Item 3 - Staff Report and Attachments 1 to 5
PREPARED BY: SEAN MULLIN, AICP and SAVANNAH VAN AKIN
Senior Planner Assistant 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: 02/23/2022 ITEM NO: 3
DATE: February 15, 2022
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request to Remove a Presumptive Historic Property (Pre-1941)
from the Historic Resources Inventory for Property Zoned R-1D. Located at
45 Montgomery Avenue. APN 410-17-004. PROPERTY OWNER/APPLICANT:
Mark and Cathleen Petersen. PROJECT PLANNERS: Sean Mullin/Savannah
Van Akin.
RECOMMENDATION:
Consider a request to remove a presumptive historic property (pre-1941) from the Historic
Resources Inventory (HRI) for property zoned R-1D located at 45 Montgomery Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: 1900 per County Assessor’s Database, with an effective
year built date of 1985
2. Town of Los Gatos Historic Status Code: N/A
3. Does property have an LHP Overlay? No
4. Is structure in a historic district? No
5. If yes, is it a contributor? N/A
6. Findings required? Yes
7. Considerations required? No
DISCUSSION:
The applicant is requesting approval to remove the residence from the HRI (Attachment 1). The
Santa Clara County Assessor’s Database lists a construction date of 1900, typically used when
the exact construction date is not known. The Assessor also lists an effective year build date of
1985, typically indicating substantial construction occurred around that time. The Sanborn Fire
Insurance maps show the residence on the subject property in 1928, having a consistent
footprint through 1956 (Attachment 2).
PAGE 2 OF 3 SUBJECT: 45 Montgomery Avenue DATE: February 15, 2022
N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2022\02-23-22\Item 03 - 45 Montgomery Avenue - Tentative\Staff Report.45
Montgomery Avenue.docx
DISCUSSION (continued):
An investigation of Town records includes a 1991 Building Permit for earthquake repair to the
foundation, an addition to the main level, and conversion of an existing basement area to
habitable space (Attachment 3). The 1991 plans show that the east side of the residence was
demolished, and a new foundation was constructed to support the new habitable basement
and rebuilt main floor. A split-level entry addition was built on the south elevation. On the
remaining west side of the residence, the foundation was repaired and upgraded, and portions
of stucco were removed to allow installation of new sections of shear wall. Based on the
approved 1991 plans, the residence would be considered a technical demolition as more than
25 percent of the street-facing wall coverings were removed and more than 50 percent of the
remaining wall coverings were removed. The existing residence does not appear to exhibit
architecture and finishes of a historic resource.
The Town received a Building Permit application in 2018 for renovation of the west side of the
residence and addition of a new porch entry off the kitchen (Attachment 4). The Building
Permit was approved with staff recognizing the previous significant alterations that occurred to
the residence and that the proposed changes would not alter the street-facing alterations. As
work progressed on the current project, the applicant submitted for a revision to the issued
Building Permit requesting changes to the existing front entry added with the 1991 project
(Attachment 5). In reviewing the latest plans, staff recognized the level of demolition that took
place with previous projects and contacted the property owner to discuss applying to remove
the residence from the HRI given Town records.
CONCLUSION:
The applicant requests to remove the residence from the HRI. Town records indicate that the
earthquake repair work and addition approved in 1991 resulted in a technical demolition of the
residence. Should the Committee find that the structure does not have sufficient historic
significance or architectural merit, the structure would be removed from the HRI and any
proposed work would not return to the Committee.
FINDINGS:
A. Findings - related to a request for a determination that a pre-1941 primary structure has no
historic significance or architectural merit.
In evaluating a request for a determination of historic significance or architectural merit,
the Historic Preservation Committee shall consider the following:
1. The structure is not associated with events that have made a significant contribution
to the Town;
2. No Significant persons are associated with the site;
PAGE 3 OF 3 SUBJECT: 45 Montgomery Avenue DATE: February 15, 2022
N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2022\02-23-22\Item 03 - 45 Montgomery Avenue - Tentative\Staff Report.45
Montgomery Avenue.docx
FINDINGS (continued):
3. There are no distinctive characteristics of type, period or method of construction or
representation of work of a master;
4. The structure does not yield information to Town history; or
5. The integrity has been compromised such that the structure no longer has the
potential to convey significance.
