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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 N:\DEV\HISTORIC PRESERVATION\HPC Sheets\2019\Broadway, 29 - 11-13-19.docx 11/7/2019 11:13 AM 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 I N S T BRO A D W A Y 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 ° ATTACHMENT 1 This Page Intentionally 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 This Page Intentionally 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. ========================== MAY ONLY BE FOR LOS GATOS ========================== 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 u pda te d 1 0 /1 2/18address nu m b e rs 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