Item 2 - 101 S Santa Cruz Avenue
PREPARED BY: JENNIFER ARMER
Associate Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
CONCEPTUAL DEVELOPMENT
ADVISORY COMMITTEE
MEETING DATE: 06/14/2017 ITEM NO: 2
DATE: JUNE 8, 2017 TO: CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE APPLICATION CD-17-001 PROJECT LOCATION: 101 S. SANTA CRUZ AVENUE. APN 529-01-022. PROPERTY OWNER: CSM INVESTMENTS, LLC. APPLICANT: TERRY J. MARTIN, AIA REQUESTING PRELIMINARY REVIEW OF PLANS TO DEMOLISH AN EXISTING BUILDING AND TO CONSTRUCT A MIXED-USE DEVELOPMENT WITH A BELOW GRADE PARKING GARAGE AND TWO-STORIES OF RESIDENTIAL ABOVE ONE-STORY OF RETAIL ON PROPERTY ZONED C-2.
ROLE OF THE CDAC:
The Conceptual Development Advisory Committee advises a prospective applicant on the
overall consistency of a project with Town policies prior to submitting a formal application and
investing in the development review process. The Committee also endeavors to identify the
potential issues that will need to be addressed during the development review process should
the applicant wish to submit an application. The issues identified by the Committee are not
intended to be all-inclusive and other additional issues may be identified during the formal
development review process.
None of the Committee's comments are binding on the Town and in no way are they intended
to indicate whether the project will be received favorably by the various review bodies that are
charged with evaluating and deciding the application. As noted in this memorandum, if an
application is filed, technical analysis would need to be done during the evaluation of the
proposal. In addition, public input is a required and essential component in the development
review process. All applicants are strongly encouraged to hold neighborhood meetings to
receive input as the design of the project evolves should they decide to proceed with the
development review process.
PAGE 2 OF 4 SUBJECT: CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE APPLICATION CD-17-001 JUNE 8, 2017
N:\DEV\CDAC\CDAC MEMO\SSC 101_06-14-17.doc 6/8/2017 10:43 AM
PROJECT DESCRIPTION:
The applicant has submitted a project description and preliminary plans for 101 S. Santa Cruz
Avenue, a 0.8-acre property located to the south of Town Plaza Park. The existing parcel
contains the existing Post Office building and a small parking lot. Key elements of the proposed
project, as listed on the project description and plans submitted, are as follows:
• Demolition of the existing Post Office building
• Construction of a new three-story mixed-use building
• 12,220 square feet of ground-floor retail
• 19 two-story townhome residential units above the retail
• 31 space surface parking lot
• 58 space underground parking garage
EXISTING GENERAL PLAN AND ZONING DESIGNATIONS:
1. General Plan designation: Central Business District designation (C-2) applies exclusively to
the downtown and accomplishes the following:
a. Encourages a mixture of community-oriented commercial goods, services and
lodging unique in its accommodation of small-town style merchants and
maintenance of small-town character.
b. Maintains and expands landscaped open spaces and mature tree growth without
increasing setbacks.
c. Integrates new construction with existing structures of historical or architectural
significance and emphasizes the importance of the pedestrian.
2. Surrounding General Plan designations: Central Business District to the east and west
(across Montebello Way and S. Santa Cruz Avenue), and Public (parking) to the south and
Open Space (Town Park Plaza) to the north.
3. Zoning designation: C-2
4. Surrounding zoning designations: C-2 on all sides except for Town Park Plaza to the north
which is zoned Resource Conservation (RC), and the southern corner of the lot which touches a
lot zoned R-1D.
POTENTIAL CONSIDERATIONS AND ISSUES:
The following is a brief list of issues and topics for consideration by the Conceptual Development
Advisory Committee (CDAC). Staff has not reached conclusions on these topics. Staff is
identifying them here to help frame the discussion and to solicit input. The main question for
the CDAC is whether or not the applicant’s concept for the project creates a high quality plan
appropriate for Los Gatos in this location. If an application is filed, staff will evaluate the
technical issues.
