND RAILS SHALL NOT BE LESS THAN 1 3/8 INCHES THICK
32.2.2. RAISED PANELS SHALL NOT BE LESS THAN 1 1/4 INCHES THICK, EXCEPT FOR THE
EXTERIOR PERIMETER OF THE RAISED PANEL THAT MAY TAPER TO A TONGUE NOT LESS
THAN 3/8 INCH THICK.
32.3. SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 20 MINUTES WHEN
TESTED ACCORDING TO NFPA 252.
32.4. SHALL BE TESTED TO MEET THE PERFORMANCE REQUIREMENTS OF SFM STANDARD
12-7A-1.
GARAGE: 1-HR SEPARATION BETWEEN DWELLING AND GARAGE PER
CRC SECTION R302.6. 20 MINUTE, 1-3/4" SOLID WOOD FIRE RATED
DOOR WITH SELF CLOSING AND SELF LATCHING DEVICES PER CRC
SECTION R302.5
CODES: ALL HVAC EQUIPMENT, DUCT WORK AND INSTALLATIONS
SHALL COMPLY WITH APPLICABLE SECTIONS OF THE CURRENT
MECHANICAL CODE, CALIFORNIA TITLE 24 STANDARDS AND
MANUFACTURER'S SPECIFICATIONS. ALL PLUMBING WORK SHALL
CONFORM WITH THE CURRENT CALIFORNIA PLUMBING CODE.
SKYLIGHTS: ALL SKYLIGHTS ARE TO BE PRE-MANUFACTURED PLASTIC
DOME TYPES WITH ANODIZED ALUMINUM FRAMES MOUNTED ON
WOOD CURBS OR DIRECTLY TO ROOF DECK. FRAME COLOR IS TO
MATCH OR BE SIMILAR TO THE ROOF COLOR. CURB HEIGHT ABOVE
THE ADJACENT ROOF SURFACE IS TO BE 4" MINIMUM. THE DOME
HEIGHT IS TO BE MINIMUM 5" OR 10% OF THE MAXIMUM SPAN OF THE
DOME. SKYLIGHT UNITS SHALL MEET TITLE 24 REQUIREMENTS.
SKYLIGHTS WITH INSTALLED GLAZING 12' ABOVE THE WALKING
SURFACE SHALL BE CONSTRUCTED OF LAMINATED GLASS WITH A
POLYVINYL BUTYRAL INTERLAYER AND A MINIMUM THICKNESS OF
0.030 INCHES (.76 mm)
EXTERIOR PLASTER LATH: EXTERIOR PLASTER LATH SHALL BE OF AN
APPROVED, PAPER-BACKED, CORROSION RESISTANT METAL OR WIRE
FABRIC AND SHALL BE SELF FURRING. (1/4" MIN.) APPLY LATH OVER
WALL UNDERLAYMENT WITH THE LONG DIMENSION HORIZONTAL AND
LAP A MIN. 1/2" AT THE SIDES AND MIN. 1" AT THE ENDS. WHERE END
LAPS OF SHEETS DO NOT OCCUR OVER SUPPORTS, THEY SHALL BE
SECURELY TIED TOGETHER WITH A MIN. 18 GA. WIRE.
REINFORCEMENT SHALL BE USED AT ALL CORNERS OR THE LATH
SHALL BE CARRIED AROUND CORNERS AT LEAST ONE SUPPORT. A
WEEP SCREED SHALL BE PROVIDED AT OR BELOW THE FOUNDATION
LINE ON ALL EXTERIOR STUD WALLS A MIN. OF 4" ABOVE HIGHEST
ADJACENT GRADE. THE SCREED SHALL ALLOW TRAPPED WATER TO
DRAIN TO THE OUTSIDE. BOTH THE METAL LATH AND PAPER
UNDERLAYMENT SHALL TERMINATE ON THE ATTACHMENT FLANGE OF
THE SCREED. NAILING OF METAL LATH SHALL BE AT A MAX. OF 6 O.C.
EACH WAY USING EITHER 11 GA. X 1-1/2" LONG X 7/16" HEAD NAILS OR
16 GA. STAPLES WITH 7/8" LEGS.
GUARDRAILS: GUARDRAILS SHALL BE NOT LESS THAN 42 INCHES
HIGH MEASURED VERTICALLY ABOVE THE LEADING EDGE OF THE
TREAD, ADJACENT WALKING SURFACE OR ADJACENT SEATBOARD.
GUARDRAILS SHALL BE ABLE TO RESIST A SINGLE CONCENTRATED
LOAD OF 200 POUNDS, APPLIED IN ANY DIRECTION AT ANY POINT
ALONG THE TOP AND HAVE ATTACHMENT DEVICES AND SUPPORTING
STRUCTURE TO TRANSFER THIS LOADING TO THE APPROPRIATE
STRUCTURAL ELEMENTS OF THE BUILDING. INTERMEDIATE RAILS (ALL
THOSE EXCEPT THE HANDRAIL), BALUSTERS AND PANEL FILL ERS
SHALL BE DESIGNED TO WITHSTAND A HORIZONTALLY APPLIED
NORMAL LOAD OF 50 POUNDS ON AN AREA EQUAL TO ONE SQUARE
FOOT, INCLUDING OPENING AND SPACE BETWEEN RAILS. OPEN
GUARDRAIL AND STAIR RAILINGS SHALL HAVE INTERMEDIATE RAILS,
BALUSTERS, PICKETS, ETC., ARRANGED SUCH THAT A 4" SPHERE
CANNOT PASS THROUGH THE OPENINGS.
INSULATION: FIBERGLASS BATT INSULATION SHALL BE INSTALLED
ACCORDING TO THE T-24 REPORT. SEE T-24 REPORT FOR INSULATION
VALUES.
LISTINGS: ALL HVAC EQUIPMENT AND ACCESSORIES SHALL BE LISTED
BY A NATIONALLY RECOGNIZED TESTING LAB. INSTALLATION
INSTRUCTIONS FOR ALL LISTED EQUIPMENT SHALL BE PROVIDED TO
THE FIELD INSPECTOR AT TIME OF INSPECTION.
EXHAUST FANS: ALL INTERIOR EXHAUST FANS SHALL PROVIDE 5 AIR
CHANGES PER HOUR OR MORE. EXHAUST FANS AND FAN SYSTEMS
SHALL HAVE BACK-DRAFT DAMPER CONTROLS.
1 HOUR WALLS: HVAC DUCTS PENETRATING ONE HOUR WALLS
(GARAGE/HOUSE WALL) SHALL BE MINIMUM 26 GAUGE GALVANIZED
STEEL. 1 HOUR SEPARATION BETWEEN DWELLING AND GARAGE PER
CRC SECTION R302.6.
GAS PIPING: GAS PIPING SHALL NOT BE IMBEDDED IN OR BELOW
CONCRETE SLABS
SEWER PIPING: PLASTIC OR PVC SEWER LINE SHALL BE PLACED WITH
MIN. 6" OF SAND BASE AND COVER.
