Item 3 - Staff Report and Attachment 7
PREPARED BY: SEAN MULLIN, AICP
Senior 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: 06/22/2022 ITEM NO: 3
DATE: June 17, 2022
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Construction of Exterior Alterations to an Existing
Contributing Single-Family Residence Located in the University-Edelen
Historic District on Property Zoned R-1D:LHP. Located at 327 University
Avenue. APN 529-04-060. Minor Development in a Historic District
Application HS-22-025. PROPERTY OWNER: Johan Back and Vibha Rao.
APPLICANT: Greenberg Design Gallery. PROJECT PLANNER: Sean Mullin.
RECOMMENDATION:
Consider a continued request for approval for construction of exterior alterations to an existing
contributing single-family residence located in the University-Edelen Historic District on
property zoned R-1D:LHP located at 327 University Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: 1990 per County Assessor’s Database; 1890s per Anne
Bloomfield Survey
2. Town of Los Gatos Preliminary Historic Status Code: “C”, Contributor to Town’s historic
feeling but has had some alterations
3. Does property have an LHP Overlay? Yes
4. Is structure in a historic district? Yes, University-Edelen Historic District
5. If yes, is it a contributor? Yes
6. Findings required? No
7. Considerations required? Yes
BACKGROUND:
On May 25, 2022, the Historic Preservation Committee considered the request and continued
the matter to June 22, 2022. The Committee recommended that the applicant address the
following:
PAGE 2 OF 3 SUBJECT: 327 University Avenue/HS-22-025 DATE: June 17, 2022
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DISCUSSION (continued):
• Revise the sliding doors on the side and rear of the residence to French doors;
• Provide a structural evaluation of the existing chimneys; and
• Provide written justification for removal of the chimneys.
DISCUSSION:
The applicant has revised the project in response to the Committee’s direction. The new doors
on the side elevation at the new dining room and the rear elevation at the family room would
now be French doors. Additionally, both chimneys are proposed to remain.
CONSIDERATIONS:
A. Considerations
Sec. 29.80.290. Standards for review.
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.
CONCLUSION:
The applicant requests approval for construction of exterior alterations to an existing
contributing single-family residence located in the University-Edelen Historic District. The
applicant has revised the project in response to the Committee’s recommendations provided at
the meeting of May 25, 2022. Should the Committee find merit in the request, the project
would be completed with a Building Permit and would not return to the Committee.
PAGE 3 OF 3 SUBJECT: 327 University Avenue/HS-22-025 DATE: June 17, 2022
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ATTACHMENTS:
Previously received with the May 25, 2022 Staff Report:
1. 1990 Los Gatos Earthquake Restoration Committee documents
2. 1990 Anne Bloomfield Survey
3. 2012 Historic Preservation Committee documents
4. Historic Preservation Committee Action Letter, dated April 28, 2022
5. Exterior Photos
6. Development Plans
Received with this Staff Report:
7. Revised Development Plans
This Page
Intentionally
Left Blank
PLAN NOTES:THIS PROJECT SHALL COMPLY WITH THE 2019CALIFORNIA GREEN BUILDING STANDARDSCODE (CGBSC) AND CURRENT EDITIONGREEN BUILDING NOTE:THIS PROJECT SHALL COMPLY WITH TITLE 24 AND 2019CALIFORNIA RESIDENTIAL CODE (CRC), CALIFORNIA MECHANICALCODE (CMC),CALIFORNIA PLUMBING CODE (CPC),CALIFORNIA ELECTRICAL CODE (CEC), AND CALIFORNIAENERGY CODE (CENC). [§ R106.1 .1 CRC]FIRE DEPARTMENT NOTES:HERS VERIFICATION IS REQUIRED. [R106.1.1]THIS PROJECT SHALL COMPLY WITH THE 2019CALIFORNIA FIRE CODE (CFC)CDD-0183Revised01-01-2020Page 1 of1Mandatory Requirements 2019 California Green Building Standard Code for Residential Building PermitsProject Address:Date:ITEM#CODE SECTIONREQUIREMENTS MEASURE SUMMARYPLANNING AND DESIGN1 4.106.2 Storm Water Drainage andRetention Prevention of Erosion and Runoff onSite2 4.106.3 Grading andPavingPrevention of Water from EnteringBuildingsWATER EFFICIENCY & CONSERVATION3 4.106.4Electric Vehicle (EV) charging station (New DwellingsOnly)Facilitate Future EV Charging Station4 4.303Indoor Water Use ReductionFixture SchedulesCA Plumbing Code5 4.304.1 Landscape areas all Residentialdevelopments MWELO Landscape BudgetRequiredMATERIAL CONSERVATION & RESOURCEEFFICIENCY6 4.406.1 Rodent ProofingSeal Plates with Mortar, Concrete or Other7 4.408Construction Waste Reduction, Disposal & RecyclingRecycle/Reuse 65% of nonhazardousDemolition Materials, Waste Management Plan8 4.410.1 Operation and MaintenanceManualOwner Manual for MeasuresUsedENVIRONMENTALQUALITY9 4.503.1 Fireplaces andWoodstovesGas Direct Vent, Wood EPA PhaseII10 4.504.1Covering of Duct Opening/Protection of EquipmentPlastic, Sheet-Metal, Tape or Other11 4.504.2 Finish Material PollutantControlAdhesives, Sealants, State VOC Limits12 4.504.2.4 Verification/Certification of ComplianceCity Form CDD-0179 Required at Final Inspection13 4.504.3 CarpetSystemsCarpet and Rug Institutes' Green Label, Scientific Certifications System Indoor AdvantageGold14 4.504.3.1 CarpetCushion15 4.504.4 Resilient FlooringSystems80% of Flooring VOC Limits16 4.504.5 Composite Wood ProductsFormaldehyde Limits Table4.504.517 4.505.2.1 CapillaryBreakUnder Slab Vapor Barrier, NoSand18 4.505.3 Moisture Content of Building Materials Building Materials 19% Max.19 4.506.1 Bathroom Exhaust Fans =50 % to Max 80 % Humidity Control20 4.507.2 Heating and Air-Conditioning System DesignACCA Manuals J (heat load), D (duct sizing)And S (equipmentsizing)Feature or Measure (for full details of code requirements, see the 2019 Cal Green Code) Yes/No & PlanReferencePLANNING AND DESIGNPlan sheet, Spec or Attach ReferenceSITE DEVELOPMENT (CGS 4.106)Stormwaterpollutioncontrol.Aplanhasbeendevelopedandwillbeimplementedtomanage stormwaterdrainageduringconstructionperCGC4.106.2&4.106.3.Grading and Paving. Construction plans to indicate how site grading and drainage systemwillmanage all water flows to keep water from entering buildings.Examples found at CGC 4.106.3. Alterations and additions areexcluded.Electric Vehicle Charging for New Construction. For one-and two-family dwellings, install electricvehiclechargingwiringandpanelspertherequirementsfoundinCGC4.106.4.ENERGY EFFICIENCYENERGYCODEEnergy Efficiency. Building meets or exceed the requirements of the California Building Energy EfficiencyStandards.WATER EFFICIENCY AND CONSERVATIONINDOOR WATER USE (CGC4.303)Water conserving plumbing fixtures. Plumbing fixtures (water closets and urinals) shall complywith thefollowing:1. The effective flush volume of all water closets shall not exceed 1.28 gal/flush (CGC 403.1.1).2.The effective flush volume of wall-mounted urinals shall not exceed 0.125 gal/flush. The effectiveflushvolumeforallotherurinalsshallnotexceed0.5gal/flush (CGC403.1.2).Water conserving plumbing fittings. Fittings (faucets and showerheads) have all requiredstandards listedonplansandareinaccordancetoCGC4.303.1.3andCGC403.1.4.OUTDOOR WATER USE (CGC 4.304)Scope. The provisions of Section 4.304 reference the mandatory Model WaterEfficiencyLandscape Ordinance (MWELO) contained within Chapter 2.7, Division 2, Title 23 per CGC 4.304.1.Outdoor water use in landscape areas equal to or greater than 500 square feet. Fornewresidential developments with aggregate landscape area equal to or greater than 500 square feet, shall comply with local water efficient landscape ordinance or the current MWELO per CGC 4.304.1.Outdoor water use in landscape areas of 2,500 square feet or less. Newresidentialdevelopmentwithaggregatelandscapeareaof2,500squarefeetorless mayconformtothe prescriptivecompliancemeasurescontainedinMWELO’sAppendixD.MATERIAL CONSERVATION AND RESOURCE EFFICIENCYENHANCED DURABILITY AND REDUCED MAINTENANCE (CGC 4.406)Rodent Proofing.Annular spaces around pipes, electric cables, conduits or other openings insole/bottom plates at exterior walls shall be rodent proofed by closing such openings with cement mortar, concrete masonry, or similar methods acceptable to the enforcing agency per CGC 4.406.1.CONSTRUCTION WASTE REDUCTION, DISPOSAL AND RECYCLING (CGC 4.408)Construction waste management. Recycle and/or salvage for reuse a minimum of 65% of thenonhazardous construction and demolition waste per CGC4.408.1BUILDING MAINTENANCE AND OPERATION (CGC 4.410)Operationandmaintenancemanual.Anoperationandmaintenancemanualwillbe providedtothebuildingoccupantorownerperCGC4.410.1.Recycling by occupants. Where five (5) or more multifamily dwelling units are constructed onasingle