PAGE 3 OF 4 SUBJECT: CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE APPLICATION CD-17-001 JUNE 8, 2017
N:\DEV\CDAC\CDAC MEMO\SSC 101_06-14-17.doc 6/8/2017 10:43 AM
POTENTIAL CONSIDERATIONS AND ISSUES (cont’d):
1. General Plan
a. General Plan Policy LU-10.4 states, “Encourage mixed uses to increase residential
opportunities in commercial zones Downtown, taking into consideration potential
impacts to the loss of commercial opportunities.” The proposal would retain a
commercial presence on the ground floor, but would add residential above.
2. Zoning
a. Project site is zoned C-2 and is surrounded by lots with the same designation except
for Town Park Plaza to the north which is zoned RC, and the southern corner of the
lot which touches a lot zoned R-1D.
3. Parking
a. EXISTING: Project site is currently developed with a single story 12,444-square foot
commercial building (Post Office) with 32 parking spaces shown on the plans (not
including five parallel parking spaces which cross the front property line such that
they are each half on private property and half in the public right-of-way.
b. REQUIRED: The proposed 12,220 square feet of ground-floor retail, would require 41
parking spaces (based on a one parking space per 300 square feet).
c. REQUIRED: The proposed 19 two-story townhome residential units would require 29
to 38 resident parking spaces (1.5-2 spaces per unit, depending on ownership type)
and 19 guest parking spaces (one space per unit unless exception is granted by
Planning Commission) for a total of 48 to 57 parking spaces.
d. PARKING DISTRICT: The site has 23 parking space credits in the parking assessment
district.
e. PROVIDED: The proposed project includes a 31-space surface parking lot (not
including five parallel parking spaces half on-site along the Broadway frontage).
f. PROVIDED: The proposed project includes a 58-space underground residential
parking garage, 18 for guests and 40 for residents.
g. The total provided parking spaces (including parking district credits) for the
proposed project exceeds the current minimum required parking for the proposed
uses.
4. Design
a. The project plans provided do not include any elevations for the proposed building,
but the site plan and floor plans do show that the building would have multi-tenant
retail space on the ground floor facing both Broadway and S. Santa Cruz Avenue and
would locate the residential townhomes directly above with no additional setback
from the street.
b. The building setback from Broadway is proposed to be approximately half that of
the existing setback, but existing diagonal parking is proposed to remain.
PAGE 4 OF 4 SUBJECT: CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE APPLICATION CD-17-001 JUNE 8, 2017
N:\DEV\CDAC\CDAC MEMO\SSC 101_06-14-17.doc 6/8/2017 10:43 AM
POTENTIAL CONSIDERATIONS AND ISSUES (cont’d):
c. Project site is located in the C-2A subdistrict of the Central Business District in the
Commercial Design Guidelines and directly adjacent to the C-2C subdistrict.
ATTACHMENTS:
1. Location map (one page)
2. CDAC application (one page)
3. Project Description Letter (one page)
4. Conceptual Plans (six sheets)
Distribution:
Terry Martin, AIA, 61 E Main Street, Suite D, Los Gatos CA 95030
CSM Investments LLC, 873 Blossom Hill Road, San Jose, CA 95123
Project Scope Of Work
LaBarbera Building
101 South Santa Cruz Ave
Los Gatos, California
RECEIVED
~; :i '( 2 L~ 201 7
TOWN OF LOS GATOS
PLANNING DIVIS ION
The project site is located across Broadway from Los Gatos Town Plaza Park. The
proposal includes demolition of the existing post office building and construction of
mixed-use commercial retail and multifamily residential with parking both at street
level and below grade.
The retail component on the main floor at street level is served by public sidewalks.
Proposed retail space is 12,220 square feet.
Allowable floor area is 21,535 sf. based upon lot size and 60 % FAR.
36 parking spaces are proposed on site at street level.