FORCED AIR UNIT: FORCED AIR UNIT(S) SHALL BE INSTALLED PER THE
MANUFACTURERS RECOMMENDATIONS AND THOSE OF THE
STRUCTURAL ENGINEER WHEN INSTALLED IN AN ATTIC SPACE.
GAS APPLIANCES: ALL GAS APPLIANCES AND EQUIPMENT SHALL HAVE
INTERMITTENT IGNITION DEVICES WITH NO CONTINUOUS BURNING
PILOTS. ALL APPLIANCES SHALL COMPLY WITH THE CURRENT
CALIFORNIA MECHANICAL CODE.
WATER HEATERS: WATER HEATERS SHALL BE INSULATED WITH
EXTERNAL BLANKETS OF R-12 OF GREATER. INSULATE HOT WATER
INLET AND OUTLET PIPES (FIRST FIVE FEET IN UNCONDITIONED
SPACES) WITH EXTERNAL WRAPPING OF R-4 OR GREATER. WATER
HEATERS SHALL BE ANCHORED OR STRAPPED TO RESIST
HORIZONTAL DISPLACEMENT DUE TO EARTHQUAKE MOTION.
STRAPPING SHALL BE AT POINTS WITHIN THE UPPER 1/3 AND THE
LOWER 1/3 OF ITS VERTICAL DIMENSIONS. AT THE LOWER POINT, A
MINIMUM DISTANCE OF FOUR INCHES SHALL BE MAINTAINED ABOVE
THE CONTROLS WITH THE STRAPPING. WATER HEATERS LOCATED IN
NON-LIVING SPACES SHALL BE INSTALLED ON A PLATFORM SUCH
THAT BURNERS AND BURNER-IGNITION DEVICES ARE LOCATED NOT
LESS THAN EIGHTEEN INCHES ABOVE THE FINISHED FLOOR.
TANKLESS WATER HEATERS: TANKLESS WATER HEATER SHALL BE
INSTALLED PER MANUFACTURERS RECOMMENDATION.
DRYER VENT: CLOTHES DRYERS SHALL VENT TO THE OUTSIDE OF
THE BUILDING AND SHALL BE A MAXIMUM 14' IN LENGTH WITH TWO
FEET REDUCTION FOR EACH 90 DEGREE ELBOW OVER TWO.
PLUMBING VENTS: ALL PLUMBING VENTS SHALL BE MINIMUM 10 FEET
FROM OPERABLE SKYLIGHTS.
THERMOSTATS: ONLY "SETBACK" THERMOSTATS CERTIFIED BY THE
CALIFORNIA ENERGY COMMISSION SHALL BE USED.
HOSE BIBS: HOSE BIBS AND WATER OUTLETS WITH HOSE
ATTACHMENTS SHALL HAVE APPROVED NON-REMOVABLE BACKFLOW
PREVENTION DEVICES.
FORCED AIR UNIT CLEARANCES: LISTED FURNACES SHALL BE
INSTALLED IN CONFORMANCE WITH THE CONDITIONS OF THEIR
LISTING. THE FURNACE INSTALLER SHALL LEAVE THE
MANUFACTURER'S INSTALLATION AND OPERATING INSTRUCTIONS
ATTACHED TO THE APPLIANCE, CLEARANCES OF LISTED FURNACES
FROM COMBUSTIBLES SHALL BE AS SPECIFIED IN THE LISTING OR ON
THE FURNACE RATING PLATE. UNLISTED FURNACES SHALL HAVE THE
FOLLOWING CLEARANCES FROM COMBUSTIBLES:
ABOVE TOP OF CASING OR FURNACE 6"
FROM TOP AND SIDES OF WARM-AIR BONNET OR PLENUM 6"
FROM FRONT (UNLESS ACCESS REQUIREMENTS GREATER 18"
FROM BACK OF FURNACE 6"
FROM SIDES OF FURNACE 6"
DISHWASHERS: DISHWASHING MACHINES CONNECTED DIRECTLY TO A
DRAINAGE SYSTEM OR FOOD WASTE DISPOSAL SHALL HAVE AN
APPROVED DISHWASHER AIR GAP FITTING ON THE DISCHARGE SIDE
OF THE DISHWASHING MACHINE. LISTED AIR GAPS SHALL BE
INSTALLED WITH THE FLOOD LEVEL (FL) MARKING AT OR ABOVE THE
FLOOD LEVEL OF THE SINK/DRAIN BOARD, WHICH EVER IS HIGHER.
TUB AND SHOWER VALVES: TUB AND SHOWER VALVES SHALL HAVE
INDIVIDUAL CONTROL VALVES OF THE PRESSURE BALANCE OR THE
THERMOSTATIC MIXING VALVE TYPE
QUICK ACTING VALVES: ALL BUILDING WATER SUPPLY SYSTEMS IN
WHICH QUICK ACTING VALVES ARE INSTALLED (SUCH AS
DISHWASHERS, CLOTHES WASHERS, ETC.) SHALL BE APPROVED WITH
DEVICES AS CLOSE TO QUICK ACTING VALVES AS POSSIBLE TO
ABSORB HIGH PRESSURES RESULTING FROM THE QUICK CLOSING OF
THESE VALVES.
DUCT TERMINATIONS: ALL ENVIRONMENTAL AIR DUCT TERMINATIONS
SHALL BE A MINIMUM OF (3) FEET FROM PROPERTY LINES AND/OR ANY
OPENINGS INTO THE BUILDING.
WALL AND FLOOR FLASHING: ALL FLASHING AT WALLS, FLOORS, AND
ROOF JUNCTURES TO VERTICAL SURFACES SHALL BE 26 GA. G.I.
UNLESS NOTED OTHERWISE ON PLANS. FORM FABRICATE AND
INSTALL FLASHING AS SHOWN ON DETAILS. SET ALL FLASHING IN
PLASTIC CEMENT AND SET JOINTS IN BUTYL MASTIC. FLASHING
SECTIONS SHALL HAVE AN END LAP OF 4" MIN.
DOORS: ALL EXTERIOR DOORS ARE TO BE FULLY WEATHER-STRIPPED,
CERTIFIED AND LABELED FOR COMPLIANCE TO ENERGY
CONSERVATION REGULATIONS. ALL FRENCH DOORS SHALL BE PAINT
GRADE WOOD WITH TEMPERED, DOUBLE GLASS PANELS ARRANGED
AS SHOWN ON PLANS AND DOOR SCHEDULE.
WINDOWS: ALL WINDOWS SHALL BE FULLY WEATHER-STRIPPED,
CERTIFIED AND LABELED FOR COMPLIANCE TO ENERGY
CONSERVATION REGULATIONS. ALL WINDOWS ARE TO BE WOOD OR
VINYL FRAMED. DOUBLE GLAZED WITH PANES AS SHOWN ON PLANS
AND WINDOW SCHEDULE AND A MAXIMUM U-VALUE AS SET FORTH IN
THE T-24 ENERGY CALCULATIONS.