site, provide readily accessible collection areas that serve all buildings on the site for depositing, storage and collection of non-hazardous recyclables (including paper, corrugated cardboard, glass, plastics,organicwaste,andmetals)perCGC4.410.2.ENVIRONMENTAL QUALITY2019 Cal Green Residential MandatoryMeasuresNew residential buildings shall be designed to include the green building mandatory measures specified in this checklist. This checklist shall also be applied to additions or alterations of existing residential buildings where the addition or alteration increases the buildings conditioned area, volume, or size. The requirements shall apply only to the specific area of the addition oralteration.BUILDINGPERMIT#ADDRESS: Fireplaces.Any gas fireplaces shall be a direct-vent sealed-combustible type.Woodstoves.AnywoodstoveorpelletstoveshallcomplywithUSEPANewSource PerformanceStandardsemissionlimitsperCGC4.503.1.POLLUTANT CONTROL (CGC 4.504)Duct and mechanical systems protection. At the time of rough installation, during storage onthe construction site and until final startup of the heating, cooling and ventilating equipment, all duct andotherrelatedairdistributioncomponentsopeningsshallbecoveredwithtape, plastic,sheetmetals, or other methods acceptable to the enforcing agency to reduce the amount of water, dust or debris, whichmayenterthesystemperCGC4.504.1.Finish material pollutant control. Finish materials shall comply with Sections 4.504.2.1 through4.504.5.1.Adhesives, sealants and caulks. Adhesives, sealants and caulks used on the project shall meettherequirementsofthestandardslistedinCGC4.504.2.1.Paints andcoatings.Paints andcoatingsshallcomplywithVOClimits perCGC4.504.2.2.Aerosol paints andcoatings.Aerosolpaints andcoatingsshallmeettheProduct-weighted MIRlimitsforROCandotherrequirementsperCGC4.504.2.3.Verification.Documentationwill beprovided, atthe requestof the BuildingDivision,to verifycompliance with VOC finish materials per CGC4.504.2.4.Carpet systems.AllcarpetinstalledinthebuildinginteriorshallmeetthetestingandproductrequirementperCGC4.504.3.Carpetcushionandadhesivealsomustcomply.Resilient flooring systems. Where resilient flooring is installed, at least 80% of flooring mustcomplywithoneofthefollowing:the VOC-emissionlimitsdefinedinthe2012CHPScriteriaandlistedonits High Performance Products Database; products certified under UL Greenguard Gold program; certified under the Resilient Floor Covering Institute FloorScore program; or meet California DepartmentofPublicHealth2010 SpecificationsperCGC4.504.4.Composite wood products. Hardwood plywood, particleboard and medium densityfiberboardcompositewoodproductsusedontheinteriorandexteriorofthebuildingshallcomplywiththelow formaldehydeemissionstandardsperCGC4.504.5.Documentation.Verificationofcompliancewiththissectionshallbeprovidedattherequestof theenforcingagency.INTERIOR MOISTURE CONTROL (CGC 4.505)Concreteslabfoundations.Acapillarybreakshallbeinstalledifaslabongradefoundation systemisused.Theuseofa4”thickbaseof½”orlargercleanaggregateundera6milvaporretarderwithjoint lappednotlessthan6”willbeprovidedperCGC4.505.2andCRCR506.2.3.Moisture content of building materials. Building materials with visible signs of water damageshall not be installed. Wall and floor framing shall not be enclosed when the framing members exceed19%moisturecontent. Moisturecontentshallbecheckedpriortofinishmaterial beingapplied per CGC4.505.3.INDOOR AIR QUALITY AND EXHAUST (CGC 4.506)Bathroom exhaust fans. ENERGY STAR compliant exhaust fans shall be provided in everybathroom per CGC 4.506.1. Fans shall be ducted to the outside and must be controlled by a humidity control,unless functioningaspartofawholehouseventilationsystem.ENVIRONMENTAL COMFORT (CGC4.507)Heating and air conditioning. Heating and air-conditioning system shall be sized,designedand have their equipment selected using the following methods:1. HeatLoss/HeatGainvaluesinaccordancewithANSI/ACCA2ManualJ-2016or equivalent;2. DuctsystemsaresizedaccordingtoANSI/ACCA1,ManualD-2016orequivalent;3. SelectheatingandcoolingequipmentinaccordancewithANSI/ACCA3, ManualS-2014orequivalent.INSTALLER AND SPECIAL INSPECTOR QUALIFICATIONSHVAC INSTALLER QUALIFICATION (CGC 702)HVAC installer training.HVAC systeminstallersshallbetrainedandcertifiedintheproperinstallationofHVACsystemsandequipmentbyarecognizedtrainingorcertificationprogramper CGC 702.1.VERIFICATION (CGC 703)Compliance documentation.Uponrequest,verificationofcompliancewiththiscodemayincludeconstructiondocuments,plans,specifications,builderorinstallercertification,inspection reports,or othermethodsacceptabletothebuildingdepartmentwhichwillshowsubstantial conformance.Responsible Designer’s DeclarationStatement Contractor’s DeclarationStatementI hereby certify that this project has been designed to meet the requirements of the 2019 California Green Building Standards Code.I hereby certify, as the building or installer under permit listed herein, that this project will be constructed to meet the requirements of the 2019 California Green BuildingStandards Code.Name:Name:Signature:Signature:Date:Date:Company:Company:Address:Address:City/St/Zip:City/St/Zip:327 UNIVERSITY AVE. LOS GATOS CA. 95030SHT A1/BMPSHT A1/BMPSHT T24SHT A2/P1SHT A2/P1SHT A1SHT A1N/ASHT A1SHT A0/BMPSHT A0/BMPSEPARATED MANUALPROVIDEDN/ASHT M1SHT A1/BMPSHT M1/BMPSHT M1/BMPSHT M1/BMPSHT BMPSHT BMPSHT S1SHT S1N/ASHT S1SHT S1SHT M1SHT M1SHT M1N/AThe City of Soledad and CaliforniaGreen Building Standards Coderequire a minimum of 50% diversionof materials generated from(C&D)construction and demolitionprojects.10 Ryan RanchMonterey, CA93940 (888) 678-6798City Hall248 Main Street Soledad, CA 93960 (831) 223-5000This guide will help manage thescrap materials generated fromyour C&D project through recyclingand source separation. Following these guidelines can help you savemoney and comply with city/stateregulations. For more Info:w w w . b s c . c a . g o v / H o m e /CALGreen.aspx128 Sun St., Suite 101Salinas, CA 93901 (831) 775-3004www.salinasvalleyrecycles.orgCONSTRUCTIONAND DEMOLITION WASTE REDUCTIONANDRECYCLING GUIDEHauling Services?Hauling services are available through the local franchised hauler, Tri-Cities Disposal & Recycling.?General contractors, subs, or construction companies canself-haul by using their privately owned hauling equipment.A list of Bonafide Recyclers isavailable at the city’s building dept. orat www.greenhalosystems.com*ALL weight receipts (recycling &disposal) MUST be retained fromsubs, hauling companies, orBonafide Recyclers.*WHY DIVERTC&D MATERIALS?COMPLIANCE WITHC&D REQUIREMENTSDIVERSIONTIPSRe cy cl i n g co n se rv es r aw?The City of Soledad requires thatall C&D materials (100% of inertsand 50% of all other C&Dmaterials) be recycled((Chapter 13.05Soledad Municipal Code).To comply withthis requirement either:Develop a recyclingproject begins.plan before?materials and virgin resourcesby producing usable materialsTrack and record all weight?at a reduced cost to thereceipts; including trash, recycling,environment;Recycling conserves energy andmixed C&D, wood, salvagedmaterials, etc.?1. Fill out the Waste Reduction &Recycling Plan/Report (available atthe city’s building dept); ORwat er, and reduces theRecyclable materials change?production of greenhouseduring a project. Wood and steelmay appear first; largeof cardboard at the end.quantitiesemissions and other pollutants;2. Use on-line GreenHalo SystemsRpt: www.greenhalosystems.comRecycling conserves valuable?landfill space; C&D materialsAll mixed C&D and wastea C&Dto oneValleymake up 29% of all wastematerials generated duringgenerated in California.project must be deliveredof the following SalinasRecycling creates employment?Recycles locations:Johnson Canyon Landfill31400 Johnson Canyon RdGonzales, CA 93926Jolon Road Transfer Station52654 Jolon RdKing City, CA 93930and economic activity thathelps sustain local economies;Recycling saves money bya n d?r e d u c i n g d i s p o s a lC&D materials can be commingledor source separated. Reduced fees?transportation costs;Deconstructing (rathermay apply for source-separatedthan?Upon project completion, thematerials.Concrete,demolishing) in order to recycleor reuse items (i.e. cabinets orWaste Reduction & Recycling Plan/Report or GreenHalo Report andAsphalt, Cardboard,?windows) can help fulfillPlastics, Metal, Clean Wood & YardWaste, Masonry, and Drywall canbe recycled.See city building deptfor a list of Bonafide Recyclers.all applicable weight receipts mustcitywithdiversion requirements.be submitted to thedemonstrating compliancethe C&D recycling requirements.A1 PROPOSED SITE PLANA2 EXISTING FLOOR PLANSA4 DEMOLITION FLR. PLANSA5 PROPOSED FLOOR PLANA3 EXISTING