16 parking spaces are included as credit in the parking asse ssment district.
52 total parking available for retail use.
We feel that the Downtown Core could really benefit by introducing higher density
residential to help support the Downtown Businesses.
The residential component consists of two-story townhomes above the retail.
Residential floor area is not included in allowable floor area in the C-2 Zoning
district.
19 units are proposed, including one below market rate unit (BMR).
58 parking spaces are proposed in a parking garage below grade.
18 Guest spaces and 40 Residence Spaces
Terry J. Martin Associates, A.I.A.
61 Eas t Main Street, Suite D, Los Gatos, California 95030
Terry@tma-arch.com Tel: 408 395-8016 Brad@ tma-a rch .com
ATTACHME NT 3
A-0
Sheet Title:
COVER SHEET &
PROJECT INFO
Drawn by:
Project:
Scale:
Date:
#17001
MAY 2017LaBarbera BuildingNew Mixed Use Development101 S Santa Cruz AvenueLos Gatos, CA 95030Project License # C23221RESIDENTIAL & COMMERCIAL ARCHITECTURE61 East Main Street, Suite DLos Gatos, CA 95030Phone: 408-395-8016Fax: 408-395-5732terry@tma-arch.comTERRY J. MARTIN ASSOCIATES, A.I.A.RevDescriptionPrint Date: 6/1/17
Date:Conceptual development advisory committee5/24/17TERRY J. MARTIN ASSOCIATES, A.I.A.TERRY J. MARTIN, AIA61 E MAIN STREET, SUITE DLOS GATOS, CA 95030(408) 395-8016
CSM INVESTMENTS LLC873 BLOSSOM HILL ROADSAN JOSE, CA 95123(408) 947-1166
WECKER SURVEYSCRAIG WECKER1623 BRUBAKER STREETWOODLAND, CA 95776(530) 219-9119
DJ ENGINEERS & ASSOCIATESDAN DREMALAS, PE780 MAIN STREET, SUITE 203PLEASANTON, CA 94566(925) 846-9429FAX 846-9653
FRI ENERGY CONSULTANTS, LLCNICHOLAS BIGNARDI21 N HARRISON AVE, SUITE 210CAMPBELL, CA 95008(408)866-1620
LaBarbera Building
ABBREVIATIONS
&
AND∠ ANGLE
@
AT
°
DEGREE (ANGLE, BEARING, TEMP)
Ø
DIAMETER
∆
DELTA, REVIISION/
DIVIDE, DIVIDED BY, SEQUENCE
=, ≠
EQUAL (TO), NOT EQUAL (TO)
'
FOOT/FEET, MINUTES (BEARING)
"
INCH(ES), SECONDS (BEARING)
>, ≥
GREATER THAN, OR EQUAL TO
<, ≤
LESS THAN, OR EQUAL TO-
MINUS, SUBTRACT(ED)
#
NUMBER, POUND(S)
%
PERCENT
+
PLUS, ADD(ED)
±
PLUS/MINUS (APPROXIMATELY)
AB
ANCHOR BOLT
ABV
ABOVE
AC
ASPHALTIC CONCRETE
A/C
AIR CONDITIONING
ACOUST
ACOUSTIC(AL)AD
AREA DRAINADDL
ADDITIONAL
ADJ
ADJUST(ABLE)
AEJ
ALL EDGE JOINTS
AFF
ABOVE FINISH FLOOR
AHJ
AUTHORITY HAVING JURISDICTIONAIA
AMERICAN INSTITUTE OF ARCHITECTS
ALT
ALTERNATE, ALTERNATIVE
ALUM
ALUMINUM
AMP
AMPERE
ARCH