BATH COUNTER TOPS: ALL BATH COUNTERTOPS AND SPLASHES
SHALL BE CERAMIC TILE AS SELECTED BY OWNER UNLESS NOTED
OTHERWISE ON THE PLANS. USE GRANITE OR MARBLE TILES OR SLAB
WHERE NOTED ON PLANS AND INTERIOR ELEVATIONS.
WEATHER BARRIER: ALL WEATHER EXPOSED WALL SURFACES SHALL
BE PROTECTED WITH AN UNDERLAYMENT OF (2) LAYERS GRADE "D"
BUILDING PAPER OVER PLYWOOD WALL SHEATHING. UNDERLAYMENT
SHALL BE APPLIED SHINGLE FASHION WITH MIN. 2" LAP AT
HORIZONTAL JOINTS AND MIN. 6" LAP AT VERTICAL JOINTS.
UNDERLAYMENT SHALL BE FREE OF HOLES AND BREAKS OTHER
THAN THOSE FROM NAILING TO PLYWOOD SHEATHING OR WALL
STUDS.
ARCHITECTURAL (CONT.)
CAULKING: ALL JOINTS AND PENETRATIONS AT EXTERIOR WALLS,
CEILINGS AND FLOOR ASSEMBLIES SHALL BE FULLY CAULKED AND
SEALED.
TUBS & SHOWERS: SHOWERS SHALL BE A MIN. SIZE OF 1024 SQ.IN
AND ACCOMMODATE AT 30" CIRCLE. BACKER FOR SHOWER AND TUB
SHOWER WALLS TO BE FIBER-CEMENT, FIBER REINFORCED
CEMENTITIOUS BACKER UNITS, GLASS MAT GYPSUM BACKERS OR
FIBER-REINFORCED GYPSUM BACKERS TO A MIN. HEIGHT OF 72"
ABOVE THE FLOOR. SHOWER WALLS SHALL BE FINISHED WITH
CERAMIC TILE OF OTHER SMOOTH, HARD NON-ABSORBENT
COVERING. ALL TUB AND SHOWER GLAZING SHALL BE MADE OF
SHATTER-RESISTANT TEMPERED GLASS. SWING DOORS SHALL OPEN
OUTWARD WITH A MIN. OPENING CLEARANCE OF 22".
PRE-FABRICATED FIREPLACES: PRE-FABRICATED METAL FIREPLACES
SHALL BE INSTALLED WITH INSULATED CHIMNEY FLUE, SPARK
ARRESTOR AND ACCESSORIES ACCORDING TO MANUFACTURERS
SPECIFICATIONS. FIREPLACE OPENING SHALL BE EQUIPPED WITH A
TIGHT FITTING, CLOSEABLE METAL OR GLASS DOOR. FIREPLACE
SHALL HAVE A FLUE DAMPER AND AN OUTSIDE AIR INTAKE WITH
DAMPER. ONLY GAS APPLIANCE FIREPLACES ARE TO BE USED.
GLAZING: ALL GLAZING SHALL CONFORM TO FEDERAL GLAZING
REGULATIONS AND THE CALIFORNIA RESIDENTIAL CODE. GLAZING IN
HAZARDOUS LOCATIONS SHALL BE FULLY TEMPERED GLASS OR
APPROVED PLASTIC AND IS PERMANENTLY IDENTIFIED BY THE
MANUFACTURER OR INSTALLER.
MECHANICAL ROOM DOORS: ACCESS DOORS OF THE MECHANICAL
ROOM SHALL BE SOLID CORE WITH MINIMUM 100 SQ. IN. LOUVERED
VENT AT TOP OF DOORS AND MINIMUM 100 SQ. IN. LOUVERED VENT AT
BOTTOM OF DOORS.
GYPSUM WALLBOARD: ALL INTERIOR WALL AND CEILING FACES ARE
TO BE SHEATHED WITH 1/2" GYPSUM WALLBOARD EXCEPT WHERE
NOTED TO USE 5/8" TYPE "X" WALLBOARD. TAPE, TEXTURE AND PAINT
GYP. BOARD ACCORDING TO FINISH SCHEDULE. ALL GAPS AND
PENETRATIONS AT 5/8" TYPE "X" WALLBOARD SHALL BE FILLED WITH
TAPING CEMENT. NAIL ALL GYP. BOARD TO WALL STUDS, PLATES,
BLOCKING, ETC., AS FOLLOWS:
1/2" WALLBOARD 4d CEMENT COATED BOX NAIL OR 1-3/8" x 14
GA. ACID-ETCHED, PHOSPHATE COATED
NAIL OR 4d "DRYVITE" NAIL AT 7" O.C.
5/8" TYPE "X" WALLBOARD 6D "COOLER" NAILS AT 7" O.C.
ROOF VENTILATION: THE MINIMUM NET FREE VENTILATING AREA
SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE OR 1/300 OF THE
VENTED SPACE PROVIDED ONE OR MORE OF THE FOLLOWING
CONDITIONS ARE MET:
1.IN CLIMATE ZONES 14 AND 16, A CLASS I OR II VAPOR RETARDER IS
INSTALLED ON THE WARM-IN-WINTER SIDE OF THE
CEILING.
2.AT LEAST 40 PERCENT AND NOT MORE THAN 50 PERCENT OF THE
REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS
LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE.
UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET
BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED
VERTICALLY, WITH THE BALANCE OF THE REQUIRED VENTILATION
PROVIDED BY EAVE OR CORNICE VENTS. WHERE THE LOCATION OF
WALL OR ROOF FRAMING MEMBERS CONFLICTS WITH THE
INSTALLATION OF UPPER VENTILATORS, INSTALLATION MORE THAN
3 FEET BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE SHALL
BE PERMITTED.
ALL VENT OPENINGS SHALL BE COVERED WITH CORROSION
RESISTANT, NON-COMBUSTIBLE METAL MESH WITH MESH OPENINGS
OF AT LEAST 1/16" AND A MAXIMUM OF 1/8" DIMENSION. VENTS SHALL
BE LOCATED SO AS TO PROVIDE CROSS VENTILATION OF EACH
SEPARATE ATTIC SPACE AND SHALL PROTECT AGAINST THE
ENTRANCE OF RAIN AND SNOW.
STAIR HANDRAILS: EVERY STAIRWAY OF 4 OR MORE RISERS SHALL
HAVE AT LEAST ONE HANDRAIL AND EVERY OPEN SIDE OF A STAIRWAY
SHALL HAVE A GUARDRAIL. HANDRAILS MOUNTED ON A WALL SHALL
HAVE A MIN. 1-1/2" SPACE BETWEEN THE WALL AND THE HANDRAIL.
THE HANDGRIP PORTION OF HANDRAILS SHALL BE BETWEEN 1-1/4'
AND 2" CROSS SECTION DIMENSION AND SHALL HAVE A SMOOTH
SURFACE WITH NO SHARP CORNERS. ALL HANDRAILS ARE TO BE
PLACED 34" AND 38" ABOVE TREAD NOSING AND SHALL BE
CONTINUOUS THE FULL LENGTH OF THE STAIRS.