ATTACHMENTS:
1. Letter of Justification
2. Sanborn Map Exhibit
3. Excerpts from 1991 Building Permit Plans
4. Excerpts from 2018 Building Permit Plans
5. Excerpts from 2022 Revision to 2018 Building Permit Plans
This Page
Intentionally
Left Blank
ATTACHMENT 1
This Page
Intentionally
Left Blank
1928
45 Montgomery Street
ATTACHMENT 2
1944
45 Montgomery Street
1956
45 Montgomery Street
This Page
Intentionally
Left Blank
ATTACHMENT 3
ATTACHMENT 4
A2MARK AND KATHY PETERSEN45 MONTGOMERY STREETLOS GATOS, CA 95030APN: 410-17-004RESIDENTIAL REMODEL1
2
EXISTING MAIN
LEVEL FLOOR
AND
DEMOLITION
PLAN
JD RENOVATIONS
372 Madison St.
Santa Clara, CA 95050
PH: (408) 391-1022
15 MAY 2018
11 JAN 2022
DATE 3 April 2018
WALL to be REMOVED
(E) 2x4 WALL
WALL LEGEND
VITREOUS CHINATOILETSGABRIELLEK-3322-RA
K-14418PURISTFAUCETSBRASS K-14418PURISTFAUCETSBRASS
VITREOUS CHINATOILETSGABRIELLEK-3322-RA
LIVING
ROOM
FOYER
KITCHEN
BATHBATH
HALL
DINING
ROOM
BEDROOMFAMILY ROOM
BEDROOM #5
DECK
1
22'-11"x 4'-1"2 • 2'-3" x 4'-9"12'-7" x 4'-9"5'-0"x 6'-8"3'- 7 1/2"x 4'-9"2 • 2'-3 1/2" x 4'-9"2'- 2 3/4"x 4' 4 1/2"2 • 2'- 2 3/4"x 4' 4 1/2"12'-0" x 9'-0" SLIDING DOORS3'- 8 1/2"x 3'- 8 3/4"3 • 2'- 7"x 4'- 8"2 • 2'- 3"x 3'- 8 3/4"
1'- 2 3/4"x 7'0"
1'- 2 3/4"x 7'0"3'-6" x 7'- 9"5'-8"x 6'-8"2 • 2'3"x 3'- 8 3/4"2'- 7"x 4'- 8 1/4"2'-11"x 4'-0 3/4"4'-3"x 4'-0 3/4"2'
-11
"x
4
'
-0
3
/4
"
2'-3" x 3'-9"2'-3" x 3'-9"2 • 2'- 11 1/4"x 4'- 1"
2'- 0"x 2'- 0"SKYLIGHT
2'- 6"x 4'-6"SKILIGHT 2'- 6"x 4'-6"SKILIGHT
2'- 6"x 4'-6"SKILIGHT 2'- 6"x 4'-6"SKILIGHT
EXISTING BASEMENT ACCESS HARTCH WITH
LADDER TO DESCEND INTO BASEMENT
200 AMP
ELECT. PANEL
& METER
3'-0" x 1'- 6"SKYLIGHT
1/4" = 1'-0"1 EXISTING MAIN FLOOR PLAN & DEMOLITION PLAN
SCALE 1/4" = 1'-0"
N
ATTACHMENT 5
A3MARK AND KATHY PETERSEN45 MONTGOMERY STREETLOS GATOS, CA 95030APN: 410-17-004RESIDENTIAL REMODEL1
2
EXISTING LOWER
LEVEL FLOOR &
DEMOLITION
PLAN
JD RENOVATIONS
372 Madison St.
Santa Clara, CA 95050
PH: (408) 391-1022
15 MAY 2018
11 JAN 2022
DATE 3 April 2018
K-14418PURISTFAUCETSBRASS
VITREOUS CHINATOILETSGABRIELLEK-3322-RA
K-14418PURISTFAUCETSBRASS
3'-8 1/2" x 2'-10"
UP
UP
1
1
2
2
2
(E)BASEMENT ACCESS
HATCH WITH LADDER
TO DECEND INTO
BASEMENT
WATERPROOF DECK ABOVEELECT.