ARCHITECT(URAL)
ASPH
ASPHALTASSOC
ASSOCIATION
AWN
AWNING
BD
BOARD
BEL
BELOW
BLDG
BUILDINGBLK, BLKG
BLOCK, BLOCKING
BM
BEAM
BN
BOUNDARY NAIL
BOT
BOTTOM
BS
BOTH SIDES
BTU
BRITISH THERMAL UNITBTWN
BETWEEN
CAB
CABINET
CB
COLUMN BASE
CBC
CALIFORNIA BUILDING CODE
CEC
CALIFORNIA ELECTRICAL CODECEM
CEMENT(ITIOUS)
CER
CERAMIC
CF
CUBIC FEET
CFC
CALIFORNIA FIRE CODE
CFM, CFS
CUBIC FEET PER MINUTE, SECOND
CI
CAST IRONCIR
CIRCLE, CIRCULAR
CIRC
CIRCULATION
CJ
CONTROL JOINT
CL
CENTER LINE
CLG
CEILING
CLO
CLOSETCLR
CLEAR
CMC
CALIFORNIA MECHANICAL CODE
CNTR
COUNTER
CO
CLEAN OUT, COMPANY
COL
COLUMN
COMP
COMPOSITECONC
CONCRETE
CONN
CONNECT(ION)
CONST
CONSTRUCTION
CONT
CONTIN UE/UAL/UOUS
COR
CORNERCORR
CORRIDORCPC
CALIFORNIA PLUMBING CODE
CPR
COPPER
CPT
CARPET
CRC
CALIFORNIA RESIDENTIAL CODE
CSMT
CASEMENTCW
COLD WATER
CU
CUBIC
DBL
DOUBLE
DBL HNG
DOUBLE HUNG
DEG
DEGREE
DEPT
DEPARTMENT
DET
DETAIL
DF
DOUGLAS FIR, DRINKING FOUNTAINDIA
DIAMETER
DIAG
DIAGONAL
DIM
DIMENSION
DISP
DISPENSER, DISPOSAL
DIST
DISTANCEDIV
DIVIDE, DIVISION
DN
DOWN
DOUG
DOUGLAS (FIR)
DR
DRAIN, DOOR
DWG
DRAWING
DTL
DETAILDW
DISHWASHER
DWR
DRAWER
E
EAST
EA
EACH
EL
ELEVATIONELEC
ELECTRICAL
ELEV
ELEVATION, ELEVATOR
EMER
EMERGENCY
EN
EDGE NAILING
ENCL
ENCLOSUREENGR
ENGINEER
EP
ELECTRICAL PANEL
EQ
EQUAL
PROJECT TEAM
OWNER ARCHITECT
AREA CALCULATIONS
GENERAL CONTRACTOR IS REQUIRED TO SCHEDULE & COORDINATE THE FOLLOWING
MANDATORY CONSTRUCTION OBSERVATION SITE VISITS WITH ARCHITECT PRESENT.
PROVIDE NOTICE TO ARCHITECT AT LEAST 48 HOURS PRIOR TO SUCH VISITS.
PRIOR TO BEGINNING WORK, PROVIDE ARCHITECT & OWNER WITH A CRITICAL PATH
SCHEDULE SHOWING THE FOLLOWING CONSTRUCTION MILESTONES:
PARCEL MAP VICINITY MAP
PROJECT DATACONSTRUCTION OBSERVATION REQUIRED
ADDITIONALLY, CONTRACTOR SHALL SCHEDULE A MANDATORY WALKTHRU WITH
ARCHITECT & OWNER PRESENT AT SUBSTANTIAL COMPLETION.
INITIALS
REQD
SITE VISIT MILESTONE
ROUGH FRAMING
WINDOW SELECTION, PRIOR TO ORDERING WINDOWS
ROUGH ELECTRICAL, MOUNTED BOXES PRIOR TO PULLING WIRE
SUBSTANTIAL COMPLETION PRIOR TO GRANTING OCCUPANCY
PRE CONSTRUCTION SITE MEETING
FRAMING & INSULATION, PRIOR TO COVERING FRAMING W/ FINISHES
AFTER FINISH REMOVAL, PRIOR TO STRUCTURAL DEMOLITION
ARCHITECT'S INITIALS ARE REQUIRED TO THE LEFT OF EACH SITE VISIT LISTED PRIOR TO
PROCEEDING WITH SUBSEQUENT WORK & INDICATE ONLY THAT ARCHITECT WAS PRESENT
& PROVIDED WITH THE OPPORTUNITY TO OBSERVE CONSTRUCTION AT THAT PHASE.