EXTERIOR PLASTER: EXTERIOR PLASTER SHALL BE PORTLAND
CEMENT APPLIED IN THREE COATS TO A MIN. THICKNESS OF 7/8". SEE
EXTERIOR ELEVATIONS FOR TEXTURE VARIATIONS.
APPLIANCES: THE CONTRACTOR SHALL PROVIDE RESIDENTIAL
EQUIPMENT WHICH IS U.L. LABELED. PROVIDE, TO THE OWNER, ALL
MANUFACTURER'S STANDARD WRITTEN WARRANTIES, OWNER'S
MANUALS, AND STANDARD ACCESSORIES. CONTRACTOR SHALL
INSTALL THE APPLIANCES WHERE INDICATED ON DRAWINGS AND AS
REQUIRED BY ALL CODES AND LISTINGS. APPLIANCE TYPES, STYLES,
COLORS, ETC., SHALL BE SELECTED BY OWNER.
EMERGENCY EGRESS ESCAPE AND RESCUE WINDOWS: BASEMENTS
OF DWELLING UNITS AND EVERY BEDROOM BELOW THE 4TH STORY
SHALL HAVE AT LEAST ONE OPERABLE WINDOW OR DOOR APPROVED
FOR EMERGENCY ESCAPE AND RESCUE DIRECTLY TO EXTERIOR. THE
UNITS SHALL BE OPERABLE TO PROVIDE FULL CLEAR OPENING
WITHOUT THE USE OF SEPARATE TOOLS AND HAVE A NET CLEAR
OPENING OF NO LESS THAN 5.7 SQUARE FEET. THE NET CLEAR
OPENING HEIGHT SHALL BE A MINIMUM OF 24" AND THE WIDTH SHALL
BE A MINIMUM OF 20" WITH THE BOTTOM OF THE CLEAR OPENING NOT
GREATER THAN 44" MEASURED FROM THE FLOOR IN DWELLING
UNITS, WHERE THE OPENING OF AN OPERABLE WINDOW IS LOCATED
MORE THAN 72” ABOVE THE FINISHED GRADE OR SURFACE BELOW,
THE LOWEST PART OF THE CLEAR OPENING OF THE WINDOW SHALL
BE A MINIMUM 24” ABOVE THE FINISHED FLOOR OF THE ROOM IN
WHICH THE WINDOW IS LOCATED. OPERABLE SECTIONS OF WINDOWS
SHALL NOT PERMIT OPENINGS THAT ALLOW PASSAGE OF A 4 INCH
DIAMETER WHERE SUCH OPENING ARE LOCATED WITHIN 24” OF THE
FINISHED FLOOR. WHERE SUCH WINDOW OPENINGS DO NOT COMPLY,
WINDOW FALL PREVENTION DEVICES AND WINDOW GUARDS THAT
COMPLY WITH ASTM F 2090, SHALL BE PROVIDED.
STREET ADDRESS: NEW AND EXISTING BUILDINGS SHALL BE
PROVIDED WITH APPROVED ADDRESS IDENTIFICATION. THE ADDRESS
IDENTIFICATION SHALL BE LEGIBLE AND PLACED IN A POSITION THAT
IS VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY.
ADDRESS IDENTIFICATION CHARACTERS SHALL CONTRAST WITH
THEIR BACKGROUND. ADDRESS NUMBERS SHALL BE ARABIC
NUMBERS OR ALPHABETICAL LETTERS. NUMBERS SHALL NOT BE
SPELLED OUT. EACH CHARACTER SHALL BE NOT LESS THAN 4 INCHES
HIGH WITH A MINIMUM STROKE WIDTH OF 1 /2 INCH.
SPARK ARRESTORS: SPARK ARRESTORS SHALL BE INSTALLED ON ALL
CHIMNEYS INCLUDING OUTSIDE FIREPLACES.
CODES: ALL ELECTRICAL EQUIPMENT, WIRING AND INSTALLATIONS
SHALL COMPLY WITH APPLICABLE SECTIONS OF THE NATIONAL
ELECTRICAL CODE, CALIFORNIA TITLE 24 STANDARDS AND THE
MANUFACTURER'S SPECIFICATIONS.
LISTINGS: ALL ELECTRICAL EQUIPMENT AND ACCESSORIES SHALL BE
LISTED BY A NATIONALLY RECOGNIZED TESTING LAB. INSTALLATION
INSTRUCTIONS FOR ALL LISTED EQUIPMENT SHALL BE PROVIDED TO
THE FIELD INSPECTOR AT TIME OF INSPECTION.
RECESSED FIXTURES: PROVIDE RECESSED FIXTURE CLEARANCE
PER CODE. RECESSED FIXTURES IN INSULATED CEILINGS SHALL BE
"IC" APPROVED FIXTURES.
DRYER LOADS: CLOTHES DRYER LOADS SHALL BE DETERMINED ON A
LOAD OF 5000 WATTS PER APPLIANCE OR BY NAMEPLATE RATING.
ELECTRICAL BOXES: ELECTRIC SWITCH AND OUTLET BOXES ON
EXTERIOR WALLS SHALL HAVE RUBBER GASKETS FOR MEDIUM
INFILTRATION CONTROL.
KITCHEN AND BATH FIXTURES: ALL GENERAL LIGHTING FIXTURES
AND BULBS IN KITCHEN AND BATH AREAS SHALL HAVE AN EFFICACY
RATING OF 40 LUMENS PER WATT OR GREATER. FLUORESCENT
FIXTURES WITH PLUG-IN (NOT SCREW-IN) FLUORESCENT LAMPS
SHALL BE USED.
CLOSET LIGHTS: LIGHT FIXTURES IN CLOSETS/WARDROBES SHALL
HAVE A MIN. 18" HORIZONTAL CLEARANCE TO SHELVES.
TUB/SHOWER LIGHTS: LIGHT FIXTURES MOUNTED WITHIN 5' OF A SPA/
TUB SHALL BE MOUNTED AT LEAST 7'6" ABOVE THE MAXIMUM WATER
LEVEL OF THE SPA/TUB AND SHALL BE GFCI PROTECTED.
DRYER/COOKING UNIT OUTLETS: CLOTHES DRYERS AND COOKING
UNITS SHALL HAVE CONDUCTOR WIRES WITH AN INSULATED NEUTRAL
AND FOUR-PRONG OUTLET.
OUTDOOR OUTLETS: PROVIDE OUTSIDE RECEPTACLES AT THE FRONT
AND REAR OF THE HOME WITHIN 6'-6" OF GRADE WHICH ARE
WATERPROOF AND GFCI PROTECTED. SEE PLAN FOR LOCATIONS.