ELEVATIONSA7 PROPOSED ELEVATIONSE1 ELECTRICAL PLANT24-T24.1 ENERGY CALC'S,S1 STRUCTURAL NOTESS2 STRUCTURAL DETAILSS3 FOUNDATION PLANS4 FLOOR FRAMING PLANS4 ROOF FRAMING PLANA0 COVER PAGE/C&DA0 CALGREEN M.M.BMP NOTES AND DETAILSP.O. BOX 783 - SALINAS,CA 93902FX. (831) 287 - 0121PH. (831) 794 - 2461ENRIQUE ECKHAUS GIL.eeckhaus@pacbell.neteeeckhaus@gmail.comCODES.SHEET.JOBDRAWNDATEE.ECKHAUS/F.BALDERAS/A.ALONSOREVISIONSINDEX PLANS.2022-017MARCH-03-22OWNER.PROJECT.327UNIVERSITY AVELOS GATOS,CA 95030APN529-04-0601The 2019CRC(Cal. Code Regs., Tit. 24)California administrative codePart 1California residential codePart 2.5California electrical codePart 3California mechanical codePart 4California plumbing codePart 5CWoRE Supplement effectiveAugust 17, 2019California energy codePart 6Vacant - formerly california elevatorSafety construction code(See cal. code regs., title 8)Part 7California historical building codePart 8*California fire codePart 9California existing building codePart 10*California green building standardsCode also referred as calgreenPart 11CWoRE Supplement effectiveAugust 17, 2019California referenced standards codePart 12A6 PROPOSED FLOOR PLANP1-P2 PLUMBING PLANM1-M2 MECHANICAL PLANJONAH BACK &VIBHA RAO844-349-4411 | Fax 925-269-2325904 Industrial AvePalo Alto, CA 94303PROJECT DATA:ZONING_________________________R-1D-LHPDESCRIPTION OF USE_____________RESIDENTIALOCCUPANCY_____________________R-3NUMBER OF STORIES_____________2TYPE OF CONSTRUCTION__________V-BSPRINKLER SYSTEMS_____________NO<E> RESIDENCE_________________2,329 SF.@ 1ST FLOOR___________________1,202 SF.TO BE REMODEL_________________826 SF.@ 2ND. FLOOR__________________1,127 SF.TO BE REMODEL________________860 SF.<E> PORCH_____________________83 SF.<E> STORAGE__________________120 SF.MAX HEGHT_____________________31'-7"LOT AREA _____________________6,077 SF.OPEN SPACE___________________2,200 SF.LOT COVERAGE__________________21.00 %SCOPE OF WORKPROPOSE.@ 1st. FLOOR.- <E> FAMILY ROOM, KITCHEN, <E> DEN,<E> DINING ROOM AND <E> POWDER ROOMTO BE RELOCATED.- <N> KITCHEN, <N> FAMILY ROOM, <N> OFFICE,<N> DINING, <N> BATHROOM LAYOUT.- <N> PLUMBING ANT KITCHEN AND BATHROOM.- <E> ATTIC CENTRAL HEATER TO REMAIN<N> CENTRAL HEATER HIGH EFFICANCY. @1st FLOOR BASEMENT- <E> WATER HEATER TO BE REPLACED.- <E> WINDOWS @ REAR, LEFT ND RIGHT SIDETO BE REPLACED BY NEW ONES DIFFERENT SIZES,FENESTRATION TO BE ALTERED PER ENERGY REPORT.- <E> FRENCH DOOR AT REAR TO BE REMOVED ANDREPLACED BY NEW SLIDING DOOR, NEW DOOR AT LEFTSIDE FOR KITCHEN SERVICE AND NEW SLIDING DOOR ATRIGHT SIDE FOR DINING ROOM ACCESS.- <E> FIREPLACE TO BE REMOVED.@ 2nd. FLOOR.- <E> MASTER BATHROOM TO BE REMODEL.- <E> SINGLE BEDROOM TO BE REMODELAND CONVERSION INTO NEW TV ROOM- <N> LAUNDRY ROOM.-<N> WALK IN CLOSETS AT <E> MASTER BEDROOM- <E> FIREPLACE TO BE REMOVED.- <N> THANKLESS WATER HEATER @ ATTIC.ATTACHMENT 7
A1 PROPOSED SITE PLANA2 EXISTING FLOOR PLANSA4 DEMOLITION FLR. PLANSA5 PROPOSED FLOOR PLANA3 EXISTING ELEVATIONSA7 PROPOSED ELEVATIONSE1 ELECTRICAL PLANT24-T24.1 ENERGY CALC'S,S1 STRUCTURAL NOTESS2 STRUCTURAL DETAILSS3 FOUNDATION PLANS4 FLOOR FRAMING PLANS4 ROOF FRAMING PLANA0 COVER PAGE/C&DA0 CALGREEN M.M.BMP NOTES AND DETAILSP.O. BOX 783 - SALINAS,CA 93902FX. (831) 287 - 0121PH. (831) 794 - 2461ENRIQUE ECKHAUS GIL.eeckhaus@pacbell.neteeeckhaus@gmail.comCODES.SHEET.JOBDRAWNDATEE.ECKHAUS/F.BALDERAS/A.ALONSOREVISIONSINDEX PLANS.2022-017MARCH-03-22OWNER.PROJECT.327UNIVERSITY AVELOS GATOS,CA 95030APN529-04-0601The 2019CRC(Cal. Code Regs., Tit. 24)California administrative codePart 1California residential codePart 2.5California electrical codePart 3California mechanical codePart 4California plumbing codePart 5CWoRE Supplement effectiveAugust 17, 2019California energy codePart 6Vacant - formerly california elevatorSafety construction code(See cal. code regs., title 8)Part 7California historical building codePart 8*California fire codePart 9California existing building codePart 10*California green building standardsCode also referred as calgreenPart 11CWoRE Supplement effectiveAugust 17, 2019California referenced standards codePart 12A6 PROPOSED FLOOR PLANP1-P2 PLUMBING PLANM1-M2 MECHANICAL PLANJONAH BACK &VIBHA RAO844-349-4411 | Fax 925-269-2325904 Industrial AvePalo Alto, CA 94303Construction Best Management Practices(BMPs)Construction projects are required to implement the stormwater best management practices (BMP) on this page, as they apply to your project, all year long.Non-Hazardous MaterialsBerm and cover stockpiles of sand, dirt or other construction material with tarps when rain is forecast or if not actively being used within 14days.Use (but don’t overuse) reclaimed water for dust control.Hazardous MaterialsLabel all hazardous materials and hazardous wastes (such as pesticides, paints, thinners, solvents, fuel, oil, and antifreeze) in accordance with city, county, state and federal regulations.Store hazardous materials and wastes in water tight containers, store in appropriate secondary containment, and cover them at the end of every work day or during wet weather or when rain isforecast.Follow manufacturer’s application instructions for hazardous materials and be careful not to use more than necessary. Do not apply chemicals outdoors when rain is forecast within 24hours.Arrange for appropriate disposal of all hazardous wastes.Waste ManagementCover waste disposal containers securely with tarps at the endof every work day and during wet weather.Check waste disposal containers frequently for leaks and tomake sure they are not overfilled. Never hose down a dumpster on the construction site.Clean or replace portable toilets, and inspect them frequently for leaks andspills.Dispose of all wastes and debris properly. Recycle materials and wastes that can be recycled (such as asphalt, concrete, aggregate base materials, wood, gyp board, pipe, etc.)Dispose of liquid residues from paints, thinners, solvents, glues, and cleaning fluids as hazardous waste.Construction Entrances and PerimeterEstablish and maintain effective perimeter controls and stabilize all construction entrances and exits to sufficiently control erosion and sediment discharges from site and tracking off site.Sweep or vacuum any street tracking immediately and secure sediment source to prevent further tracking. Never hose down streets to clean uptracking.Materials & WasteManagementEquipment Management & Spill ControlMaintenance and ParkingDesignate an area, fitted with appropriate BMPs, for vehicle and equipment parking andstorage.Perform major maintenance, repair jobs, and vehicle and equipment washing off site.If refueling or vehicle maintenance must be done onsite, work in a bermed area away from storm drains and over a drip pan or drop cloths big enough to collect fluids. Recycle or dispose of fluids as hazardous waste.If vehicle or equipment cleaning must be done onsite, clean with water only in a bermed area that will not allow rinse water to run into gutters, streets, storm drains, or surface waters.Do not clean vehicle or equipment onsite using soaps, solvents, degreasers, or steam cleaning equipment.Spill Prevention and ControlKeep spill cleanup materials (e.g., rags, absorbents and cat litter) available at the construction site at alltimes.Inspect vehicles and equipment frequently for and repair leaks promptly. Use drip pans to catch leaks until repairs aremade.Clean up spills or leaks immediately and dispose of cleanup materials properly.Do not hose down surfaces where fluids have spilled. Use dry cleanup methods (absorbent materials, cat litter, and/or rags).Sweep up spilled dry materials immediately. Donot try to wash them away with water, or bury them.Clean up spills on dirt areas by digging upand properly disposing of contaminated soil.Report significant spills immediately. You arerequired by law to report all significant releases of hazardous materials, including oil. To report a spill: 1) Dial 911 or your local emergency response number, 2) Call the Governor’s Office of Emergency Services Warning Center, (800) 852-7550 (24hours).EarthmovingSchedule grading and excavation work during dryweather.Stabilize all denuded areas, install and maintain temporary erosion controls (such as erosion control fabric or bonded fiber matrix) until vegetation is established.Remove existing vegetation only when absolutely necessary, and seed or plant vegetation for erosion control on slopes or where construction is notimmediately planned.Prevent sediment from migrating offsite and protect storm drain inlets, gutters, ditches, and drainage courses byinstalling and maintaining appropriate BMPs, such as fiber rolls, silt fences, sediment basins, gravel bags, berms, etc.Keep excavated soil on site and transfer it to dump trucks on site, not in the streets.Contaminated SoilsIf any of the following conditions are observed, test for contamination and contact the Regional Water Quality Control Board:- Unusual soil conditions, discoloration, orodor.