Terry J. Martin Associates, A.I.A.
A Certified Build It Green Rater
Smart Solutions From The Ground Up
Build It Green
PROJECT ADDRESS:
101 S Santa Cruz Avenue Los Gatos CA 95030
OWNER:
La Barbera
APN:
529-01-022
ZONING:
C-2 (Central business district commercial zone)
LOT AREA:
35,893 Sq Ft (0.824 Acres ±)
BUILDING AREA:
See Area Calculations on this sheet T.B.D
STORIES:
2 Stories Residential O/ Retail & Parking O/ Basement garage
CONSTRUCTION TYPE:
Type I and VB
FIRE SPRINKLERS:
To be provided
OCCUPANCY:
Group R Residential, M Retail and U Garage
APPLICABLE CODES:
Los Gatos Municipal Code2016 CA RESIDENTIAL BUILDING CODE2016 CA Bldg Code, 2016 CA Res Bldg Code, 2016 CA Elec Code2016 CA Mech Code, 2016 CA Plmbg Code, 2016 CA Energy Code2016 CA Fire Code, 2016 CalGreen Code, 2016 CA Ref Stds CodeAll as amended by The State Of California and Local Jurisdiction(s).
ADDITIONAL DOCUMENTS & REQUIREMENTS
SHEET INDEX
PROJECT SCOPE
New Mixed Use Development
101 S Santa Cruz Avenue
Los Gatos, CA 95030
•
BUILDING AREA:
(N) RETAIL GRADE LEVEL:
52 PARKING SPACES, 12,220 SF
(Not Including Residential accessories)
ALLOWABLE FLOOR AREA:
@60% = 21,535 SF
(N) RESIDENTIAL PODIUM LEVEL:
58 PARKING SPACES, 19 UNITS
(Not Included in site FAR)
+ (N) BASEMENT GARAGE:
34,000 SF +/-
(Not Counted As Floor Area)
REMOVAL OF EXISTING SUB-STANDARD BUILDING (POST OFFICE)
PROVIDE NEW SUB-GRADE PARKING STRUCTURE W/ GRADE LEVEL RETAIL AND PARKING
WITH 2 STORIES RESIDENTIAL UNITS ABOVE
STRUCTURAL ENGINEER TOPOGRAPHIC SURVEY
GEOTECHNICAL INVESTIGATION / SOIL REPORT
SOILS REPORT TO BE PREPARED FOR THIS PROPERTY. NOTIFY THE ARCHITECT OFRECORD IF ANY OTHER SUBSTANDARD CONDITIONS ARE ENCOUNTERED.
TITLE 24 CALIFORNIA ENERGY CODE COMPLIANCE NAD CALGREEN
PROJECT TITLE 24 ENERGY CONSULTANT, IS PART OF THE CONSTRUCTIONDOCUMENTS. ALL WORK MUST COMPLY WITH ENERGY REPORT REQUIREMENTS &RECOMMENDATIONS, CALIFORNIA ENERGY CODE, & ALL OTHER APPLICABLE CODES &ORDINANCES AS ADOPTED, AMENDED, & ENFORCED BY LOCAL JURISDICTION.
ARBORIST
DUE TO THE SCOPE OF WORK FOR THIS PROJECT, NO ARBORIST REPORT HAS BEENPREPARED. IN THE EVENT THAT PROJECT SCOPE CHANGES, CONTACT ARCHITECT &AUTHORITY HAVING JURISDICTION (AHJ) TO DETERMINE IF AN ARBORIST REPORT ISREQUIRED. NO WORK SHALL BE COMMENCED WITHIN THE DRIPLINE OF ANY TREEPROTECTED BY ANY AHJ PRIOR TO RETAINING A LICENSED ARBORIST.