KITCHEN BRANCH CIRCUITS: SHALL BE PROTECTED BY ARC-FAULT
CIRCUIT INTERRUPTERS. PROVIDE (2) SMALL APPLIANCE BRANCH
CIRCUITS IN THE KITCHEN WHICH ARE LIMITED TO SUPPLYING WALL
AND COUNTER SPACE OUTLETS. THESE OUTLETS CANNOT SERVE
DINING ROOM, OUTSIDE PLUGS, RANGE HOOD, DISPOSALS,
DISHWASHERS OR MICROWAVES. ONLY THE REQUIRED COUNTERTOP/
WALL OUTLETS (INCLUDING REFRIGERATOR).
BATHROOM OUTLET CIRCUITS: REQUIRED BATHROOM OUTLETS
SHALL BE ON A DEDICATED 20 AMP CIRCUIT WHICH CANNOT SERVE
ANY OTHER RECEPTACLES, LIGHTS, FANS, ETC.
TAMPER-RESISTANT RECEPTACLES IN DWELLING UNITS: ALL NEW
NON-LOCKING TYPE 125-VOLT, 15- AND 20-AMPERE RECEPTACLES
THAT ARE WITHIN 5 1/2' ABOVE FINISH FLOOR SHALL BE LISTED
TAMPER-RESISTANT RECEPTACLES.
ARCHITECTURAL MECHANICALELECTRICAL
GENERAL NOT ES
JOINTS AND OPENINGS: ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS,
OR OTHER OPENINGS IN PLATES AT EXTERIOR WALLS SHALL BE PROTECTED AGAINST THE
PASSAGE OF RODENTS BY CLOSING SUCH OPENING WITH CEMENT MORTAR, CONCRETE
MASONRY OR SIMILAR METHOD ACCEPTABLE TO THE ENFORCING AGENCY.
A MINIMUM OF 75% OF THE CONSTRUCTION WASTE GENERATED AT THE SITE IS DIVERTED
TO RECYCLE OR SALVAGE. THIS IS ACHIEVED EITHER BY USING CITY PRE-CERTIFIED
LANDFILLS OR IMPLEMENTATION OF A WASTE MANAGEMENT PLAN. WASTE MANAGEMENT
PLAN SHALL BE PRE-APPROVED BY ENVIRONMENTAL SERVICES DEPARTMENT.
HEATING AND AIR CONDITIONING SYSTEM DESIGN SHALL BE SIZED, DESIGNED, AND HAVE
THEIR EQUIPMENT SELECTED USING THE FOLLOWING METHODS:
A HEAT LOSS AND HEAT GAIN IS ESTABLISHED ACCORDING TO ACCA MANUAL J, ASHRAE
HANDBOOKS OR OTHER EQUIVALENT DESIGN SOFTWARE OR METHODS .
B HEAT LOSS AND HEAT GAIN IS ESTABLISHED ACCORDING TO ACCA MANUAL J, ASHRAE
HANDBOOKS OR OTHER EQUIVALENT DESIGN SOFTWARE OR METHODS.
C SELECT HEATING AND COOLING EQUIPMENT ACCORDING TO ACCA 36-S MANUAL S OR
OTHER EQUIVALENT DESIGN SOFTWARE OR METHOD.
DUCT OPENINGS AND OTHER RELATED AIR DISTRIBUTION COMPONENT OPENINGS SHALL
BE COVERED WITH TAPE, PLASTIC, SHEET METAL, OR OTHER ACCEPTABLE METHODS AT
THE TIME OF ROUGH INSTALLATION OR DURING STORAGE ON THE CONSTRUCTION SITE
AND UNTIL FINAL STARTUP OF THE HEATING AND COOLING EQUIPMENT.
ADHESIVES, SEALANTS, CAULKS, PAINTS, COATINGS, AND AEROSOL PAINTS SHALL COMPLY
WITH VOC AND OTHER CONTENT LIMITS. SPECIFIED IN SECTION 4.504 OF THE CGBSC. ALL
PRODUCT CONTAINERS SHALL REMAIN ON SITE FOR FIELD VERIFICATION. PRIOR TO FINAL
INSPECTION, A LETTER SIGNED BY THE GENERAL CONTRACTOR MUST BE PROVIDED TO
THE BUILDING OFFICIAL CERTIFYING THAT ALL ADHESIVES, SEALANTS, CAULKS, PAINTS,
COATINGS, AEROSOL PAINTS, AEROSOL COATINGS, CARPET SYSTEMS (INCLUDING
CARPETING, CUSHION, AND ADHESIVE), RESILIENT FLOORING SYSTEMS, AND COMPOSITE
WOOD PRODUCTS INSTALLED ON THIS PROJECT ARE WITHIN THE EMISSION LIMITS
SPECIFIED IN CGBSC SECTION 4.504
FINISHES:
A USE LOW-VOC INTERIOR WALL/CEILING PAINTS (<50 GRAMS PER LETTER (GPL) VOCS
REGARDLESS OF SHEEN) CGBSC 4.504.2.2
B USE LOW-VOC COATINGS THAT MEET SCAQMD RULE 1113 (CGBSC 4.504.2.3)
C DOCUMENTATION SHALL BE PROVIDED TO VERIFY THAT COMPLIANT VOC FINISH
MATERIALS HAVE BEEN USED PER CGBSC 4.504.2.4
80% OF FLOOR AREA RECEIVING RESILIENT FLOORING, SHALL COMPLY WITH THE VOC-
EMISSION LIMITS DEFINED IN THE COLLABORATIVE FOR HIGH PERFORMANCE SCHOOLS
(CHPS) LOW-EMITTING MATERIALS LIST OR BE CERTIFIED UNDER THE RESILIENT FLOOR
COVERING INSTITUTE (RCFI) FLOORSCORE PROGRAM.
PARTICLEBOARD, MEDIUM DENSITY FIBERBOARD (MDF), AND HARDWOOD PLYWOOD USED
IN INTERIOR FINISH SYSTEMS SHALL COMPLY WITH LOW FORMALDEHYDE EMISSION
STANDARDS. SPECIFY THE LIMITS ON THE PLANS IN ACCORDANCE WITH TABLE 4.504.5.
VAPOR RETARDER AND CAPILLARY BREAK IS INSTALLED AT SLAB ON GRADE FOUNDATIONS.
PRIOR TO ENCLOSING THE WALL AND FLOOR FRAMING, CONFIRMATION MUST BE
PROVIDED TO THE BUILDING INSPECTOR SHOWING THE FRAMING MEMBERS DO NOT
EXCEED 19% MOISTURE CONTENT IN ACCORDANCE WITH CGBSC SECTION 4.505.3
ALL PLUMBING FIXTURES AND FITTINGS SHALL MEET THE STANDARDS REFERENCED IN CA
CIVIL CODE SECTIONS 1101.01-1101.8.
ALL EXISTING TO REMAIN PLUMBING FIXTURES SHALL CONFORM TO THE FOLLOWING:
A TOILETS WITH A FLOW RATE IN EXCESS OF 1.6 GPF SHALL BE REPLACED WITH TOILETS
WITH A MAXIMUM OF 1.28 GPF.