- Abandoned underground tanks.- Abandoned wells- Buried barrels, debris, or trash.Discharges of groundwater or captured runoff from dewatering operations must be properly managed and disposed. When possible send dewatering discharge to landscaped area or sanitary sewer. If discharging to the sanitary sewer call your local wastewater treatment plant.Divert run-on water from offsite away from all disturbed areas.When dewatering, notify and obtain approval from the local municipality before discharging water to a street gutter or storm drain. Filtration or diversion through a basin, tank, or sediment trap may be required.In areas of known or suspected contamination, call your local agency to determine whether the ground water must be tested. Pumped groundwater may need to be collected and hauled off-site for treatment and proper disposal.DewateringAvoid paving and seal coating inwet weather or when rain is forecast, to prevent materials that have notcured from contacting stormwater runoff.Cover storm drain inlets and manholes when applying seal coat, tack coat, slurry seal, fog seal,etc.Collect and recycle or appropriately dispose of excess abrasive gravel orsand. Do NOT sweep or wash it intogutters.Do not use water to wash down fresh asphalt concrete pavement.Sawcutting & Asphalt/Concrete RemovalProtect nearby storm drain inlets when saw cutting. Use filter fabric, catch basin inlet filters, or gravel bags to keep slurry out of the storm drainsystem.Shovel, abosorb, or vacuum saw-cut slurry and dispose of all waste as soon as you are finished in one location orat the end of each work day (whichever is sooner!).If sawcut slurry enters a catch basin, clean it upimmediately.Store concrete, grout, and mortar away from storm drains or waterways, and on pallets under cover to protect them from rain, runoff, andwind.Wash out concrete equipment/trucks offsite or in a designated washout area, where the water will flow into a temporary waste pit, and in amanner that will prevent leaching into theunderlying soil or onto surrounding areas. Let concrete harden and dispose of as garbage.When washing exposed aggregate, prevent washwater from entering storm drains. Block any inlets and vacuum gutters, hose washwater onto dirt areas, or drain onto a bermed surface to bepumped and disposed ofproperly.Painting Cleanup and RemovalNever clean brushes or rinse paint containers into a street, gutter, storm drain, orstream.For water-based paints, paint out brushes to the extent possible, and rinse into a drain that goes to the sanitary sewer. Never pour paint down a storm drain.For oil-based paints, paint out brushes to the extent possible and clean with thinner or solvent in a proper container. Filter and reuse thinners and solvents. Dispose of excess liquids as hazardous waste.Paint chips and dust fromnon-hazardous dry stripping and sand blasting may be swept up or collected in plastic drop cloths and disposed of astrash.Chemical paint stripping residue andchips and dust from marine paints or paints containing lead, mercury, or tributyltin must be disposed of as hazardous waste. Lead based paint removal requires a state-certified contractor.Painting & PaintRemovalConcrete, Grout &Mortar ApplicationProtect stockpiled landscaping materials from wind and rain by storing them under tarps allyear-round.Stack bagged material on pallets and under cover.Discontinue application of any erodible landscape material within 2 days before a forecast rain event or during wet weather.LandscapingPaving/Asphalt WorkStorm drain polluters may be liable for fines of up to $10,000 per day!
A1 PROPOSED SITE PLANA2 EXISTING FLOOR PLANSA4 DEMOLITION FLR. PLANSA5 PROPOSED FLOOR PLANA3 EXISTING ELEVATIONSA7 PROPOSED ELEVATIONSE1 ELECTRICAL PLANT24-T24.1 ENERGY CALC'S,S1 STRUCTURAL NOTESS2 STRUCTURAL DETAILSS3 FOUNDATION PLANS4 FLOOR FRAMING PLANS4 ROOF FRAMING PLANA0 COVER PAGE/C&DA0 CALGREEN M.M.BMP NOTES AND DETAILSP.O. BOX 783 - SALINAS,CA 93902FX. (831) 287 - 0121PH. (831) 794 - 2461ENRIQUE ECKHAUS GIL.eeckhaus@pacbell.neteeeckhaus@gmail.comCODES.SHEET.JOBDRAWNDATEE.ECKHAUS/F.BALDERAS/A.ALONSOREVISIONSINDEX PLANS.2022-017MARCH-03-22OWNER.PROJECT.327UNIVERSITY AVELOS GATOS,CA 95030APN529-04-0601The 2019CRC(Cal. Code Regs., Tit. 24)California administrative codePart 1California residential codePart 2.5California electrical codePart 3California mechanical codePart 4California plumbing codePart 5CWoRE Supplement effectiveAugust 17, 2019California energy codePart 6Vacant - formerly california elevatorSafety construction code(See cal. code regs., title 8)Part 7California historical building codePart 8*California fire codePart 9California existing building codePart 10*California green building standardsCode also referred as calgreenPart 11CWoRE Supplement effectiveAugust 17, 2019California referenced standards codePart 12A6 PROPOSED FLOOR PLANP1-P2 PLUMBING PLANM1-M2 MECHANICAL PLANJONAH BACK &VIBHA RAO844-349-4411 | Fax 925-269-2325904 Industrial AvePalo Alto, CA 94303SCALE: 1/8" = 1'-0"111.95'PROPERTY LINE50.00'PROPERTY LINE111.5'PROPERTY LINE56.10'PROPERTY LINEW<E> PORCH83 SF.<E> STORAGE120 SF.16'-0"4'-0"44'-1"47'-4"11'-10"28'-1"12'-8"47'-8"42'-1"6'-0"16'-0"6'-0"2'-6"UNIVERSITY AVE<E> GAS METER.<E> WATER METER.WGE<E> 200 AMP. ELECT. PANELUFER GROUNDING-CONCRETEENCASED ELECTRODE, NEC-250-81 (C). REQ'D.LEGENDDENOTES ROOF DOWNSPOUTWITH CONCRETE SPLASHBLOCKDENOTES EXITING TURF OR NEWLANDSCAPING. LANDSCAPING TO BE ESTABLISHEDAND MAINTAINED PRIOR TO FINAL INSPECTION.SFLDENOTES FLOWLINECONCRETEDOWNSPOUT DETAIL (TYP.) # 1LANDSCAPINGDOWNSPOUTALL CONSTRUCTION WORK IN THE CITY RIGHT-OF-WAYWILL REQUIRE A SEPARATE ENCROACHMENT CONSTRUCTIONPERMIT.THE FEE IS IN ADDITION TO AND SEPARATE FROM ANYDEVELOPMENT FEES ASSESSED BY THE BUILDING PERMIT.ENCROACHMENT PERMITS MAY BE OBTAINED AT THESAME TIME AND RUN CONCURRENTLY WITH THE BUILDINGPERMIT.“REMOVE DIRT, DEBRIS AND WEEDS FROM PUBLIC SIDEWALK AREAS”FINISH GRADE AROUND THE ADDITION SHALL SLOPE AWAYFROM THE FOUNDATION A MINIMUM OF 6 INCHES OVER10 FEET. IMPERVIOUS SURFACES WITHIN 10 FEET OF THEBUILDING FOUNDATION SHALL BE SLOPED 2% MINIMUMAWAY FROM THE BUILDING. INCLUDE A NOTE ON THE SITEPLAN [§ R401.3 CRC]DRAINAGE SHALL NOT NEGATIVELYIMPACT ADJACENT PROPERTIES PROVIDEPOSITIVE DRAINAGE TOWARDS STREET (TYP)1. NATURAL FEATURES, INCLUDING VEGETATION, TERRAIN, WATERCOURSE AND SIMILAR RESOURCES SHALL BE PRESERVED, WHERE POSSIBLE. 2. DURING THE RAINY SEASON (OCTOBER 1 TO APRIL 30): • GRADING ACTIVITIES MUST BE SCHEDULED TO MINIMIZE BARE GRADED AREAS. • SUFFICIENT QUANTITIES OF EROSION CONTROL MATERIALS SHALL ALWAYS BE KEPT 3. ON SITE TO BE INSTALLED AS SOON AS POSSIBLE AND PRIOR TO LIKELY PRECIPITATION EVENTS. 4. EFFECTIVE SOIL COVER SHALL BE PROVIDED ON ALL FINISHED SLOPES, OPEN SPACE, UTILITY BACKFILL AND COMPLETED LOTS THAT ARE NOT SCHEDULED TO BE RE-DISTURBED FOR MINIMALLY 14 DAYS. 5. REMOVE DIRT, DEBRIS AND WEEDS FROM ALL STORM DRAIN INLETS AND PUBLIC STREETS AND SIDEWALK AREAS. 6. MINIMIZE SOIL COMPACTION FOR AREAS THAT WILL REMAIN PERVIOUS OR USED FOR LID MEASURES. 7. WHERE FEASIBLE, TOP SOIL SHALL BE STOCKPILED AND REAPPLIED UPON COMPLETION OF GRADING ON SLOPES OF LESS THAN TWENTY PERCENT. 8. WASTE MATERIAL DUMPSTER SHALL BE COVERED NIGHTLY AND PROTECTED FROM RAIN.9. ALL CONSTRUCTION MATERIALS THAT ARE NOT ACTIVELY BEING USED MUST BE RAISED AND COVERED. 10. CONTRACTOR SHALL FURNISH AND UTILIZE SUITABLE RECEPTACLES FOR WASTE AND RECYCLABLES FOR CONSTRUCTION PERSONNEL AND ENSURE THAT ALL GARBAGE IS REMOVED FROM THE SITE ON REGULAR BASIS AND AT THE END OF EACH CONSTRUCTION DAY. 11. PRIOR TO COMMENCEMENT OF ANY LAND DISTURBANCE, THE CONTRACTOR SHALL SCHEDULE AN INSPECTION WITH THE CITY OF TO ENSURE ALL NECESSARY SEDIMENT CONTROLS ARE IN PLACE AND IN COMPLIANCE WITH CALTRANS OR CASQA BMP FACT SHEETS. 12. DURING CONSTRUCTION, INSPECTIONS BY THE CITY OF WILL BE CONDUCTED 13. TO INSPECT DRAINAGE DEVICE INSTALLATION, REVIEW THE MAINTENANCE AND EFFECTIVENESS OF BMPS INSTALLED, AS WELL AS, TO VERIFY THAT POLLUTANTS OF CONCERN ARE NOT DISCHARGED FROM THE SITE. 14. PRIOR TO FINAL INSPECTION, THE CONTRACTOR SHALL SCHEDULE AN INSPECTION WITH THE CITY OF TO ENSURE THAT ALL DISTURBED AREAS HAVE BEEN STABILIZED AND THAT ALL TEMPORARY EROSION AND SEDIMENT CONTROL MEASURES THAT ARE NO LONGER NEEDED HAVE BEEN REMOVED. 