N/A
Please Note: Orientation of other plans within the set may vary from this Vicinity Map.Please Note: Orientation of other plans within the set may vary from this Parcel Map.
TJ
EQUIP
EQUIPMENT
ETC
ET CETERA, AND OTHER THINGSEW
EACH WAY
EXT
EXTERIOR
(E)
EXISTING
EQ
EQUAL
EW
EACH WAY
EXH
EXHAUSTEXP
EXPANSION, EXPANDING
EXT
EXTERIOR
FAB
FABRICATE, FABRICATION
FD
FLOOR DRAINFDN
FOUNDATION
FE, FEC
FIRE EXTINGUISHER, FE CABINET
FF
FINISH FLOOR
FG
FIBERGLASS
FH
FIRE HYDRANT
FIN
FINISHFLR
FLOOR
FOC
FACE OF CONCRETE
FOS
FACE OF STUD
FRP
FIBERGLASS REINFORCED PANEL
FS
FAR SIDE
FT
FOOT, FEETFTG
FOOTING
FURR
FURRING
FUT
FUTURE
FV
FIELD VERIFY
GA
GAUGEGAL
GALLON
GALV
GALVANIZED
GB
GRAB BAR
GC
GENERAL CONTRACOR
GD
GARBAGE DISPOSAL
GL
GLASSGND
GROUND
GSM
GALVANIZED SHEET METAL
GYP
GYPSUM
HB
HOSEBIB
HD
HOLDDOWNHDR
HEADER
HDWD
HARDWOOD
HDWR
HARDWARE
HGR
HANGER
HM
HOLLOW METAL
HORIZ
HORIZONTALHT
HEIGHT
HVAC
HEATING VENTILATION &
AIR CONDITIONING
ID
INSIDE DIAMETERIN
INCHINCL
INCLUDE(S), INCLUDING
INFO
INFORMATION
INSUL
INSULATION
INV
INVERTED
INT
INTERIOR
JAN
JANITOR
JBOX
JUNCTION BOX
JCT
JUNCTION
JH
JOINT HANGER
JT
JOINT
KIT
KITCHEN
KW
KILOWAT
LAB
LABORATORY
LAV
LAVATORYLAT
LATERAL
LB
POUND
LF
LINEAL FEET, LINEAR FEET
LIN
LINEAL, LINEAR
LT
LIGHT
LVR
LOUVER
M, m
METER
MATL
MATERIAL
MAX
MAXIMUM
MB
MACHINE BOLTS
MAX
MAXIMUMMECH
MECHANICAL
MEMB
MEMBRANE
MFR, MNF
MANUFACTURER
MIN
MINIMUM, MINUTE
MIR
MIRRORMISC
MISCELLANEOUSMTD
MOUNTED
MTL
METAL
MUL
MULLION
N
NORTHNEC
NATIONAL ELECTRICAL CODE
NIC
NOT IN CONTRACT
NO
NUMBER
NOM
NOMINAL
NS
NEAR SIDE
NTS
NOT TO SCALE(N)
NEW
O/
OVER (ORDER OF INSTALLATION)
OAI
OUTSIDE AIR INTAKE
OC
ON CENTER
OD
OUTSIDE DIAMETEROFCI
OWNER FURNISHED GC INSTALLED
OFOI
OWNER FURNISHED & INSTALLED
OPNG
OPENING
OL
OCCUPANT LOADOPG
OPENING
OPP
OPPOSITE
ORIG
ORIGINAL
P, | |, //
PARALLEL
PA
PUBLIC ADDRESS
PC
PIECEPERP, ⊥
PERPENDICULAR
PH
PANIC HARDWARE
PL
PLATE
PLAM
PLASTIC LAMINATEPLAS
PLASTER
PLMBG
PLUMBING
PLYWD
PLYWOOD