B SHOWER HEADS WITH A FLOW RATE GREATER THAN 2.5 GPM SHALL BE REPLACED
WITH A MAXIMUM 1.8 GPM SHOWER HEAD.
C LAVATORY AND KITCHEN FAUCETS WITH A FLOW RATE GREATER THAN 2.2 GPM SHALL
BE REPLACED WITH A FAUCET WITH A MAXIMUM FLOW RATE OF 1.2 GPM (OR 1.8 GPM
FOR KITCHEN FAUCETS).
AN OPERATION AND MAINTENANCE MANUAL SHALL BE PROVIDED TO THE BUILDING
OCCUPANT OWNER.
HVAC SYSTEMS INSTALLERS SHALL BE TRAINED AND CERTIFIED IN THE PROPER
INSTALLATION OF HVAC SYSTEMS.
SPECIAL INSPECTORS EMPLOYED BY THE ENFORCING AGENCY MUST BE QUALIFIED AND
ABLE TO DEMONSTRATE COMPETENCE IN THE THE DISCIPLINE THEY ARE INSPECTING.
DOCUMENTATION USED TO SHOW COMPLIANCE WITH THIS CODE SHALL INCLUDE BUT IS
NOT LIMITED TO, CONSTRUCTION DOCUMENTS, PLANS, SPECIFICATIONS, BUILDER OR
INSTALLER CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO
THE ENFORCING AGENCY WHICH DEMONSTRATE SUBSTANTIAL CONFORMANCE. WHEN
SPECIFIC DOCUMENTATION OR SPECIAL INSPECTION IS NECESSARY TO VERIFY
COMPLIANCE, THAT METHOD OF COMPLIANCE WILL BE SPECIFIED IN THE APPROPRIATE
SECTION OR IDENTIFIED IN THE APPLICATION CHECKLIST.
DIMENSIONS: ALL EXTERIOR DIMENSIONS ARE TO FACE OF
SHEATHING. ALL INTERIOR DIMENSIONS ARE TO FACE OF STUD
UNLESS OTHERWISE NOTED.
CALGREEN:
ARC-FAULT AND GROUND FAULT OUTLETS: ARC-FAULT (AFCI)
REQUIRED IN FAMILY ROOMS , DINING ROOMS, PARLORS, LIBRARIES,
DENS, BEDROOMS, SUN ROOMS, REC ROOMS, CLOSETS, AND
HALLWAYS AND LIGHTING. GROUND FAULT (GFCI) IS REQUIRED IN
BATHROOMS, GARAGES, ACCESSORY AREAS, EXTERIOR,
CRAWLSPACES, BASEMENTS, DISHWASHERS, AND DISPOSALS.
COMBINATION AFCI/GFCI IS REQUIRED IN KITCHENS, AND LAUNDRY
AREAS.
AsShown
GREENPOINT RATEDCHECKLISTSHEET:
SCALE:
DRAWN BY:DRAWINGS PROVIDED BY:PERMIT PROGRESS SET 10/30/2019
LL
A0.1DESCRIPTIONDATE:PROJECT DESCRIPTION:LAW RESIDENCE29 BroadwayLos Gatos, CA 95030BYDATENO.SHEET TITLE:DeMattei Construction, Inc.1794 The Alameda, San Jose,CA. 95126P: (408) 295-7516F: (408) 286-6589LIC.# B-47845510/30/2019DISCLAIMER:THIS DOCUMENT CONTAINSCONFIDENTIAL AND PROPRIETARYINFORMATION THAT IS INTENDED FORTHE USE OF "De Mattei Construction Inc."DRAWINGS SHOULD NOT BEREPRODUCED OR DIVULGED, INWHOLE OR IN PART, WITHOUT WRITTENAUTHORIZATION FROM "De MatteiConstruction Inc." "De Mattei ConstructionInc." CANNOT BE HELD LIABLE IN THEEVENT THE DRAWINGS AREREPRODUCED OR DIVULGED WITHOUTWRITTEN AUTHORIZATION.AsShown
UP
UP8'-6 3/4"FAMILY
ENTRY
DINING
OFFICE
KITCHEN BEDROOM
BATH
OFFICE
PORCHVAULTED 4:12F.C.
10'-10"
F.C.
5'-10"
F.C.
7'-10 1/2"
ceiling break line VAULTED 4:12F.C.
8'-10"
F.C.
10'-10"
F.C.
10'-10"
F.C.
10'-10"
F.C.
10'-10"
F.C.
10'-10"
(E)ACCESSORY
STRUCTURE
TO BE
DEMOLISH
N EXISTING FLOOR PLAN &EXTERIOR ELEVATIONSSHEET:
SCALE:
DRAWN BY:DRAWINGS PROVIDED BY:PERMIT PROGRESS SET 10/30/2019
LL
A1.1DESCRIPTIONDATE:PROJECT DESCRIPTION:LAW RESIDENCE29 BroadwayLos Gatos, CA 95030BYDATENO.SHEET TITLE:DeMattei Construction, Inc.1794 The Alameda, San Jose,CA. 95126P: (408) 295-7516F: (408) 286-6589LIC.# B-47845510/30/2019DISCLAIMER:THIS DOCUMENT CONTAINSCONFIDENTIAL AND PROPRIETARYINFORMATION THAT IS INTENDED FORTHE USE OF "De Mattei Construction Inc."DRAWINGS SHOULD NOT BEREPRODUCED OR DIVULGED, INWHOLE OR IN PART, WITHOUT WRITTENAUTHORIZATION FROM "De MatteiConstruction Inc." "De Mattei ConstructionInc." CANNOT BE HELD LIABLE IN THEEVENT THE DRAWINGS AREREPRODUCED OR DIVULGED WITHOUTWRITTEN AUTHORIZATION.1 Scale: 1/4"=1'-0"
EXISTING FLOOR PLAN & DEMO PLAN5EAST ELEVATION
2 NORTH ELEVATION4SOUTH ELEVATION
3 WEST ELEVATION
Scale: 1/4"=1'-0"
Scale: 1/4"=1'-0"Scale: 1/4"=1'-0"
Scale: 1/4"=1'-0"
LEGEND:
EXISTING CONSTRUCTION TO REMAIN
EXISTING CONSTRUCTION TO BE DEMOLISHED
AsShown
286828682650DH406826682868
2868
2668
2868
5068
5068 2050DH2050DH2626FX 2650DH 2650DH
UP
UP
UP
UP 7'-0 1/2"3'-5" CLR.6'-11 1/4"
4'-3 1/2"4'-0"3'-0" CLR.8'-4"2'-4 1/2"16'-9 1/2"12'-9"7'-0 3/4"10'-9 1/4"
30'-6"
CL
4'-0"CL
5'-2 1/4"12'-4 1/2"2'-4 1/2"13'-1 1/2"CL
3'-0 1/4"27'-10 1/2"3'-0 1/2"3'-8 1/2"4'-6 1/2"6'-4 1/2"4'-0 1/2"21''CL21''5'-10 1/2"3'-10 1/2"CL 3'-5 1/4"
CL 2'-0"
CL 3'-4 3/4"5'-4 1/4"3'-5 1/2"8'-9 3/4"27'-6"10'-0"10'-0"10'-0"5'-0"3'-9"4'-8 1/2"
FAMILY
ENTRY
DINING
OFFICE
KITCHEN BEDROOM
BATH
CLO.