METER
MAIN BEDROOM
BEDROOM #4
MASTER
BATH
WALK-IN
CLOSET
LOWER
HALL
BEDROOM #3
BATH
LAUNDRY
STORAGE
FOYER
GAS
METER (E)
W D
2'-5 1/2" x 2'-6"1'-2 3/4" x 2'-9 1/2"1'-2 3/4" x 2'-9 1/2"2 • 2'-7 1/2" x 3' 9 1/4"2 • 2'-7 1/2" x 5'- 1 1/4"2 • 2'-4"x 4'- 9 1/2"2 • 2'-4"x 4'- 9 1/2"2 • 2'-4"x 4'- 9 1/4"1'-10"x 1'-10"1'-2 3/4"
x 7'-0"
1'-2 3/4"
x 7'-0"3'-6" x 7'-9"
3'-7 1/2" x 4'-5"5'-8"x 6'-8"BASEMENT
STORAGE
CRAWL SPACE
2'
-4
"
x
1
'
-4
1
/2
"
WALL to be REMOVED
(E) 2x4 WALL
WALL LEGEND
2
1/4" = 1'-0"1 EXISTING LOWER FLOOR & DEMOLITION PLAN
SCALE 1/4" = 1'-0"
N
A4MARK AND KATHY PETERSEN45 MONTGOMERY STREETLOS GATOS, CA 95030APN: 410-17-004RESIDENTIAL REMODEL1
2
EXISTING
BUILDING
ELEVATIONS
JD RENOVATIONS
372 Madison St.
Santa Clara, CA 95050
PH: (408) 391-1022
15 MAY 2018
11 JAN 2022
DATE 3 April 2018
1
EXISTING VINYL WINDOWS
439.1702
1/4" = 1'-0"1 EXISTING SOUTH ELEVATION
1/4" = 1'-0"4 EXISTING WEST ELEVATION 1/4" = 1'-0"2 EXISTING WEST ELEVATION
1/4" = 1'-0"3 EXISTING NORTH ELEVATION
SCALE 1/4" = 1'-0"
A5MARK AND KATHY PETERSEN45 MONTGOMERY STREETLOS GATOS, CA 95030APN: 410-17-004RESIDENTIAL REMODEL1
2
PROPOSED MAIN
FLOOR PLAN,
EXTERIOR DOOR
SCHEDULE,
KEYNOTES
JD RENOVATIONS
372 Madison St.
Santa Clara, CA 95050
PH: (408) 391-1022
15 MAY 2018
11 JAN 2022
DATE 3 April 2018
1
A8
UPDOWNUPUP
UP
42" REF.DWDW2
2
A
A5
2
A8
±27'-2 1/2"(E)3'-0"3'-6"4'-6"EQ 11'-0"EQ EQ6'-0"EQ1'-6"1'-6"6'-0"
9'-0"
EQ EQEQEQ
14'-4"
7'-2"4'-0"1'-6"1'-6"EQ7'-4"EQ4'-0"11'-0"
EQ EQ
3'-6"3'-6"3'-6"3'-0"114
A
B
DD
E
(E) FIREPLACE
REMOVE EXISTING
FRONT PORCH &
ROOF ABOVENGUTTER &
DOWSPOUTS
+42" OPEN
GUARDRAIL
UNDER FLOOR
ACCESS DOOR
±3'-0"x 3'-6" BELOW
REMOVE EXISTING
BAY & ROOF ABOVE
COFFERED CEILING
RIDGE BEAM ABOVE (E)
FLAT
CLNG
LINENWINE
DINING
GUEST
ROOM
BATH 2
KITCHEN
ENTRY
LIVING ROOM
NOOK
DN 15R
@ 7.2" EA
PWDR
BUTLER'S
PANTRY
UP
±7"
UP
1½
MAX
UP 11R
@ ±7" EA
6T @12"
(N) DECK (E) DECK
TILE
(N) STAIRS & LANDING? METAL
STRUCTURE, TREADS & RAILING
(E)36" GAS
RANGE W/
HOOD ABOVE
APPROXIMATE LOCATION
OF SITE (E) RETAINING WALL
SLOPEDCEILINGHANDRAIL
TYPICAL
AC
AC/ CONDENSER
SET ON
CONCRETE PAD
4R@ 6"
EA
DN 1½
MAX
WALK-IN
ATTIC
ACCESS
ABOVE
SLOPEDCEILINGDN
±1½SLOPE1/4"/ftSLOPE
1/4"/ft SLOPE
1/4"/ft
(E) GAS
METER
BELOW
+42" OPEN
GUARDRAIL
TEMP.