15. CONTRACTOR SHALL SCHEDULE INSPECTIONS WITH THE CITY OF AT ALL STAGES OF CONSTRUCTION OF THE POST CONSTRUCTION (LID) FEATURES. PLAN NOTES:STORM DRAIN RETAIN EXISTING VEGETATION AS PRACTICABLE. SELECT DIVERSE SPECIES APPROPRIATE TO THE SITE. INCLUDE PLANTS THAT ARE PEST-AND/OR DISEASE-RESISTANT, DROUGHT-TOLERANT, AND/OR ATTRACT BENEFICIAL INSECTS. MINIMIZE USE OF PESTICIDES AND QUICK-RELEASE FERTILIZERS. USE EFFICIENT IRRIGATION SYSTEM; DESIGN TO MINIMIZE RUNOFF. LANDSCAPING PROVIDE A ROOFED AND ENCLOSED AREA FOR DUMPSTERS, RECYCLING CONTAINERS, ETC., DESIGNED TO PREVENT STORMWATER RUN-ON AND RUNOFF. CONNECT ANY DRAINS IN OR BENEATH DUMPSTERS, COMPACTORS, AND TALLOW BIN AREAS SERVING FOOD SERVICE FACILITIES TO THE SANITARY SEWER. VEHICLE/ EQUIPMENT CLEANING ROOFED, PAVE AND BERM WASH AREA TO PREVENT STORMWATER RUN-ON AND RUNOFF, PLUMB TO THE SANITARY SEWER, AND SIGN AS A DESIGNATED WASH AREA. COMMERCIAL CAR WASH FACILITIES SHALL DISCHARGE TO THE SANITARY SEWER. FUEL DISPENSING AREAS FUELING AREAS SHALL HAVE IMPERMEABLE SURFACE THAT IS A) MINIMALLY GRADED TO PREVENT PONDING AND B) SEPARATED FROM THE REST OF THE SITE BY A GRADE BREAK. CANOPY SHALL EXTEND AT LEAST 10 FT. IN EACH DIRECTION FROM EACH PUMP AND DRAIN AWAY FROM FUELING AREA. LOADING DOCKS COVER AND/OR GRADE TO MINIMIZE RUN-ON TO AND RUNOFF FROM THE LOADING AREA. POSITION DOWNSPOUTS TO DIRECT STORMWATER AWAY FROM THE LOADING AREA. DRAIN WATER FROM LOADING DOCK AREAS TO THE SANITARY SEWER. INSTALL DOOR SKIRTS BETWEEN THE TRAILERS AND THE BUILDING. MISCELLANEOUS DRAIN OR WASH WATER DRAIN CONDENSATE OF AIR CONDITIONING UNITS TO LANDSCAPING. LARGE AIR CONDITIONING UNITS MAY CONNECT TO THE SANITARY SEWER. ROOF DRAINS FROM EQUIPMENT DRAIN TO LANDSCAPED AREA WHERE PRACTICABLE. DRAIN BOILER DRAIN LINES, ROOF TOP EQUIPMENT, ALL WASH WATER TO SANITARY SEWER. SOURCE CONTROL NOTES:“REPAIR/REPLACE ALL CRACKED AND UPLIFTED CURB/GUTTER AND SIDEWALK ALONG PROPERTY STREET FRONTAGE TO CITY STANDARDS. CONTRACTOR IS TO OBTAIN AN ENCROACHMENT PERMIT FROM PERMIT CENTER ENGINEERING FOR ANY WORK WITHIN THE PUBLIC RIGHT OF WAY.” ALL CONSTRUCTION WORK IN THE CITY RIGHT-OF-WAY WILL REQUIRE A SEPARATE ENCROACHMENT CONSTRUCTION PERMIT. THE FEE IS IN ADDITION TO AND SEPARATE FROM ANY DEVELOPMENT FEES ASSESSED BY THE BUILDING PERMIT. ENCROACHMENT PERMITS MAY BE OBTAINED AT THE SAME TIME AND RUN CONCURRENTLY WITH THE BUILDING PERMIT. 2(ADU)G2(ADU)W2(ADU)ECONCRETE/STUCCOWASHOUT AREA.DUMPSTER LOCATIONLOADING MATERILAS AREA LOCATIONDUMPSTER ARE TEMPORARY FOR CONSTRUCTION PURPOSES AND WILL BEREMOVED UPON COMPLETING OF PROJECTWASTE MATERIAL DUMPSTER SHALL BECOVERED NIGHTLY AND PROTECTED FROM RAINALL CONSTRUCTION MATERIALS THAT ARE NOTACTIVELY BEING USED MUST BE RAISEDAND COVERED.PROTECTAT ALL INLETSACCESS ROADS SHALL BE CLEANED DAILY(IF NECESSARY) AND PRIOR TO ANY RAIN EVENT.5BMPFINISH GRADE AROUND THE ADDITION SHALLSLOPE AWAY FROM THE FOUNDATION A MIN.OF 6 INCHES OVER 10 FEET. IMPERVIOUSSURFACES WITHIN 10 FEET OF THE BUILDINGFOUNDATION SHALL BE SLOPED 2% MINIMUMAWAY FROM THE BUILDING. INCLUDE A NOTEON THE SITE PLAN [§ R401.3 CRC]DRAINAGE SHALL NOT NEGATIVELYIMPACT ADJACENT PROPERTIES PROVIDEPOSITIVE DRAINAGE TOWARDS STREET (TYP)<E> CLEAN OUTPORTA-POTTY ARE TEMPORARY FORCONSTRUCTION PURPOSES AND WILL BEREMOVED UPON COMPLETING OF PROJECTPORTA POTTY W/SECONDARY CONTAINMENTAREA LOCATION<E> LATERAL SEWER1BMP5BMPGE4BMP<E> RESIDENCE2,329 SF.@ 1st. FLOOR1,202 SF.TO BE REMODEL826 SF.@ 2nd. FLOOR1,127 SFTO BE REMODEL860 SF.<N> DRIVEWAYAPPROACHWASHOUTSIDEWALK
A1 PROPOSED SITE PLANA2 EXISTING FLOOR PLANSA4 DEMOLITION FLR. PLANSA5 PROPOSED FLOOR PLANA3 EXISTING ELEVATIONSA7 PROPOSED ELEVATIONSE1 ELECTRICAL PLANT24-T24.1 ENERGY CALC'S,S1 STRUCTURAL NOTESS2 STRUCTURAL DETAILSS3 FOUNDATION PLANS4 FLOOR FRAMING PLANS4 ROOF FRAMING PLANA0 COVER PAGE/C&DA0 CALGREEN M.M.BMP NOTES AND DETAILSP.O. BOX 783 - SALINAS,CA 93902FX. (831) 287 - 0121PH. (831) 794 - 2461ENRIQUE ECKHAUS GIL.eeckhaus@pacbell.neteeeckhaus@gmail.comCODES.SHEET.JOBDRAWNDATEE.ECKHAUS/F.BALDERAS/A.ALONSOREVISIONSINDEX PLANS.2022-017MARCH-03-22OWNER.PROJECT.327UNIVERSITY AVELOS GATOS,CA 95030APN529-04-0601The 2019CRC(Cal. Code Regs., Tit. 24)California administrative codePart 1California residential codePart 2.5California electrical codePart 3California mechanical codePart 4California plumbing codePart 5CWoRE Supplement effectiveAugust 17, 2019California energy codePart 6Vacant - formerly california elevatorSafety construction code(See cal. code regs., title 8)Part 7California historical building codePart 8*California fire codePart 9California existing building codePart 10*California green building standardsCode also referred as calgreenPart 11CWoRE Supplement effectiveAugust 17, 2019California referenced standards codePart 12A6 PROPOSED FLOOR PLANP1-P2 PLUMBING PLANM1-M2 MECHANICAL PLANJONAH BACK &VIBHA RAO844-349-4411 | Fax 925-269-2325904 Industrial AvePalo Alto, CA 94303R2'-0"/4'-0"4'-0"<N> SINGLE HUNG WINDOW<E> FRENCH. DR.5'-0"6'-8"<E> FRENCH. DR.5'-0"6'-8"2'-5"-5'-0"3'-0"<E> SINGLE HUNG WINDOW<E> BEDROOM<E> LIVING ROOM<E> KITCHEN<E> DINING ROOM<E> PORCH<E> MASTER BEDROOM<E> FAMILY ROOM<E> SOLID C. DR.3.0/6.8<E> SINGLE HUNG WINDOW2'-3"-3'-0"3'-0"2'-6"-4'-0"4'-0"<E> SINGLE HUNG WINDOW4'-0"-4'-0"4'-0"<E> SINGLE HUNG WINDOWFIRE PLACE<E> BALCONY<E> HOLLOW C. DR.2.8/6.8<E> HOLLOW C. DR.<E> HOLLOW C. DR.<E> HOLLOW C. DR.<E> HOLLOW C. DR.<E> HOLLOW C. DR.<E> HOLLOW C. DR.2.8/6.82.8/6.82.8/6.82.8/6.82.8/6.82.8/6.8<E> HOLLOW C. DR.<E> BEDROOM<E> BEDROOM<E> SLIDING WINDOW8'-0"-4'-0"4'-0"<E> SOLID C. DR.2.8/6.82.8/6.84'-0"10'-5"3'-0"5'-0"9'-8"28'-1"13'-3"12'-11"16'-1"1'-10"4'-0"44'-1"13'-3"19'-5"9'-5"6'-0"14'-3"13'-10"4'-0"11'-7"11'-7"2'-5"12'-9"26'-9"11'-0"2'-5"5'-2"5'-6"2'-1"6'-8"13'-8"46'-6"4'-0"14'-1"6'-7"7'-5"12'-0"5'-0"12'-10"8'-7"8'-1"SCALE:1/4" = 1'-0"EXISTING CONDITIONSSCALE:1/4" = 1'-0"EXISTING CONDITIONS<E> DEN<E> FAUAB<E> WH<E> SINGLE HUNG WINDOW2'-5"-5'-0"3'-0"2'-5"-5'-0"3'-0"2'-5"-5'-0"3'-0"<E> SINGLE HUNG WINDOW2'-5"-5'-0"3'-0"<E> FIX WINDOW5'-0"/5'-0"3'-0"<E> SINGLE HUNG WINDOW<E> SINGLE HUNG WINDOW2'-5"-5'-0"3'-0"2'-5"-5'-0"<E> SINGLE HUNG WINDOW2'-5"-5'-0"3'-0"2'-5"-5'-0"3'-0"<E> CASEMENT WINDOW9'-0"-3'-0"3'-0"3'-0"-2'-0"6'-0"<E> AWNING WINDOW5'-0"/5'-0"3'-0"<E>CASEMENT WINDOW2'-6"/5'-0"3'-0"<E> CASEMENT WINDOW2'-6"-4'-0"4'-0"<E> CASEMENT WINDOW<E> CASEMENT WINDOW9'-0"-4'-0"4'-0"<E> CASEMENT WINDOW9'-0"-4'-0"4'-0"3'-0"<E> FIRE PLACEFIREPLACEDUCTUP<E> ENTRYDWW/DWCLCL CLCLCL <E> LAYOUT 2nd. FLOOR PLAN<E> LAYOUT 2nd. FLOOR PLAN<E> LAYOUT 2nd. FLOOR PLAN <E> LAYOUT 2nd. FLOOR PLAN <E> LAYOUT 2nd. FLOOR PLAN <E> LAYOUT 2nd. FLOOR PLAN<E> LAYOUT 2nd. FLOOR PLAN <E> LAYOUT 2nd. FLOOR PLAN
A1 PROPOSED SITE PLANA2 EXISTING FLOOR PLANSA4 DEMOLITION FLR. PLANSA5 PROPOSED FLOOR PLANA3 EXISTING ELEVATIONSA7 PROPOSED ELEVATIONSE1 ELECTRICAL PLANT24-T24.1 ENERGY CALC'S,S1 STRUCTURAL NOTESS2 STRUCTURAL DETAILSS3 FOUNDATION PLANS4 FLOOR FRAMING PLANS4 ROOF FRAMING PLANA0 COVER PAGE/C&DA0 CALGREEN M.M.BMP NOTES AND DETAILSP.O. BOX 783 - SALINAS,CA 93902FX. (831) 287 - 0121PH. (831) 794 - 2461ENRIQUE ECKHAUS GIL.eeckhaus@pacbell.neteeeckhaus@gmail.comCODES.SHEET.JOBDRAWNDATEE.ECKHAUS/F.BALDERAS/A.ALONSOREVISIONSINDEX PLANS.2022-017MARCH-03-22OWNER.PROJECT.327UNIVERSITY AVELOS GATOS,CA 95030APN529-04-0601The 2019CRC(Cal. Code Regs., Tit. 24)California administrative codePart 1California residential codePart 2.5California electrical codePart 3California mechanical codePart 4California plumbing codePart 5CWoRE Supplement effectiveAugust 17, 2019California energy codePart 6Vacant - formerly california elevatorSafety construction code(See cal. code regs., title 8)Part 7California historical building codePart 8*California fire codePart 9California existing building codePart 10*California green building standardsCode also referred as calgreenPart 11CWoRE Supplement effectiveAugust 17, 2019California referenced standards codePart 12A6 PROPOSED FLOOR PLANP1-P2 PLUMBING PLANM1-M2 MECHANICAL PLANJONAH BACK &VIBHA RAO844-349-4411 | Fax 925-269-2325904 Industrial AvePalo Alto, CA 94303SCALE:1/4" = 1'-0"EXISTING CONDITIONSSCALE:1/4" = 1'-0"EXISTING CONDITIONSSCALE:1/4" = 1'-0"EXISTING CONDITIONSSCALE:1/4" = 1'-0"EXISTING CONDITIONS