BATH
BEDROOM
BATH
BATH
ENTRY
BEDROOM
CLO.
CLOSET
CLOSET
ALIGNALIGNALIGN
ALIGN
5068
3068
DN
5068 5068 5068
2040DH2040DH2040DH1016AW1016AW1016AW2030AW266828682030AW2030AW2030AW2868286850682030AW
10'-1"10'-1"10'-1"
30'-3"
CL 4'-4"10'-11"
CL6'-10 1/2"CL4'-4"3'-11 1/4"5'-5"CL
9'-4 3/4"CL
3'-5 1/2"16'-9 1/2"11'-1"27'-10 1/2"17'-1"4'-9"
CL1'-8"4'-2"
CL 4'-1 1/2"4'-0 1/2"
12'-10"
8'-11 1/2"4'-1 1/2"CL 25''29 1/2''
4'-10"4'-10"12'-5 1/2"6'-5"CL
2'-5"8'-6 1/2"4'-4 1/2"25'-9 1/2"
1'-9"4'-6"4'-6"2'-1"4'-10"6'-3"CL
5'-0"3'-1 1/2"6'-2 1/4"4'-5"
CL
2'-7 1/2"
CL
4'-5"CL
6'-5"CL
6'-5 1/4"4'-5"21'-8 1/4"OPEN
BELOW
MASTER
BDRM
CLOSET MASTER
BATH
LAUNDRY
BALCONY
HALL
N
N PROPOSED FLOOR PLANSSHEET:
SCALE:
DRAWN BY:DRAWINGS PROVIDED BY:PERMIT PROGRESS SET 10/30/2019
LL
A1.2DESCRIPTIONDATE:PROJECT DESCRIPTION:LAW RESIDENCE29 BroadwayLos Gatos, CA 95030BYDATENO.SHEET TITLE:DeMattei Construction, Inc.1794 The Alameda, San Jose,CA. 95126P: (408) 295-7516F: (408) 286-6589LIC.# B-47845510/30/2019DISCLAIMER:THIS DOCUMENT CONTAINSCONFIDENTIAL AND PROPRIETARYINFORMATION THAT IS INTENDED FORTHE USE OF "De Mattei Construction Inc."DRAWINGS SHOULD NOT BEREPRODUCED OR DIVULGED, INWHOLE OR IN PART, WITHOUT WRITTENAUTHORIZATION FROM "De MatteiConstruction Inc." "De Mattei ConstructionInc." CANNOT BE HELD LIABLE IN THEEVENT THE DRAWINGS AREREPRODUCED OR DIVULGED WITHOUTWRITTEN AUTHORIZATION.1 Scale: 1/4"=1'-0"
PROPOSED FIRST FLOOR PLAN
2 Scale: 1/4"=1'-0"
PROPOSED SECOND FLOOR PLAN
LEGEND:
EXISTING CONSTRUCTION TO REMAIN
NEW INTERIOR CONSTRUCTION; 2x4 WD. STUD,
1/2" GYP. BD. EACH SIDE
NEW EXTERIOR CONSTRUCTION.
AsShown
25'-6" (MAX. BUILDING HEIGHT - 30'-0")9'-0"8'-0"F.C.
+23'-6 5/8"
F.F.
+15'-6 5/8"
F.C.
+14-3"
F.F.
+5'-3"25'-5" (MAX. BUILDING HEIGHT - 30'-0")9'-0"8'-0"F.C.
+23'-6 5/8"
F.F.
+15'-6 5/8"
F.C.
+14-3"
F.F.
+5'-3"25'-11" (MAX. BUILDING HEIGHT - 30'-0")9'-0"8'-0"F.C.
+23'-6 5/8"
F.F.
+15'-6 5/8"
F.C.
+14-3"
F.F.
+5'-3"25'-7" (MAX. BUILDING HEIGHT - 30'-0")9'-0"8'-0"F.C.
+23'-6 5/8"
F.F.
+15'-6 5/8"
F.C.
+14-3"
F.F.
+5'-3"PROPOSED ELEVATIONSSHEET:
SCALE:
DRAWN BY:DRAWINGS PROVIDED BY:PERMIT PROGRESS SET 10/30/2019
LL
A2.1DESCRIPTIONDATE:PROJECT DESCRIPTION:LAW RESIDENCE29 BroadwayLos Gatos, CA 95030BYDATENO.SHEET TITLE:DeMattei Construction, Inc.1794 The Alameda, San Jose,CA. 95126P: (408) 295-7516F: (408) 286-6589LIC.# B-47845510/30/2019DISCLAIMER:THIS DOCUMENT CONTAINSCONFIDENTIAL AND PROPRIETARYINFORMATION THAT IS INTENDED FORTHE USE OF "De Mattei Construction Inc."DRAWINGS SHOULD NOT BEREPRODUCED OR DIVULGED, INWHOLE OR IN PART, WITHOUT WRITTENAUTHORIZATION FROM "De MatteiConstruction Inc." "De Mattei ConstructionInc." CANNOT BE HELD LIABLE IN THEEVENT THE DRAWINGS AREREPRODUCED OR DIVULGED WITHOUTWRITTEN AUTHORIZATION.4 EAST ELEVATION 1 NORTH ELEVATION
3 SOUTH ELEVATION 2 WEST ELEVATION
Scale: 1/4"=1'-0"
Scale: 1/4"=1'-0"
Scale: 1/4"=1'-0"
Scale: 1/4"=1'-0"
NOTE:
ALL NEW EXTERIOR MATERIAL TO MATCH EXISTING.
AsShown
868086802636DH
2868
20'-0"20'-0"8'-4 1/4"
CL
9'-7 3/4"
CL
2'-8"
20'-8"5'-10"CL9'-0"CL5'-10"20'-8"GARAGE
ALIGNALIGNALIGN
ALIGN
N DETACHED ACCESSORYBUILDING / GARAGESHEET:
SCALE:
DRAWN BY:DRAWINGS PROVIDED BY:PERMIT PROGRESS SET 10/30/2019
LL
A3.1DESCRIPTIONDATE:PROJECT DESCRIPTION:LAW RESIDENCE29 BroadwayLos Gatos, CA 95030BYDATENO.SHEET TITLE:DeMattei Construction, Inc.1794 The Alameda, San Jose,CA. 95126P: (408) 295-7516F: (408) 286-6589LIC.# B-47845510/30/2019DISCLAIMER:THIS DOCUMENT CONTAINSCONFIDENTIAL AND PROPRIETARYINFORMATION THAT IS INTENDED FORTHE USE OF "De Mattei Construction Inc."DRAWINGS SHOULD NOT BEREPRODUCED OR DIVULGED, INWHOLE OR IN PART, WITHOUT WRITTENAUTHORIZATION FROM "De MatteiConstruction Inc." "De Mattei ConstructionInc." CANNOT BE HELD LIABLE IN THEEVENT THE DRAWINGS AREREPRODUCED OR DIVULGED WITHOUTWRITTEN AUTHORIZATION.1 PROPOSED GARAGE FLOOR PLAN
Scale: 1/4"=1'-0"
5 EAST ELEVATION 3 NORTH ELEVATION
6 SOUTH ELEVATION 4 WEST ELEVATION
Scale: 1/4"=1'-0"
Scale: 1/4"=1'-0"
Scale: 1/4"=1'-0"
Scale: 1/4"=1'-0"
2 3D VIEW
Scale: N.T.S.