GLASS
ENCLOSURE
BENCH+42" OPEN
GUARDRAIL
EA. SIDE4R @
±6" EA
+42"
GUARDRAIL
UP 10R
@ ±6" EA SLOPE1/4"/ft3T @12" EADOOR
HANDRAIL
9T @ 12" EA
3T@
12" EA
ALIGN W/ (E)WALL BEYONDHANDRAIL
STAIRS &
BAY
SKYLIGHT &
WINDOW
(E)
ABOVE
(E)
ABOVE
(E)
ABOVE
(E)
ABOVELINENLINEN2626
ABOVE ABOVE
PORCH
LANDING
TILE
±3'6"x10'6"
ISLAND
+36"
FURR OUT EXISTING
WALLS TO 2x6 DEPTH/
TYPICAL @ EXISTING
EXTERIOR WALLS
DSDSSLOPEDCEILING 67
12
11
4 (E)2
13
15 16
9 8
±15'-1"13'-5"±15'-1/2" (E)±26'-4 1/2" (E)±27'-2 1/2" (E)±13'-6"±13'-8 1/2" (E)±69'-10 1/2" (E)
6'-6"6'-6"3'-4"7'-0"
1'-1 1/2"
±10'-4"(E)2'-0"16'-0"3'-6"12'-0"±34'-9"(E)±9'-5"(E)±13'-11 1/2"(E)3'-0"±7'-6"(E)±6'-6"(E)3'-4"6'-0"±1'-6"VERIFYREQS4'-2"5'-4"±8'-2 1/2"
7'-6"1'-6"±6'-1"±10'-0"2'-8"3'-10"3'-0"3T @ 12" EAA
A8
B
A8
10
+42" OPEN
GUARDRAIL
NEW WALLS/ 2x4 @ 16" O.C.
NEW WALLS/ 2x6 @ 16" O.C.
EXISTING WALLS
WALL LEGEND
ISLAND VENT DETAIL
WASTE TRUNK LINE
OR LATERAL
CLEANOUT
ACCESSIBLE
NEAREST WALL
RISE VENT IN
VENT
CABINET
FROM SINK
WASTE LINE
SINK
EXTERIOR DOOR SCHEDULE
LOCATION #SIZE TYPE MANUFACTURER NOTES
ENTRY 1 3'-0"x 8'-0"WOOD, NO GLASS INSWING
BEDROOM #2 10 2•3'-0"x 6'-8"PR. FRENCH DOORS MARVIN WOOD CLAD OUTSWING
NOOK 14 2•3'-0"x 6'-8"PR. FRENCH DOORS INSWING
M. BEDROOM 21 2•2'-6"x 6'-8"PR. FRENCH DOORS INSWING
INTERIOR DOOR SCHEDULE
LOCATION #SIZE TYPE MANUFACTURER NOTES
BEDROOM #2 A 3'-0"x 6'-8"HINGED
BEDROOM #2 B 3'-0"x 6'-8"HINGED
BATH #2 C 3'-0"x 6'-8"HINGED
PWDR D 2'-8"x 6'-8"HINGED
BUTTLER'S PANTRY E 2'-6"x6'-8"POCKET
M. BEDROOM F 2'-8"x 6'-8"HINGED
M. BATH G 2'-8"x 6'-8"HINGED
WALK-IN H 2'-8"x 6'-8"HINGED
BEDROOM #4 I 2'-8"x 6'-8"HINGED
WALK-IN J 2'-8"x 6'-8"HINGED
BATH #4 K 2'-8"x 6'-8"HINGED
LINEN L 1'-4"x 6'-8"HINGED
BATH #3 M 2'-8"x 6'-8"POCKET
WINE ROOM N 2'-8"x 6'-8"HINGED
SELF-CLOSING,
SOLID-CORE,
WEATHER STRIPPED
1
1
2
2
2
1/4" = 1'-0"1 PROPOSED MAIN FLOOR PLAN
NOT TO SCALEAISLAND VENT DETAIL
-ALL GLAZING IN WINDOWS & DOORS TO BE TEMPERED PER CRC R327.8.2.1
-SEE SHEET A6 FOR WINDOW SCHEDULE & INTERIOR DOOR SCHEDULE
SCALE 1/4" = 1'-0"
GENERAL
1. 1/2" gyp, board on 2x4 studs @ 16" O.C. at interior walls and 2x6 studs @ 16" O.C. at exterior
walls
2. 5/8" type 'x' gyp. board @ understair areas,
ceilings & supporting members below living areas
3. 22"x30" min. attic access
4. 24"x18" min. Underfloor access
5. Closet pole & shelf with bracket, typical at all closets
6. 42" tall (min.) metal guardrail & balusters
to prevent passage of a 4" sphere
7. Metal handrail w/ 1 ¼”-2" grippable cross
section & w/out sharp corners, mounted 34"-38"
above tread nosing, continuous from top to
bottom riser & terminating @ newel posts or
returning to wall; metal balusters spaced to
prevent passage of a 4" sphere
8. Metal guardrail w/ 1 ¼”-2" grippable cross
section & w/out sharp corners, mounted 42"
above walking surface, metal balusters
spaced to prevent passage of a 4" sphere
KITCHEN
9. Energy star 24” Dishwasher
10. Range hood w/ min. 100 cfm intermittent
airflow; exhaust fan vented to the outside.