ABCABCR<E> FRENCH. DR.5'-0"6'-8"<E> KITCHEN<E> FAMILY ROOM<E> SOLID C. DR.2.8/6.8<E> FRENCH. DR.5'-0"6'-8"<E> LIVING ROOM<E> PORCH<E> SOLID C. DR.3.0/6.813'-3"16'-1"1'-10"4'-0"44'-1"6'-0"14'-3"11'-7"SCALE:1/4" = 1'-0"DEMOLITIONELEC.PANEL13'-3"32'-8"9'-5"42'-1"10'-3"28'-1"9'-0"TO BE REMOVED<E> WALL TO BE REMOVED9'-8"7'-6"5'-5"10'-0"3'-0"12'-10"7'-0"5'-0"2'-11"4'-1"9'-9"<N> POCKET DR.2.8/6.8112.12.133444.24.2A1 PROPOSED SITE PLANA2 EXISTING FLOOR PLANSA4 DEMOLITION FLR. PLANSA5 PROPOSED FLOOR PLANA3 EXISTING ELEVATIONSA7 PROPOSED ELEVATIONSE1 ELECTRICAL PLANT24-T24.1 ENERGY CALC'S,S1 STRUCTURAL NOTESS2 STRUCTURAL DETAILSS3 FOUNDATION PLANS4 FLOOR FRAMING PLANS4 ROOF FRAMING PLANA0 COVER PAGE/C&DA0 CALGREEN M.M.BMP NOTES AND DETAILSP.O. BOX 783 - SALINAS,CA 93902FX. (831) 287 - 0121PH. (831) 794 - 2461ENRIQUE ECKHAUS GIL.eeckhaus@pacbell.neteeeckhaus@gmail.comCODES.SHEET.JOBDRAWNDATEE.ECKHAUS/F.BALDERAS/A.ALONSOREVISIONSINDEX PLANS.2022-017MARCH-03-22OWNER.PROJECT.327UNIVERSITY AVELOS GATOS,CA 95030APN529-04-0601The 2019CRC(Cal. Code Regs., Tit. 24)California administrative codePart 1California residential codePart 2.5California electrical codePart 3California mechanical codePart 4California plumbing codePart 5CWoRE Supplement effectiveAugust 17, 2019California energy codePart 6Vacant - formerly california elevatorSafety construction code(See cal. code regs., title 8)Part 7California historical building codePart 8*California fire codePart 9California existing building codePart 10*California green building standardsCode also referred as calgreenPart 11CWoRE Supplement effectiveAugust 17, 2019California referenced standards codePart 12A6 PROPOSED FLOOR PLANP1-P2 PLUMBING PLANM1-M2 MECHANICAL PLANJONAH BACK &VIBHA RAO844-349-4411 | Fax 925-269-2325904 Industrial AvePalo Alto, CA 94303“CONTROL VALVES AND SHOWERHEADS SHALL BE LOCATED ON THE SIDEWALL OF SHOWER COMPARTMENTS OR OTHERWISE ARRANGED SO THAT THE SHOWERHEAD DOES NOT DISCHARGE DIRECTLY AT THE ENTRANCE TO THE COMPARTMENT SO THAT THE BATHER CAN ADJUST THE VALVES PRIOR TO STEPPING INTO THE SHOWER SPRAY.” [CPC 408.9]<E> FAUAB<E> DINING ROOM<E> DEN<E> BEDROOM<E> MASTER BEDROOMFIRE PLACE<E> BALCONY<E> HOLLOW C. DR.2.8/6.8<E> HOLLOW C. DR.<E> HOLLOW C. DR.2.8/6.82.8/6.8<E> BEDROOM<E> BEDROOM4'-0"11'-7"2'-5"12'-9"26'-9"11'-0"2'-5"5'-2"5'-6"2'-1"6'-8"13'-8"46'-6"4'-0"14'-1"6'-7"7'-5"12'-0"5'-0"12'-10"8'-7"8'-1"SCALE:1/4" = 1'-0"DEMOLITION5'-0"7'-5"2.8/6.8<E> HOLLOW C. DR.1122334.24.2ABCABC<E> HVAC CENTRAL HEATER @ NON-CONDITIONED 100,000 BTU/HR<E> 50 GAL. GAS-WATER HEATER 50,000 BTU/HR @ GARAGEAB<E> 22" X 30" ATTIC ACCESSCCD<E> FAU@ ATTICCEXISTING WALLLEGEND :EXISTING WALLTO BE DEMOLISH0.0/0.0DENOTES DOOR SIZE OPENINGS2'-5"-5'-0"3'-0"DENOTES WINDOW SIZE OPENINGSFIRE PLACE8'-2"<E> WH2'-5"-5'-0"3'-0"<E> SINGLE HUNG WINDOW<E> SINGLE HUNG WINDOW2'-5"-5'-0"3'-0"2'-5"-5'-0"3'-0"2'-5"-5'-0"3'-0"<E> SINGLE HUNG WINDOW2'-5"-5'-0"3'-0"<E> FIX WINDOW5'-0"/5'-0"3'-0"<E> SINGLE HUNG WINDOW<E> SINGLE HUNG WINDOW2'-5"-5'-0"3'-0"2'-5"-5'-0"<E> SINGLE HUNG WINDOW2'-5"-5'-0"3'-0"2'-5"-5'-0"3'-0"3'-0"<E> SINGLE HUNG WINDOW2'-3"-3'-0"3'-0"2'-6"-4'-0"4'-0"<E> SINGLE HUNG WINDOW4'-0"-4'-0"4'-0"<E> SINGLE HUNG WINDOW<E> CASEMENT WINDOW8'-0"-4'-0"4'-0"<E> CASEMENT WINDOW9'-0"-3'-0"3'-0"3'-0"-2'-0"6'-0"<E> AWNING WINDOW5'-0"/5'-0"3'-0"<E>CASEMENT WINDOW2'-6"/5'-0"3'-0"<E> CASEMENT WINDOW2'-6"-4'-0"4'-0"<E> CASEMENT WINDOW<E> CASEMENT WINDOW9'-0"-4'-0"4'-0"<E> CASEMENT WINDOW9'-0"-4'-0"4'-0"2'-0"/4'-0"4'-0"<N> SINGLE HUNG WINDOW<E> INSERTFIRE PLACEFIREPLACEDUCT <E> LAYOUT 2nd. FLOOR PLANUP<E> ENTRY<E> LAYOUT 2nd. FLOOR PLAN <E> LAYOUT 2nd. FLOOR PLAN <E> LAYOUT 2nd. FLOOR PLAN <E> LAYOUT 2nd. FLOOR PLANDWWCLCL CLCLCL
4'-0"/3'-0"5'-0"<N> SINGLE HUNG WINDOW<N> KITCHEN<N> DINING ROOM<N> FAMILY ROOMTV SET.<N> FRENCH DR.6'-0"6'-8"<N> FIX WINDOW2'-5"/6'-8"1'-4"<N> FIX WINDOW2'-5"/6'-8"1'-4"10'-2"15'-11"<E> FRENCH. DR.5'-0"6'-8"<E> LIVING ROOM<E> PORCH<E> SOLID C. DR.3.0/6.82'-5"-5'-0"3'-0"<E> SINGLE HUNG WINDOW2'-5"-5'-0"3'-0"<E> FIX WINDOW5'-0"/5'-0"3'-0"<E> SINGLE HUNG WINDOW<E> SINGLE HUNG WINDOW2'-5"-5'-0"3'-0"2'-5"-5'-0"3'-0"<E> SINGLE HUNG WINDOW2'-5"-5'-0"3'-0"2'-5"-5'-0"3'-0"<E> SINGLE HUNG WINDOW2'-5"-5'-0"3'-0"13'-3"16'-1"1'-10"4'-0"44'-1"6'-0"14'-3"11'-7"SCALE:1/4" = 1'-0"P R O P O S E D #5 02-22-22*NEW PANTRY13'-3"30'-2"11'-11"42'-1"10'-5"28'-1"<N> OFFICE<N> SINGLE HUNG WINDOW2'-5"-3'-0"5'-0"17'-8"<N> HOLLOW C. DR.2.8/6.87'-6"5'-5"10'-0"3'-0"10'-9"7'-0"5'-0"2'-11"16'-2"4'-1"9'-9"16'-11"11'-6"7'-2"3'-6"9'-0"R5'-3"3'-6"2'-0"<N> BARN DOOR2.8/6.85.0/6.8<N> POCKET DR.2.8/6.8<N> POCKET DR.2.8/6.8CL6'-4"10'-5"DWA1 PROPOSED SITE PLANA2 EXISTING FLOOR PLANSA4 DEMOLITION FLR. PLANSA5 PROPOSED FLOOR PLANA3 EXISTING ELEVATIONSA7 PROPOSED ELEVATIONSE1 ELECTRICAL PLANT24-T24.1 ENERGY CALC'S,S1 STRUCTURAL NOTESS2 STRUCTURAL DETAILSS3 FOUNDATION PLANS4 FLOOR FRAMING PLANS4 ROOF FRAMING PLANA0 COVER PAGE/C&DA0 CALGREEN M.M.BMP NOTES AND DETAILSP.O. BOX 783 - SALINAS,CA 93902FX. (831) 287 - 0121PH. (831) 794 - 2461ENRIQUE ECKHAUS GIL.eeckhaus@pacbell.neteeeckhaus@gmail.comCODES.SHEET.JOBDRAWNDATEE.ECKHAUS/F.BALDERAS/A.ALONSOREVISIONSINDEX PLANS.2022-017MARCH-03-22OWNER.PROJECT.327UNIVERSITY AVELOS GATOS,CA 95030APN529-04-0601The 2019CRC(Cal. Code Regs., Tit. 24)California administrative codePart 1California residential codePart 2.5California electrical codePart 3California mechanical codePart 4California plumbing codePart 5CWoRE Supplement effectiveAugust 17, 2019California energy codePart 6Vacant - formerly california elevatorSafety construction code(See cal. code regs., title 8)Part 7California historical building codePart 8*California fire codePart 9California existing building codePart 10*California green building standardsCode also referred as calgreenPart 11CWoRE Supplement effectiveAugust 17, 2019California referenced standards codePart 12A6 PROPOSED FLOOR PLANP1-P2 PLUMBING PLANM1-M2 MECHANICAL PLANJONAH BACK &VIBHA RAO844-349-4411 | Fax 925-269-2325904 Industrial AvePalo Alto, CA 94303DUAL CARB/ SMOKE ALARMS. SMOKE ALARMS: DWELLINGS ARE TO BE EQUIPPED WITH SMOKE ALARMS INSTALLED IN THE FOLLOWING LOCATIONS: [CRC §314] IN EACH EXISTING SLEEPING ROOM. OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS. ON EACH STORY INCLUDING BASEMENTS AND HABITABLE ATTICS AND NOT INCLUDING CRAWL SPACES AND UNINHABITABLE ATTICS. INSTALLED NOT LESS THAN 3 FEET HORIZONTALLY FROM THE DOOR OR OPENING OF A BATHROOM THAT CONTAINS A BATHTUB OR SHOWER UNLESS THIS WOULD PREVENT PLACEMENT OF A SMOKE ALARM REQUIRED BY CRC §R314.3. CARBON MONOXIDE ALARMS: DWELLINGS THAT HAVE ATTACHED GARAGES WITH AN OPENING THAT COMMUNICATES WITH THE DWELLING UNIT, OR FUEL BURNING APPLIANCES, OR FIRE PLACE ARE TO BE EQUIPPED WITH CARBON MONOXIDE ALARMS INSTALLED IN THE FOLLOWING LOCATIONS: [CRC §315.3] OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS. ON EVERY OCCUPIABLE LEVEL OF A DWELLING UNIT INCLUDING BASEMENTS. WHERE A FUEL-BURNING APPLIANCE IS LOCATED WITHIN A BEDROOM OR ITS ATTACHED BATHROOM. A CARBON MONOXIDE ALARM SHALL BE INSTALLED WITHIN THE BEDROOM. ALARM INTERCONNECTION AND POWER: SMOKE AND CARBON MONOXIDE ALARMS ARE REQUIRED TO BE INTERCONNECTED SUCH THAT ACTIVATION OF ONE ALARM WILL ACTIVATE ALL OF THE ALARMS AND SHALL RECEIVE THEIR PRIMARY POWER FROM THE BUILDING WIRING. EXCEPTION: WHERE REPAIRS OR ALTERATIONS TO EXISTING BUILDINGS DO NOT RESULT IN THE REMOVAL OF WALL AND CEILING FINISHES AND THERE IS NO ACCESS BY MEANS OF ATTIC, BASEMENT OR CRAWL SPACE. [CRC §314 AND §315] WINDOWS. GLAZING AND WET SURFACES: SAFETY GLAZING SHALL BE PROVIDED IN WALLS OR ENCLOSURES CONTAINING BATHTUBS OR SHOWERS, OR FACING TUBS WHERE THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60 INCHES MEASURED VERTICALLY ABOVE ANY STANDING OR WALKING SURFACE. EXCEPTION: GLAZING THAT IS MORE THAN 60 INCHES MEASURED HORIZONTALLY AND IN A STRAIGHT LINE, FROM THE WATER’S EDGE OF A BATHTUB, HOT TUB, SPA OR WHIRLPOOL. [CRC §R308.4.5] CODE COMPLIANCE CHECKLIST - BATHROOMS AND LAUNDRY PAGE 3 OF 3 WINDOW MODIFICATIONS: REPLACEMENT AND NEW WINDOWS SHALL HAVE A U-FACTOR EQUAL TO 0.32 OR LOWER. EXCEPTIONS: REPLACEMENT SKYLIGHTS, OR NEW SKYLIGHTS UP TO 16 SQUARE FEET, MAY HAVE A U-FACTOR OF 0.55. WHEN 75 SQUARE FEET OR LESS OF FENESTRATION IS REPLACED WINDOWS MAY HAVE A U-FACTOR OF 0.40. [CENC §150.2(B)] FOR WINDOW MODIFICATIONS IN HILLSIDE FIRE ZONES 2 AND 3, REFER TO WINDOW AND DOOR CODE COMPLIANCE CHECKLIST. BATHROOM. WATER CLOSET SETTING: WATER CLOSET SHALL BE SET NO CLOSER THAN 15 INCHES FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION NOR CLOSER THAN 30 INCHES CENTER TO CENTER TO ANY OTHER PLUMBING FIXTURE. [CPC §402.5] WATER CLOSET CLEARANCE: THE MINIMUM CLEAR SPACE IN FRONT OF THE WATER CLOSET SHALL BE NOT LESS THAN 24 INCHES. [CPC §402.5] SHOWER SIZE: SHOWER COMPARTMENT SHALL HAVE A MINIMUM FINISHED INTERIOR OF 1,024 SQUARE INCHES AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30 INCH DIAMETER CIRCLE. THE MINIMUM REQUIRED AREA AND DIMENSIONS SHALL BE MEASURED AT A HEIGHT EQUAL TO THE TOP OF THRESHOLD. THE AREA AND DIMENSIONS SHALL BE MAINTAINED TO A POINT OF NOT LESS THAN 70 INCHES ABOVE THE SHOWER DRAIN OUTLET WITH NO PROTRUSIONS OTHER THAN THE FIXTURE VALVE OR VALVES, SHOWERHEAD, SOAP DISHES, SHELVES AND SAFETY GRAB BARS OR RAILS. [CPC §408.6] SHOWER DOORS: SHOWER DOORS SHALL OPEN OUTWARD SO