NOTE:
ALL NEW EXTERIOR MATERIAL TO MATCH
EXISTING MAIN HOUSE.
AsShown
3D VIEWSSHEET:
SCALE:
DRAWN BY:DRAWINGS PROVIDED BY:PERMIT PROGRESS SET 10/30/2019
LL
A4.1DESCRIPTIONDATE:PROJECT DESCRIPTION:LAW RESIDENCE29 BroadwayLos Gatos, CA 95030BYDATENO.SHEET TITLE:DeMattei Construction, Inc.1794 The Alameda, San Jose,CA. 95126P: (408) 295-7516F: (408) 286-6589LIC.# B-47845510/30/2019DISCLAIMER:THIS DOCUMENT CONTAINSCONFIDENTIAL AND PROPRIETARYINFORMATION THAT IS INTENDED FORTHE USE OF "De Mattei Construction Inc."DRAWINGS SHOULD NOT BEREPRODUCED OR DIVULGED, INWHOLE OR IN PART, WITHOUT WRITTENAUTHORIZATION FROM "De MatteiConstruction Inc." "De Mattei ConstructionInc." CANNOT BE HELD LIABLE IN THEEVENT THE DRAWINGS AREREPRODUCED OR DIVULGED WITHOUTWRITTEN AUTHORIZATION.2 3D VIEW
Scale: N.T.S.
1 3D VIEW
Scale: N.T.S.
3 3D VIEW
Scale: N.T.S.
AsShown
NEIGHBORHOODPHOTOGRAPHSSHEET:
SCALE:
DRAWN BY:DRAWINGS PROVIDED BY:PERMIT PROGRESS SET 10/30/2019
LL
A6.1DESCRIPTIONDATE:PROJECT DESCRIPTION:LAW RESIDENCE29 BroadwayLos Gatos, CA 95030BYDATENO.SHEET TITLE:DeMattei Construction, Inc.1794 The Alameda, San Jose,CA. 95126P: (408) 295-7516F: (408) 286-6589LIC.# B-47845510/30/2019DISCLAIMER:THIS DOCUMENT CONTAINSCONFIDENTIAL AND PROPRIETARYINFORMATION THAT IS INTENDED FORTHE USE OF "De Mattei Construction Inc."DRAWINGS SHOULD NOT BEREPRODUCED OR DIVULGED, INWHOLE OR IN PART, WITHOUT WRITTENAUTHORIZATION FROM "De MatteiConstruction Inc." "De Mattei ConstructionInc." CANNOT BE HELD LIABLE IN THEEVENT THE DRAWINGS AREREPRODUCED OR DIVULGED WITHOUTWRITTEN AUTHORIZATION.42
AsShown
25'-5" (MAX. BUILDING HEIGHT - 30'-0")9'-0"8'-0"F.C.
+23'-6 5/8"
F.F.
+15'-6 5/8"
F.C.
+14-3"
F.F.
+5'-3"SCHEMATICNEIGHBORHOODELEVATIONSSHEET:
SCALE:
DRAWN BY:DRAWINGS PROVIDED BY:PERMIT PROGRESS SET 10/30/2019
LL
A6.2DESCRIPTIONDATE:PROJECT DESCRIPTION:LAW RESIDENCE29 BroadwayLos Gatos, CA 95030BYDATENO.SHEET TITLE:DeMattei Construction, Inc.1794 The Alameda, San Jose,CA. 95126P: (408) 295-7516F: (408) 286-6589LIC.# B-47845510/30/2019DISCLAIMER:THIS DOCUMENT CONTAINSCONFIDENTIAL AND PROPRIETARYINFORMATION THAT IS INTENDED FORTHE USE OF "De Mattei Construction Inc."DRAWINGS SHOULD NOT BEREPRODUCED OR DIVULGED, INWHOLE OR IN PART, WITHOUT WRITTENAUTHORIZATION FROM "De MatteiConstruction Inc." "De Mattei ConstructionInc." CANNOT BE HELD LIABLE IN THEEVENT THE DRAWINGS AREREPRODUCED OR DIVULGED WITHOUTWRITTEN AUTHORIZATION.1 29 Broadway225 Broadway 8 45 Broadway 7 47 Broadway
4 42 Broadway330 Broadway 5 44 Broadway 6 46 Broadway
AsShown
UP
UP
UPxxx x
xxx9:00 AM 12/21/2020
9 :0 0 A M 6 /2 1 /2 0 2 0
UP
UP
UPxxx x
xxx12:00 PM 6/21/2020
1
2
:
0
0
PM
1
2
/
2
1
/
2
0
2
0
UP
UP
UPxxx x
xxx3:00 PM 6/21/20203:00 PM 12/21/2020SHADOW STUDYSHEET:
SCALE:
DRAWN BY:DRAWINGS PROVIDED BY:PERMIT PROGRESS SET 10/30/2019
LL
A6.3DESCRIPTIONDATE:PROJECT DESCRIPTION:LAW RESIDENCE29 BroadwayLos Gatos, CA 95030BYDATENO.SHEET TITLE:DeMattei Construction, Inc.1794 The Alameda, San Jose,CA. 95126P: (408) 295-7516F: (408) 286-6589LIC.# B-47845510/30/2019DISCLAIMER:THIS DOCUMENT CONTAINSCONFIDENTIAL AND PROPRIETARYINFORMATION THAT IS INTENDED FORTHE USE OF "De Mattei Construction Inc."DRAWINGS SHOULD NOT BEREPRODUCED OR DIVULGED, INWHOLE OR IN PART, WITHOUT WRITTENAUTHORIZATION FROM "De MatteiConstruction Inc." "De Mattei ConstructionInc." CANNOT BE HELD LIABLE IN THEEVENT THE DRAWINGS AREREPRODUCED OR DIVULGED WITHOUTWRITTEN AUTHORIZATION.1 SHADOW STUDY - 9 A.M.
Scale: N.T.S.
2 SHADOW STUDY - NOON
Scale: N.T.S.
3 SHADOW STUDY - 3 P.M.
Scale: N.T.S.
LEGEND:
SUMMER - JUNE 21ST
WINTER - DECEMBER 21ST
AsShown