Where combustion appliances or solid-fuel
burning appliances are located inside the
pressure boundary, the maximum allowable net
exhaust flow of the two largest exhaust fans
shall not exceed I cfm per 200 sq.ft. of
occupiable space, when operating at full
capacity. If the designed total net flow
exceeds this limit, the net exhaust flow must be
reduced by reducing the exhaust flow or
providing compensating out-door airflow (note:
if make-up air fan is installed it must be
electrically interlocked with the largest exhaust
fan). ASRAE 62.2, Section 6.4
11. Faucet to be 1.8gpm @ 60psi
BATHROOM
12. Shower w/ ceramic tile @ floor & walls (to 72" min.
above drain inlet) over fiber cement, fiber-mat
reinforced cement, glass mat gypsum backers or
fiber-reinforced gypsum backers. Showerhead
to be 2 gpm @ 80 psi max.
13. Lavatory sink. Faucet shall
have a maximum flow rate or 1.2 gpm @ 60 psi.
14. Dual flush toilet, 1.28 gpf max.
15. ½” tempered, clear glass divider & door at shower enclosures
FLOORING
16. Wood finish flooring (sel. by owner) on subfloor
17. 24" sq. ceramic tile flooring on subfloor at baths & laundry room.
WINDOWS
18. Windows and french doors to be Marvin double glazed clad wood with
U= .33 minimum or better.
SKYLIGHTS
19. Skylights to be Velux fixed skylights with U= .042 or better and IAPMO UES report #199.
INSULATION
20. Install closed cell foam insulation, R30 minimum, in entire roof area between rafters and at floor
or bay window addition. Foam insulation to be Certainteed “Certa Spray” closed cell foam, ICC #ESR
3758
21. Install R19 fiberglass batt insulation in exterior walls
22. Install R19 fiberglass batt insulation in floor above subspace and between floors
HEATING AND AIR CONDITIONING
23. Heating and air conditioning systems shall be designed in accordance with the requirements of
CGBSC 4.507.2
RAILINGS AND GUARDRAILS
24. All exterior metal handrails & guardrails to be by deferred submittal. Metal fabrication to submit
shop drawings for review and building permit approval prior to construction.
25. Waterproof membrane at slab and retaining walls to be pre con by Muller Construction Supply.
KEYNOTES
N
A6MARK AND KATHY PETERSEN45 MONTGOMERY STREETLOS GATOS, CA 95030APN: 410-17-004RESIDENTIAL REMODEL1
2
PROPOSED
LOWER FLOOR
PLAN, WINDOW
SCHEDULE,
INTERIOR DOOR
SCHEDULE
JD RENOVATIONS
372 Madison St.
Santa Clara, CA 95050
PH: (408) 391-1022
15 MAY 2018
11 JAN 2022
DATE 3 April 2018
VITREOUS CHINATOILETSGABRIELLEK-3322-RA
UP
UPUP
2
DR W
±40'-11"(E)31'-8 1/2"(E)10'-0"6'-0"±5'-11 1/2"(E)±3'-5 1/2"±8'-8"±14'-9"(E)±9'-10 1/2"(E)
±42'-8 1/2"(E)16"MIN.16"MIN.16"
MIN
16"
MIN
16" MIN3'-0"±13'-7"2'-6"
12'-10"
(N) RETAINING
WALLS
WALL
ABOVE
(N) POST FROM
ABOVE
(N) LANDING & STAIRS ABOVE
27
JIKLM
FG
HFURR OUT
EXISTING WALLS
TO 2x6 DEPTH
TYPICAL @
EXISTING
EXTERIOR WALLS
3'-0"x 3'-6"
UNDER FLOOR
ACCESS
UNDER FLOOR
ACCESS DOOR
±3'-0"x 3'-6" BELOW
7½"x14" FOUNDATION
VENT TYPICAL/ 15
TOTAL REQUIRED
REMOVE EXISTING
BAY & ROOF ABOVE
REMOVE EXISTING
FRONT PORCH &
ROOF ABOVE
MASTER
BEDROOM(E)
BEDRM 4(E)
WALK-IN
M. BATH
BEDROOM 3(E)
LAUNDRY
LINENSTORAGE
ENTRY
WINE
ROOM
BUILT-IN WATERPROOF DECK ABOVEEXITING STEEL BEAM ABOVEELECT.