AS TO MAINTAIN A 22 INCH UNOBSTRUCTED OPENING WIDTH. [CPC §408.5] BACKING BOARD MATERIALS: SHOWER AND TUB/SHOWER WALLS SHALL BE PROVIDED WITH A MOISTURE RESISTANT UNDERLAYMENT (E.G., FIBER-CEMENT BACKER BOARD, FIBER-REINFORCED GYPSUM PANEL, GLASS MAT GYPSUM BACKING PANEL, OR FIBER MAT REINFORCED CEMENTITIOUS BACKER UNITS) TO A MINIMUM HEIGHT OF 72 INCHES ABOVE THE FLOOR. [CRC SEC.R307.2, R702.4]. WATER CONSERVING PLUMBING FIXTURES: MAXIMUM FLOW RATE FOR WATER CLOSETS IS 1.28 GALLONS PER FLUSH. [CGBSC 4.303.1.1] MAXIMUM FLOW RATE FOR SHOWERHEADS IS 1.8 GALLONS PER MINUTE. FOR MULTIPLE SHOWERHEADS SERVING ONE SHOWER, THE COMBINED FLOW RATE OF ALL SHOWERHEADS AND/ OR OTHER SHOWER OUTLETS CONTROLLED BY A SINGLE VALVE SHALL NOT EXCEED 1.8 GALLONS PER MINUTE AT 80 POUNDS PER SQUARE INCH, OR THE SHOWER SHALL BE DESIGNED TO ALLOW ONLY ONE SHOWER OUTLET TO BE IN OPERATION AT A TIME. A HANDHELD SHOWER IS CONSIDERED A SHOWERHEAD. [CGBSC 4.303.1.3] • FLOW RATE FOR LAVATORY FAUCETS IS 1.2 GALLONS PER MINUTE MAXIMUM AND 0.8 GALLONS PER MINUTE MINIMUM. [CGBSC 4.303.1.4.1] • PRIOR TO FINAL INSPECTION ALL NON-COMPLIANT PLUMBING FIXTURES SHALL BE UPGRADED WITH WATER-CONSERVING FIXTURES AS REQUIRED BY CIVIL CODE §1101.1. A COMPLETED AND SIGNED CERTIFICATE OF COMPLIANCE SHALL BE PROVIDED TO THE BUILDING INSPECTOR. ELECTRICAL. REQUIREMENTS: AT LEAST ONE 120-VOLT, 20-AMP CIRCUIT SHALL BE PROVIDED FOR BATHROOM RECEPTACLE OUTLETS OR PROVIDE A DEDICATED 20-AMP CIRCUIT FOR EACH INDIVIDUAL BATHROOM BEING ALTERED. BATHROOM LIGHTING SHALL NOT BE ON AN OUTLET CIRCUIT. [CEC §210.11(C)3] • AT LEAST ONE 20-AMP CIRCUIT SHALL BE PROVIDED FOR LAUNDRY APPLIANCES. LAUNDRY LIGHTING SHALL NOT BE ON AN OUTLET CIRCUIT. [CEC §210.11(C)2] • AT LEAST ONE RECEPTACLE OUTLET SHALL BE PROVIDED WITHIN 3 FEET OF THE OUTSIDE EDGE OF EACH BASIN. THE RECEPTACLE OUTLET SHALL BE LOCATED ON A WALL THAT IS ADJACENT TO THE BASIN, OR ON THE SIDE OR FACE OF THE BASIN CABINET NOT MORE THAN 12 INCHES BELOW THE COUNTER TOP. [CEC §210.52(D)] • ALL RECEPTACLE OUTLETS IN THE REMODELED BATHROOM(S) AND IN LAUNDRY AREA SHALL BE GFCI PROTECTED. GROUND FAULT CIRCUIT INTERRUPTERS SHALL BE LOCATED IN A READILY ACCESSIBLE LOCATION. [CEC §210.8(A)] • RECEPTACLES ARE INSTALLED WITHIN 6 FEET OF THE OUTSIDE EDGE OF A SINK, BATHTUB OR SHOWER STALL SHALL BE GFCI PROTECTED. [CEC §210.8(A)] • ALL ADDED/REPLACED RECEPTACLES SHALL BE LISTED TAMPER-RESISTANT [CEC §406.12] LIGHTING REQUIREMENTS: ALL INSTALLED LUMINARIES SHALL BE HIGH EFFICACY. [CENC §150.0(K)1A AND TABLE 150.0-A] • IN BATHROOMS AND LAUNDRY ROOMS, AT LEAST ONE LUMINAIRE IN EACH OF THESE SPACES SHALL BE CONTROLLED BY A VACANCY SENSOR. [CENC §150.0 (K)2J] • LUMINARIES RECESSED INTO INSULATED CEILINGS: (A) SHALL BE LISTED FOR ZERO CLEARANCE INSULATION COVER (IC RATED); (B) SHALL INCLUDE A LABEL CERTIFYING AIR TIGHT (AT) WITH AIR LEAKAGE LESS THAN 2.0 CFM AT 75 PASCALS; (C) SHALL BE SEALED WITH A GASKET OR CAULK BETWEEN THE LUMINARY HOUSING AND CEILING; (D) IF RECESSED LIGHTS ARE EQUIPPED WITH BALLASTS, SHALL ALLOW BALLAST MAINTENANCE AND REPLACEMENT WITHOUT REQUIRING CUTTING OF HOLES IN THE CEILING; AND (E) SHALL NOT CONTAIN SCREW BASE SOCKETS. [CEES SEC.150(K)12]. • ALL LUMINARIES INSTALLED IN DAMP LOCATIONS SHALL BE MARKED “SUITABLE FOR WET LOCATIONS” OR “SUITABLE FOR DAMP LOCATIONS”. [CEC §410.10 (D)] VENTILATION REQUIREMENTS: EACH BATHROOM CONTAINING A BATHTUB, SHOWER OR TUB/SHOWER COMBINATION SHALL BE MECHANICALLY VENTILATED AND SHALL COMPLY WITH THE FOLLOWING: [CRC §R303.3, CMC §402.5 AND CGBSC §4.506.1] • FANS SHALL BE ENERGY STAR COMPLIANT AND DUCTED TO TERMINATE OUTSIDE THE BUILDING. • BATHROOM EXHAUST FAN(S) MUST BE CONTROLLED BY A HUMIDISTAT WHICH SHALL BE READILY ACCESSIBLE. • A HUMIDITY CONTROL MAY BE A SEPARATE COMPONENT TO THE EXHAUST FAN AND IS NOT REQUIRED TO BE INTEGRAL (I.E., BUILT IN). EXHAUST FANS SHALL BE SWITCHED SEPARATELY FROM LIGHTING SYSTEM. [CENC §150.0(K)2B] TOILET ROOMS, WHICH ARE NOT EQUIPPED WITH A WINDOW THAT PROVIDES A VENTILATION OPENING OF AT LEAST 1.5 SQUARE FEET, SHALL BE PROVIDED WITH MECHANICAL VENTILATION WITH AN EXHAUST CAPACITY OF AT LEAST 50 CUBIC FEET PER MINUTE. [CRC §R303.3] TERMINATION OF ALL ENVIRONMENTAL AIR DUCTS (E.G., BATH FAN, DRYER VENT, ETC.) SHALL BE AT LEAST 3 FEET FROM A PROPERTY LINE AND FROM OPENINGS INTO THE BUILDING, AND 10 FEET FROM A FORCED AIR INLET. [CMC §502.2.1] LAUNDRY DRYER MOISTURE EXHAUST: MOISTURE EXHAUST DUCT SHALL TERMINATE TO THE OUTSIDE AND SHALL BE EQUIPPED WITH A BACKDRAFT DAMPER. EXHAUST DUCT LENGTH IS LIMITED TO A COMBINED HORIZONTAL AND VERTICAL LENGTH OF 14 FEET WITH 2 ELBOWS. TWO FEET SHALL BE DEDUCTED FOR EACH 90 DEGREE ELBOW IN EXCESS OF TWO. [CMC §504.4.2.1 AND §504.1.1] LAUNDRY MAKEUP AIR: A MINIMUM OPENING OF 100 SQUARE INCHES FOR MAKEUP AIR SHALL BE PROVIDED IN THE LAUNDRY CLOSET DOOR OR BY OTHER APPROVED MEANS. [CMC §504.4.1] BUILDING ENVELOPE MODIFICATIONS: EXTERIOR WALL, FLOOR AND ROOF FRAMING SPACES OPENED UP DURING THE COURSE OF REMODEL SHALL BE INSULATED. R-13 (2X4 WALL), R-19 (2X6 WALL), R-19 (FLOOR), R-30 (ATTIC ROOF), AND R-19 (CATHEDRAL CEILING) INSULATION. [CENC §150.0 (A)(C)(D)] PLAN NOTES.RESIDENTIAL KITCHEN REQUIREMENTS ELECTRICAL ALL KITCHEN COUNTERTOP OUTLETS SHALL BE GFCI PROTECTED. [CEC 210.8(A)(6)] WHEN ADDING OR REPLACING 6’ OR MORE OF A 120-VOLT, SINGLE PHASE 15 OR 20 AMPERE CIRCUIT SUPPLYING OUTLETS OR DEVICES INSTALLED IN DWELLING UNIT KITCHENS THE CIRCUITS SHALL BE PROTECTED BY AN ARC-FAULT CIRCUIT INTERRUPTER LOCATED IN A READILY ACCESSIBLE LOCATION.[CEC 210.12(D)][CEC 210.12(A)] ALL 15 & 20 AMPERE 125 & 250-VOLT NON- LOCKING TYPE RECEPTACLE OUTLETS SHALL BE LISTED AS TAMPER RESISTANT.[CEC 406.12] 12” OR WIDER COUNTERTOPS REQUIRE AN OUTLET. [CEC 210.52(C)(1)] OUTLETS ARE REQUIRED WITHIN 24” OF ANY LOCATION ALONG THE COUNTERTOP. [CEC 210.52(C)(1)] KITCHEN OUTLETS POSITIONED A MAXIMUM 20” ABOVE COUNTERTOP. [CEC 210.52(C)(5)] APPLIANCE OUTLETS ARE NOT COUNTED AS REQUIRED COUNTERTOP OUTLETS. [CEC 210.52(C)(5)] APPLIANCES AND SINKS BREAK UP THE COUNTERTOP RUN, REQUIREMENT EACH SIDE TO COMPLY INDIVIDUALLY. [CEC 210.52(C)(4)] THE ELECTRICAL OUTLET REQUIREMENTS INCLUDE ISLANDS, PENINSULAS, KITCHEN DESKTOPS, WET BARS, AND SERVING BARS. A LARGE WINDOW ACROSS THE BACK OF A SINK OR LACK OF A BACKSPLASH DOES NOT EXEMPT THE COUNTERTOP FROM THE OUTLET REQUIREMENTS. THESE OUTLETS MAY BE IN A DROP FRONT CABINET FACE, UNDER CABINET PLUG STRIP, POP UP OR TOMBSTONE-TYPE RECEPTACLE. [CEC 210.52(C)(2),(3),(4)] TWO SMALL APPLIANCE OUTLET CIRCUITS, 20 AMPS EACH, ARE REQUIRED FOR KITCHENS. CIRCUITS SHALL BE BALANCED AND HAVE NO OTHER OUTLETS. [CEC 210.52(B)(1),(2)] INDIVIDUAL DEDICATED CIRCUITS ARE REQUIRED FOR ALL MAJOR APPLIANCES, THE RATING OF AN INDIVIDUAL BRANCH CIRCUIT SHALL NOT BE LESS THAN THE MARKED RATING OF THE APPLIANCE OR THE MARKED RATING OF AN APPLIANCE HAVING COMBINED LOADS AS PROVIDED IN [CEC 422.62][CEC 210.11(C)][CEC 422.10(A)] GARBAGE DISPOSAL CORD AND PLUG CONNECTION TO BE 18” TO 36” LONG. [CEC 422.16(B)(1)] DISHWASHER CORD 36” TO 78” LONG. ROMEX INSTALLED WITH A PLUG IS NOT AN APPROVED FLEXIBLE CORD. [CEC 422.16(B)(2)] MINIMUM 15 AMP GFCI PROTECTED CIRCUIT FOR THE DISHWASHER AND A 15 AMP CIRCUIT FOR THE DISPOSAL [CEC 210.23(A)][CEC 210.8(D)] IF USING A SPLIT OUTLET (TWO CIRCUITS ON THE SAME YOKE) FOR DISHWASHER/DISPOSAL, PROVIDE A LISTED HANDLE TIE AT THE TWO CIRCUIT BREAKERS AT THE PANEL. [CEC 210.7] ALL INSTALLED LUMINAIRES IN RESIDENTIAL KITCHENS SHALL MEET THE REQUIREMENTS OF TABLE 150.0-A OF THE CENC. IC RATED CANS ARE REQUIRED FOR RECESSED LIGHTING IF INSTALLED IN AN INSULATED CEILING. [CEC 410.116(A)(2)] FOR OCCUPANCIES WITH A HORIZONTAL (FLOOR/CEILING ASSEMBLY) RATED SEPARATION, THE RECESSED FIXTURES SHALL BE PROTECTED TO THE RATING OF SEPARATION (1 HOUR) OR BE LISTED FOR THE REQUIRED PROTECTION. THIS GENERALLY APPLIES TO RESIDENTIAL CONDOMINIUM CONSTRUCTION WHERE UNITS ARE ABOVE OR BELOW OTHER UNITS. [CEC 410.115(B)] FLORESCENT RECESSED LIGHTING, WHEN USED TO COMPLY WITH THE LIGHTING REQUIREMENTS, MUST BE OF A PIN BASE TYPE DESIGN. INCANDESCENT SCREW TYPE BASE IS NOT APPROVED.[CENC (TBL 150.0-A)] MECHANICAL A DUCTED RESIDENTIAL EXHAUST HOOD IS REQUIRED. A METAL, SMOOTH INTERIOR SURFACE DUCT REQUIRED ON VENT HOOD OR DOWN DRAFT EXHAUST VENT. ALUMINUM FLEX DUCT NOT APPROVED. PROVIDE BACK DRAFT DAMPER [CMC 504.3] MINIMUM 30” VERTICAL CLEARANCE TO COMBUSTIBLES FROM COOK TOP SURFACE. REDUCTION OF CLEARANCE TO 24” IS PERMITTED BY METHODS LISTED IN THE CALIFORNIA MECHANICAL CODE.[CMC 920.3.2] KITCHEN LOCAL EXHAUST VENTILATION REQUIRES A MINIMUM RATE OF 100CFM MEETING THE REQUIREMENTS OF ASHRAE 62.2. PLUMBING A GAS TEST IS REQUIRED ON PIPING MODIFICATIONS (10 PSI FOR 15 MINUTES). A MAXIMUM 15 PSI GAUGE IS REQUIRED FOR THE GAS TEST.