PNL
PANEL
POL
POLISHED
PR
PAIRPREFAB
PREFABRICATED
PSF
POUNDS PER SQUARE FOOT
PSI
POUNDS PER SQUARE INCH
PT
POINT, PRESSURE TREATED
PTN
PARTITION
R
RISER
(R)
REPLACED, RELOCATED
RAD
RADIAL, RADIUS
RCP
REFLECTED CEILING PLAN
RD
ROOF DRAINRECPT
RECEPTACLE
REF
REFERENCE
REINF
REINFORCE(MENT)
REQD
REQUIRED
REQMTS
REQUIREMENTS
RESIL
RESILIENTREV
REVISION
RM
ROOM
RPM
REVOLUTIONS PER MINUTE
RV
ROOF VENT
RWL
RAIN WATER LEADER
S
SOUTH
SAD
SEE ARCHITECTURAL DRAWINGS
SAN
SANITARY
SASM
SELF ADHERED SHEET MEMBRANE
SC
SOLID CORESCD
SEAT COVER DISPENSER
SCHED
SCHEDULE
SEC, SECT
SECTION
SF
SQUARE FOOT, FEET
SHT
SHEET
SHWR
SHOWERSIM
SIMILAR (TO)
SJ
SEISMIC JOINT
SLD
SEE LANDSCAPE DRAWINGS
SM
SHEET METAL
SMS
SHEET METAL SCREW
SND
SANITARY NAPKIN DISPENSERSNR
SANITARY NAPKIN RECEPTACLE
SPEC(S)
SPECIFICATION(S)
SPN
SOLE PLATE NAILING
SQ
SQUARE
SQ FT
SQUARE FOOT, FEET
SS, SSTL
STAINLESS STEELST
STRAP TIE, STREET
STA, STN
STATION
STE
SUITE
STL
STEEL
SUSP
SUSPENDED
SY, SQ YD
SQUARE YARD(S)SYM
SYMMETRICAL
SW
SHEAR WALL
T, TRD
TREAD
TB
TOWEL BAR
T&B
TOP AND BOTTOMTBC
TO BE CONFIRMED
TBS
TO BE SELECTED
TD
TIE DOWN
TEL
TELEPHONE
TEMP
TEMPORARY, TEMPERATURE
TEMPD
TEMPEREDTER
TERAZZO
THRESH
THRESHOLD
T&G
TONGUE AND GRROVE
THK
THICK(NESS)
THRU
THROUGH
TOC
TOP OF CONCRETETOS, TS
TOP OF SLAB
TP
TOP PLATE
TRANS
TRANSFORMER
TSTAT
THERMOSTAT
TV
TELEVISION
TYP
TYPICAL
UC, U/C
UNDER-COUNTER
UNF
UNFINISHED
UNO
UNLESS NOTED OTHERWISE
UON
UNLESS OTHERWISE NOTEDUR
URINAL
V
VOLT
VB
VAPOR BARRIER
VCT
VINYL COMPOSTION TILE
VEN
VENEERVERT
VERTICAL
VEST
VESTIBULE
VIF
VERIFY IN FIELD
VOL
VOLUME
W
WESTW/
WITH
W/O
WITHOUT
WC
WATER CLOSET
WD
WOOD
WDW
WINDOW
WH
WATER HEATERWO
WHERE OCCURS
WP
WATERPROOF(ING)
WT
WEIGHT
YD
YARD
TITLE 24 ENERGY COMPLIANCE
A-0 COVER SHEET & PROJECT INFO
C-1 SITE TOPOGRAPHIC SURVEY
A-1 PARKING GARAGE - BASEMENT LEVEL
A-2 RETAIL / PARKING - GRADE LEVEL
A-3 RESIDENTIAL MAIN FLOOR - PODIUM LEVEL
A-4 RESIDENTIAL UPPER FLOOR - PODIUM LEVEL
ATTACHMENT 4