METERNEW DECK ABOVE
NEW POST
FROM ABOVERELOCATE RETAINING
WALL TO MAINTAIN
LESS THAN 200SF @
LOWER ROOM
LOWER FLOOR/
NEW FLOOR LEVEL
8'6" BELOW UNDER SIDE
OF FLOOR JOISTS
BATH 4
± 10'
VANITY
BATH 3
UP 11R
@ ±7" EA
FAU
WH
TEMPERED GLASS
ENCLOSURE
APPROXIMATE LOCATION
OF SITE (E) RETAINING WALL
(N) GAS FIRED
FORCED AIR
FURNACE
(N) 75 GAL GAS
FIRED WATER
HEATER
(E) FOOTING FROM
SHEER WAL ABOVE
14T @ 11" EA
HANDRAIL
HANDRAIL
TOILET &
WINDOW
45°
TEMPERED
SHOWER
ENCLOSURE
ALIGN W/
WALL
BEYOND
MIN. CLEARANCEGAS
METER (E)
(E)
(E)(E)
(E)
2 • 2'-7 1/2" x 3' 9 1/4"
DRYER
VENT
60' TUB
WALK-INPORCH DOOR ABOVE &WINDOW(E)2225 2017 18
2324
19
APROX. LOCATION
OF POST FROM STEEL
BEAM SUPPORT
2 32'-10"±8'-1"(E)11'-5 1/2"(E)5'-9"3'-6 1/2"10'-11 1/2"(E)
19'-9"
4'-0" (E)3'-8"±2'-6"6'-0"±3'-10"7'-6"10'-7 1/2"4'-2"18" DEEP CABINETS
MAINTAIN 6'8"
HEADROOM
CLEARANCE
ABOVE NOSING
BENCH
BENCHBENCH LINEN
UP 15R
@ 7.2" EA
LINEN
PLATFORM UNDER
WINDOW LEVELED
WITH SHOWER/
BENCH
A
A8
B
A8
NEW WALLS/ 2x4 @ 16" O.C.
NEW WALLS/ 2x6 @ 16" O.C.
EXISTING WALLS
WALL LEGEND
EXTERIOR DOOR SCHEDULELOCATION#SIZE TYPE MANUFACTURER NOTESENTRY13'-0"x 8'-0"WOOD, NO GLASS INSWINGBEDROOM #2 10 2•3'-0"x 6'-8"PR. FRENCH DOORS MARVIN WOOD CLAD OUTSWINGNOOK142•3'-0"x 6'-8"PR. FRENCH DOORS INSWINGM. BEDROOM 21 2•2'-6"x 6'-8"PR. FRENCH DOORS INSWING
INTERIOR DOOR SCHEDULE
LOCATION #SIZE TYPE MANUFACTURER NOTES
BEDROOM #2 A 3'-0"x 6'-8"HINGED
BEDROOM #2 B 3'-0"x 6'-8"HINGED
BATH #2 C 3'-0"x 6'-8"HINGED
PWDR D 2'-8"x 6'-8"HINGED
BUTTLER'S PANTRY E 2'-6"x6'-8"POCKET
M. BEDROOM F 2'-8"x 6'-8"HINGED
M. BATH G 2'-8"x 6'-8"HINGED
WALK-IN H 2'-8"x 6'-8"HINGED
BEDROOM #4 I 2'-8"x 6'-8"HINGED
WALK-IN J 2'-8"x 6'-8"HINGED
BATH #4 K 2'-8"x 6'-8"HINGED
LINEN L 1'-4"x 6'-8"HINGED
BATH #3 M 2'-8"x 6'-8"POCKET
WINE ROOM N 2'-8"x 6'-8"HINGED
SELF-CLOSING,
SOLID-CORE,
WEATHER STRIPPED
WINDOW SCHEDULE
LOCATION #SIZE TYPE MANUFACTURER NOTES
ENTRY 2 2•2'-6"x 5'-6"PR. CASEMENT MARVIN WOOD CLAD
5'-0"x 2'-0"FIXED TRANSOM
LIVING 4 2•2'-6"x 5'-0"PR. CASEMENT
LIVING 6 2'-6"x 5'-0"CASEMENT
LIVING 7 2'-6"x 3'-0"CASEMENT
DINING 8 3•3'-0"x 5'-0"CENTER/ FIXED SIDES/
CASEMENT
STAIRS 9 2•2'-9"x 4'-0"FIXED TRANSOM
BEDROOM #2 11 2'-0"x 4'-0"CASEMENT
BEDROOM #2 12 2'-0"x 4'-0"CASEMENT
BATH #2 13 4'-0"x 2'-0"AWNING TEMPERED
KITCHEN 15 2•2'-6"x 3'-6"PR. CASEMENT
LIVING 16 2'-6"x 5'-0"CASEMENT
M. BATH 17 2•2'-0"x 2'-6"PR. CASEMENT TEMPERED
M. BATH 18 2'-0"x 2'-6"CASEMENT TEMPERED
BEDROOM #3 25 3'-4"x 4'-8"CASEMENT
KITCHEN 26 1'-9"x 3'-9"SKYLIGHT/ FIXED VELUX
1
1
2
2
2
1/4" = 1'-0"1 PROPOSED LOWER FLOOR PLAN
SCALE 1/4" = 1'-0"
GENERAL
1. 1/2" gyp, board on 2x4 studs @ 16" O.C. at interior walls and 2x6 studs @ 16" O.C. at exterior
walls
2. 5/8" type 'x' gyp. board @ understair areas,
ceilings & supporting members below living areas