[CPC 1213.3] GAS PIPES THAT RUN UNDERGROUND BENEATH BUILDINGS SHALL RUN THROUGH AN APPROVED, VENTED, GAS TIGHT CONDUIT. GAS LINES SHALL BE ENCASED IN AN APPROVED CONDUIT DESIGNED TO WITHSTAND THE IMPOSED LOADS OR IN AN ENCASEMENT SYSTEM THAT IS LISTED FOR INSTALLATION BENEATH BUILDING[CPC 1210.1.6][CPC 1210.1.6.1][CPC1210.1.6.2] AN ACCESSIBLE SHUTOFF VALVE SHALL BE INSTALLED OUTSIDE AND WITHIN 6 FEET EACH APPLIANCE AND AHEAD OF THE UNION CONNECTED THERETO AND IN ADDITION TO ANY VALVE ON THE APPLIANCE [CPC 1211.5] PROVIDE A LISTED GAS FLEXIBLE CONNECTOR AND SHUT OFF TO FREESTANDING RANGE. A LISTED AIR GAP IS REQUIRED FOR THE DISHWASHER DRAIN. [CPC 807.4] THE MAXIMUM FLOW RATE STANDARDS FOR THE SINK FAUCETS ARE 1.8 GPM AT 60PSI. KITCHEN FAUCETS MAY TEMPORARILY INCREASE THE FLOW ABOVE THE MAXIMUM RATE, BUT NOT TO EXCEED 2.2 GPM AT 60PSI, AND MUST DEFAULT TO A MAXIMUM FLOW RATE OF 1.8 GPM. [CPC 420.2.1] ISLAND DRAIN AND VENTING SHALL BE INSTALLED PER SECTION 909 OF THE CPC. TRAP ARM LENGTH SHALL BE DETERMINED BY TABLE 1002.2 OF THE CPC. PLUMBING FIXTURE REPLACEMENT: EFFECTIVE JANUARY 1, 2014, SENATE BILL (SB) 407 AND CALIFORNIA CIVIL CODE SECTION 1101.1-1101.8 REQUIRES ALL NONCOMPLIANT PLUMBING FIXTURES TO BE REPLACED WITH WATER-CONSERVING PLUMBING FIXTURES WHEN BUILDING IS UNDERGOING ALTERATIONS OR IMPROVEMENTS IF THE RESIDENTIAL PROPERTY WAS BUILT AND AVAILABLE FOR USE ON OR BEFORE JANUARY 1, 1994. PLEASE REFER TO “PLUMBING FIXTURE REPLACEMENT (SB407) REQUIREMENTS AND POLICY” TO DETERMINE IF THE PROJECT REQUIRES COMPLIANCE. SMOKE ALARMS & CARBON MONOXIDE ALARMS: KITCHEN RENOVATIONS WILL REQUIRE SMOKE AND CARBON MONOXIDE ALARMS FOR THE DWELLING TO MEET THE CURRENT CODE PRIOR TO THE FINAL INSPECTION AS FOLLOWS: [CRC R314 & R315] SMOKE ALARMS ARE REQUIRED IN ALL SLEEPING ROOMS, OUTSIDE EACH SLEEPING AREA AND IN THE IMMEDIATE VICINITY OF THE BEDROOMS, ON EACH FLOOR LEVEL INCLUDING BASEMENTS AND HABITABLE ATTICS, BUT NOT INCLUDING CRAWL SPACES AND UNINHABITABLE ATTICS. CARBON MONOXIDE ALARMS ARE REQUIRED IN DWELLING UNITS AND SLEEPING UNITS WHEN FUEL-BURNING APPLIANCES ARE INSTALLED AND/OR DWELLING UNITS HAVE ATTACHED GARAGES. EITHER CONDITION REQUIRES ALARMS. WHEN MORE THAN ONE ALARM OF EITHER TYPE IS REQUIRED TO BE INSTALLED WITHIN AN INDIVIDUAL DWELLING UNIT, THE ALARM DEVICES SHALL BE INTERCONNECTED IN SUCH A MANNER THAT ACTIVATION OF ONE ALARM WILL ACTIVATE ALL THE OTHER ALARMS. IN EXISTING CONDITIONS, ALARMS MAY BE BATTERY OPERATED WHEN THE REPAIRS OR ALTERATIONS DO NOT RESULT IN THE REMOVAL OF THE WALL AND CEILING FINISHES OR THERE IS NO ACCESS BY MEANS OF AN ATTIC, BASEMENT OR CRAWLSPACE. MULTIPURPOSE ALARMS THAT COMBINE BOTH A SMOKE ALARM AND CARBON MONOXIDE ALARM SHALL COMPLY WITH ALL APPLICABLE STANDARDS OF BOTH CRC SECTIONS R314 AND R315. 8NEW WALL (2X4 STUDWALL @ 16" O.C.)EXISTING WALLLEGEND :0.0/0.0DENOTES WINDOWS ANDDOOR SIZE OPENINGSDENOTES BRACED WALL<N> HVAC CENTRAL HEATER @ UNDER FLOOR 100,000 BTU/HR<N> TANKLESS-WATER HEATER 199,000 BTU/HR @ GARAGEAB<E> 22" X 30" ATTIC ACCESSCD30 "35 "Ø33 "AREA=2,160 S.IN.“CONTROL VALVES AND SHOWERHEADS SHALL BE LOCATED ON THE SIDEWALL OF SHOWER COMPARTMENTS OR OTHERWISE ARRANGED SO THAT THE SHOWERHEAD DOES NOT DISCHARGE DIRECTLY AT THE ENTRANCE TO THE COMPARTMENT SO THAT THE BATHER CAN ADJUST THE VALVES PRIOR TO STEPPING INTO THE SHOWER SPRAY.” [CPC 408.9]4356<E> HVAC CENTRAL HEATER @ ATTICC 100,000 BTU/HRE<N> 30" X 30" UNDER FLOOR ACCESSB<N> FAU @CRAWL SPACETEMPERED<N> 3'-0" CONC. LANDINGTEMPEREDTEMPERED8'-1"4'-6"2'-5"-5'-0"3'-0"8'-2"3'-2"<N> FRENCH DR.<N> FRENCH DR.8'-0"6'-8"<N> CONC. LANDING<N> FRENCH DR.<E> FIRE PLACE<E> INSERTFIRE PLACETO REMAINTEMPEREDAB CAB C <E> LAYOUT 2nd. FLOOR PLANUP<E> ENTRY<E> LAYOUT 2nd. FLOOR PLAN <E> LAYOUT 2nd. FLOOR PLAN <E> LAYOUT 2nd. FLOOR PLAN <E> LAYOUT 2nd. FLOOR PLANCL112.12.133444.24.2CL
A1 PROPOSED SITE PLANA2 EXISTING FLOOR PLANSA4 DEMOLITION FLR. PLANSA5 PROPOSED FLOOR PLANA3 EXISTING ELEVATIONSA7 PROPOSED ELEVATIONSE1 ELECTRICAL PLANT24-T24.1 ENERGY CALC'S,S1 STRUCTURAL NOTESS2 STRUCTURAL DETAILSS3 FOUNDATION PLANS4 FLOOR FRAMING PLANS4 ROOF FRAMING PLANA0 COVER PAGE/C&DA0 CALGREEN M.M.BMP NOTES AND DETAILSP.O. BOX 783 - SALINAS,CA 93902FX. (831) 287 - 0121PH. (831) 794 - 2461ENRIQUE ECKHAUS GIL.eeckhaus@pacbell.neteeeckhaus@gmail.comCODES.SHEET.JOBDRAWNDATEE.ECKHAUS/F.BALDERAS/A.ALONSOREVISIONSINDEX PLANS.2022-017MARCH-03-22OWNER.PROJECT.327UNIVERSITY AVELOS GATOS,CA 95030APN529-04-0601The 2019CRC(Cal. Code Regs., Tit. 24)California administrative codePart 1California residential codePart 2.5California electrical codePart 3California mechanical codePart 4California plumbing codePart 5CWoRE Supplement effectiveAugust 17, 2019California energy codePart 6Vacant - formerly california elevatorSafety construction code(See cal. code regs., title 8)Part 7California historical building codePart 8*California fire codePart 9California existing building codePart 10*California green building standardsCode also referred as calgreenPart 11CWoRE Supplement effectiveAugust 17, 2019California referenced standards codePart 12A6 PROPOSED FLOOR PLANP1-P2 PLUMBING PLANM1-M2 MECHANICAL PLANJONAH BACK &VIBHA RAO844-349-4411 | Fax 925-269-2325904 Industrial AvePalo Alto, CA 94303<E> BEDROOM<E> MASTER BEDROOM<E> CASEMENT WINDOW9'-0"-3'-0"3'-0"3'-0"-2'-0"6'-0"<E> AWNING WINDOW<E> HOLLOW C. DR.2.8/6.8<E> HOLLOW C. DR.<E> HOLLOW C. DR.<E> HOLLOW C. DR.2.8/6.82.8/6.82.8/6.8<E> BEDROOM5'-0"/5'-0"3'-0"<E>CASEMENT WINDOW<E> CASEMENT WINDOW9'-0"-4'-0"4'-0"<E> CASEMENT WINDOW9'-0"-4'-0"4'-0"4'-0"11'-7"2'-5"12'-9"26'-9"11'-0"2'-5"5'-2"5'-6"2'-1"6'-8"13'-8"46'-6"4'-0"14'-1"6'-7"7'-5"12'-0"5'-0"12'-10"8'-7"8'-1"SCALE:1/4" = 1'-0"P R O P O S E D<N> HOLLOW C. DR.2.8/6.8<N> TV ROOM<N> HOLLOW C. DR.2.8/6.836 "5 "90 "59 "24 "5'-0"7'-5"36 "49 "<N> POCKET DR.2.8/6.8<N> POCKET DR.2.8/6.82'-6"-4'-0"4'-0"<E> CASEMENT WINDOW2.8/6.8<E> SOLID C. DR.1122334.24.2ABCABCSCALE:1/4" = 1'-0"PROPOSED8'-1"FINAL FLOORTOP PLATEFINAL FLOORTOP PLATE1210<N> KITCHEN1'-5"8'-1"1'-1"8'-1"31'-1"TOP PLATEFINAL FLOORTOP PLATEFINAL FLOOR1'-6"8'-1"1'-11"CD<E> FAU@ ATTICC4" DIAM. SEMI RIGIDVENT DUCT SEESEE SHT M1 @DETAIL #1 FORAND NOTES FORBDD INSTALLATIONA<N> TANKLESSWH @ ATTICC<N> HVAC CENTRAL HEATER @ UNDER FLOOR 100,000 BTU/HR<N> TANKLESS-WATER HEATER 199,000 BTU/HR @ GARAGEAB<E> 22" X 30" ATTIC ACCESSCD<E> HVAC CENTRAL HEATER @ ATTICC 100,000 BTU/HRE<N> 30" X 30" UNDER FLOOR ACCESS11'-2"2'-6"/5'-0"3'-0"<E> CASEMENT WINDOW3'-0"3'-0" FROM ANY OPENING7'-4"<N> TRANSOM WINDOW6'-0"-2'-0"6'-0"<N> TRANSOM WINDOW6'-0"-2'-0"6'-0"<N> FAMILY ROOM<E> BEDROOM <E> BEDROOMFIREPLACEDUCTECLOSE<E> FIREPLACEDUCTDWWCLCLCLWCLW DCLAB C
A1 PROPOSED SITE PLANA2 EXISTING FLOOR PLANSA4 DEMOLITION FLR. PLANSA5 PROPOSED FLOOR PLANA3 EXISTING ELEVATIONSA7 PROPOSED ELEVATIONSE1 ELECTRICAL PLANT24-T24.1 ENERGY CALC'S,S1 STRUCTURAL NOTESS2 STRUCTURAL DETAILSS3 FOUNDATION PLANS4 FLOOR FRAMING PLANS4 ROOF FRAMING PLANA0 COVER PAGE/C&DA0 CALGREEN M.M.BMP NOTES AND DETAILSP.O. BOX 783 - SALINAS,CA 93902FX. (831) 287 - 0121PH. (831) 794 - 2461ENRIQUE ECKHAUS GIL.eeckhaus@pacbell.neteeeckhaus@gmail.comCODES.SHEET.JOBDRAWNDATEE.ECKHAUS/F.BALDERAS/A.ALONSOREVISIONSINDEX PLANS.2022-017MARCH-03-22OWNER.PROJECT.327UNIVERSITY AVELOS GATOS,CA 95030APN529-04-0601The 2019CRC(Cal. Code Regs., Tit. 24)California administrative codePart 1California residential codePart 2.5California electrical codePart 3California mechanical codePart 4California plumbing codePart 5CWoRE Supplement effectiveAugust 17, 2019California energy codePart 6Vacant - formerly california elevatorSafety construction code(See cal. code regs., title 8)Part 7California historical building codePart 8*California fire codePart 9California existing building codePart 10*California green building standardsCode also referred as calgreenPart 11CWoRE Supplement effectiveAugust 17, 2019California referenced standards codePart 12A6 PROPOSED FLOOR PLANP1-P2 PLUMBING PLANM1-M2 MECHANICAL PLANJONAH BACK &VIBHA RAO844-349-4411 | Fax 925-269-2325904 Industrial AvePalo Alto, CA 94303FRONT ELEVATIONSCALE:1/4" = 1'-0"PROPOSEDRIGHT ELEVATIONSCALE:1/4" = 1'-0"PROPOSEDREAR ELEVATIONSCALE:1/4" = 1'-0"PROPOSEDLEFT ELEVATIONSCALE:1/4" = 1'-0"PROPOSED8'-1"1'-6"8'-1"1'-11"31'-7"8'-1"1'-6"8'-1"1'-11"31'-7"8'-1"1'-6"8'-1"1'-11"31'-7"8'-1"1'-6"8'-1"1'-11"31'-7"FINAL FLOORTOP PLATEFINAL FLOORTOP PLATEFINAL FLOORTOP PLATEFINAL FLOORTOP PLATEFINAL FLOORTOP PLATEFINAL FLOORTOP PLATEFINAL FLOORTOP PLATEFINAL FLOORTOP PLATE1234.21234.2<N> 1/2" WOOD HORIZONTALSIDING OVER TWO LEYER OFGRADE"D" PAPERCOLORS AND MATERIALS TO MATCH EXISTING HOUSEAB CABC
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