3. 22"x30" min. attic access
4. 24"x18" min. Underfloor access
5. Closet pole & shelf with bracket, typical at all closets
6. 42" tall (min.) metal guardrail & balusters
to prevent passage of a 4" sphere
7. Metal handrail w/ 1 ¼”-2" grippable cross
section & w/out sharp corners, mounted 34"-38"
above tread nosing, continuous from top to
bottom riser & terminating @ newel posts or
returning to wall; metal balusters spaced to
prevent passage of a 4" sphere
8. Metal guardrail w/ 1 ¼”-2" grippable cross
section & w/out sharp corners, mounted 42"
above walking surface, metal balusters
spaced to prevent passage of a 4" sphere
KITCHEN
9. Energy star 24” Dishwasher
10. Range hood w/ min. 100 cfm intermittent
airflow; exhaust fan vented to the outside.
Where combustion appliances or solid-fuel
burning appliances are located inside the
pressure boundary, the maximum allowable net
exhaust flow of the two largest exhaust fans
shall not exceed I cfm per 200 sq.ft. of
occupiable space, when operating at full
capacity. If the designed total net flow
exceeds this limit, the net exhaust flow must be
reduced by reducing the exhaust flow or
providing compensating out-door airflow (note:
if make-up air fan is installed it must be
electrically interlocked with the largest exhaust
fan). ASRAE 62.2, Section 6.4
11. Faucet to be 1.8gpm @ 60psi
BATHROOM
12. Shower w/ ceramic tile @ floor & walls (to 72" min.
above drain inlet) over fiber cement, fiber-mat
reinforced cement, glass mat gypsum backers or
fiber-reinforced gypsum backers. Showerhead
to be 2 gpm @ 80 psi max.
13. Lavatory sink. Faucet shall
have a maximum flow rate or 1.2 gpm @ 60 psi.
14. Dual flush toilet, 1.28 gpf max.
15. ½” tempered, clear glass divider & door at shower enclosures
FLOORING
16. Wood finish flooring (sel. by owner) on subfloor
17. 24" sq. ceramic tile flooring on subfloor at baths & laundry room.
WINDOWS
18. Windows and french doors to be Marvin double glazed clad wood with
U= .33 minimum or better.
SKYLIGHTS
19. Skylights to be Velux fixed skylights with U= .042 or better and IAPMO UES report #199.
INSULATION
20. Install closed cell foam insulation, R30 minimum, in entire roof area between rafters and at floor
or bay window addition. Foam insulation to be Certainteed “Certa Spray” closed cell foam, ICC #ESR
3758
21. Install R19 fiberglass batt insulation in exterior walls
22. Install R19 fiberglass batt insulation in floor above subspace and between floors
HEATING AND AIR CONDITIONING
23. Heating and air conditioning systems shall be designed in accordance with the requirements of
CGBSC 4.507.2
RAILINGS AND GUARDRAILS
24. All exterior metal handrails & guardrails to be by deferred submittal. Metal fabrication to submit
shop drawings for review and building permit approval prior to construction.
25. Waterproof membrane at slab and retaining walls to be pre con by Muller Construction Supply.
KEYNOTES
N
A7MARK AND KATHY PETERSEN45 MONTGOMERY STREETLOS GATOS, CA 95030APN: 410-17-004RESIDENTIAL REMODEL1
2
PROPOSED
BUILDING
ELEVATIONS
JD RENOVATIONS
372 Madison St.
Santa Clara, CA 95050
PH: (408) 391-1022
15 MAY 2018
11 JAN 2022
DATE 3 April 2018
(N) STAIRS/ METAL
STRUCTURE,
TREADS & RAILING
7½"x14"
FOUNDATION
VENTS/ TYPICAL
WEEP CREED/ TYPICAL
(N) STAIRS & LANDING
DS
DS
DS
DS
+42" HIGH
GUARD
RAIL
2
2
4 1/2
12
4 1/2
12
WEEP SCREED/
TYPICAL 7½"x14"
FOUNDATION
VENTS/ TYPICAL
TRIM BAND TO ALIGN
WITH GUTTER
(N) COVERED
PORCH @ ENTRY
BEYOND
(N) BAY WINDOW
BEYOND
(N) DECK &
STAIRS
DS
DS
BEYOND
(N)UNDERFLOOR
ACCESS
DS
± (E)
± MATCH
EXISTING
2
2
2
21
±7'-0"HEAD HEIGHTALIGN WITH DOORS34"-38"4 1/2
12
NEW 7½"x14"
FOUNDATION
VENT TYPICAL
(N) POST FROM
ABOVE
WEEP SCREED/ TYPICALGUTTER &
DOWNSPOUTS
(N) ADHERED
STONE VENEER
EXISTING FOUNDATION
VENT LOCATION 7½"x14"
WEEP SCREED
TYPICAL
REMOVE EXISTING
FRONT PORCH & ROOF
" 3 COAT CEMENT PLASTER
COLOR & TEXTURE TO MATCH
EXISTING. INSTALL AS PER R703.7
NEW CLAD WOOD
FRECH DOORS &
WINDOWS/ TYPICAL
REMOVE EXISTING
BAY & ROOF(N) SKYLIGHTS
@ KITCHEN
WINDOW @ LOWER
LEVEL BEYOND
(N) CANTILIVERED
BAY @ ENTRY
BUILT OUT PLASTER
TRIM BAND
(N) TRELLIS
W/ KNEE BRACE
(N) ADHERED STONE
VENEER/ INSTALL AS
PER R703.12DS
DS
(N) ENTRY PORCH
AND ROOF
DS
BEYOND
+42" HIGH
GUARD
RAIL
+42" HIGH
GUARD
RAIL
+42"
GUARD
RAIL
±(E)
DS
12
±4 1/2MATCH
EXISTING
DS
BEYOND
DS DS
GAS METER
(E) BEYOND
INTERIOR
FINISH FLOOR
1 2
2
3'-0"
MIN
CLEAR
4 1/2
12REMOVE
EXISTING FRONT
PORCH & ROOF
WEEP SCREED/ TYPICAL
(E)
ELECTRIC
METER
(N) STAIRS/
METAL STRUCTURE,
TREADS & RAILING
(N) TRELLIS
W/ KNEE BRACES
(N) BAY
WINDOW
@ ENTRY
(N) ADHERED
STONE VENEER
(E) STUCCO SIDING
TO REMAIN
(E) RETAINING WALL
+42"
GUARD
RAIL
±(E)
2
1/4" = 1'-0"3 PROPOSED NORTH ELEVATION
1/4" = 1'-0"2 PROPOSED WEST ELEVATION
1/4" = 1'-0"1 PROPOSED SOUTH ELEVATION
1/4" = 1'-0"4 PROPOSED EAST ELEVATION
VENTED FLOOR AREA 1084 SQ. FT.
REQUIRED FLOOR VENTILATION 1084 SQ.FT./ 150= 7.2
SQ.FT.
SPECIFIED FOUNDATION VENTILATION
7½"x14" FOUNDATION VENTS= 70 IN. SQ.
105 IN.SQ./ 144 SQ.FT./SQ.FT.= 0.73 SQ.FT. PER VENT
0.73 SQ.FT. x 70% EFFECTIVE AREA= 0.51 SQ.FT. PER VENT
16 VENTS x 0.51 SQ.FT.= 8.16 SQ.FT> 7.2 SQ.FT.
NOTE: SEE PROPOSED LOWER LEVEL FLOOR PLAN ON SHEET A6 FOR
LOCATIONS
SCALE 1/4" = 1'-0"
FOUNDATION VENTILATION CALCULATIONS