Item 3 - Staff Report with Attachments 1-9.126 University Avenue
PREPARED BY: SAVANNAH VAN AKIN
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: 12/14/2022
ITEM NO: 3
DATE: December 9, 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 126 University
Avenue. APN 529-02-016. Minor Development in a Historic District
Application HS-22-042. PROPERTY OWNER: Jean-Philippe Persico
APPLICANT: Davide Giannella PROJECT PLANNER: Savannah Van Akin
RECOMMENDATION:
Consider a 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 126 University Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: 1900 per County Assessor’s Database; 1880s per Anne
Bloomfield Survey
2. Town of Los Gatos Preliminary Historic Status Code: “+”, Historic & intact or worthy special
note
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:
The Santa Clara County Assessor’s Database lists a construction date of 1900 for the existing
residence, with an effective year build date of 1880s. The Sanborn Fire Insurance maps show
the property developed with a main residence and an accessory structure from 1895 through
PAGE 2 OF 4
SUBJECT: 126 University Avenue/HS-22-042
DATE: December 14, 2022
N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2022\12-14-22 - SPECIAL 3pm\Item 03 - 126 University Ave\Staff Report.126 University Avenue.docx 12/8/2022 11:43 AM
BACKGROUND (continued):
1908, showing a consistent building footprint. Sometime between 1908 and 1928, the
detached accessory structure in the rear of the property changed orientation (Attachment 1).
The detached accessory structure footprint has remained consistent from 1928 to present day.
The 1990 Anne Bloomfield Survey indicates a construction date of the 1 880s (Attachment 2).
A review of Town records shows that a Building Permit was approved for a new detached
garage in 2002. There was also a kitchen and bath remodel in 1999.
On October 26, 2022, the Committee reviewed the proposal for construction of exterior
alterations to an existing contributing single-family residence located in the University-Edelen
Historic District (Attachment 5). The Committee discussed the proposal and approved the
above application with a request that the submitted plans be modified so the proposed glass
roof match the existing shingle roof material, and that the proposed rear glass doors be
swinging doors rather than sliders.
The applicant has returned with additional materials for the Commission’s review. They have
updated the original proposed rear sliding glass doors to swinging (Attachment s 5 and 9). To
provide additional information on the proposed glass roof at the rear of the property, the
applicant has provided 3D renderings of the proposed glass roof (Attachment 6), conservatory
history and samples (Attachment 7), and an updated letter of justification (Attachment 8).
DISCUSSION:
The applicant is requesting approval for construction of exterior alterations to the existing
residence (Attachments 3 and 8). They are returning to the Committee to request approval for
the glass roof material proposed at the rear of the property. The original justification letter
tells the story of what work is proposed and why (Attachment 3). The updated justification
letter (Attachment 8) discusses the character defining features of the current house, and the
proposed addition design.
The project was approved at the October 26, 2022, meeting for the following modifications: at
the rear of the property, new larger windows, new swinging glass doors, and new railings
(Attachments 3, 4 and 9). The north elevation included a new basement lightwell, and new
basement windows. The south elevation included new basement level windows and a new
lightwell railing.
There are no proposed changes to the front elevation. The project scope also includes an
interior remodel to the existing basement, as well as minor interior changes to the existing first
floor. Attachment 5, the original development plans, show the work described above.
Attachment 9, the updated development plans, show the change from sliding glass door s to
PAGE 3 OF 4
SUBJECT: 126 University Avenue/HS-22-042
DATE: December 14, 2022
N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2022\12-14-22 - SPECIAL 3pm\Item 03 - 126 University Ave\Staff Report.126 University Avenue.docx 12/8/2022 11:43 AM
DISCUSSION (continued):
swinging doors in the rear elevation, per the Committee’s request from the October 26, 2022
meeting.
The applicant has provided supplementary materials for the glass roof addition, listing the
discreet location, thoughtful design and material choice for the architectural style, and the
enhanced quality of life the addition will bring to the residents as justification for the approval
of the glass material. The applicant also notes that the glass material reduces mass to the
addition, while staying away from a modern appearance. They proceed to show examples of
Victorian Era Conservatory additions that include ornamental metal lattice work and glazing to
allow sunlight into living spaces (Attachments 7 and 8).
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.
Specifically, the applicant has returned to the Committee to request the approval of glass roof
material for the proposed addition located at the rear of the property. 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 4 OF 4
SUBJECT: 126 University Avenue/HS-22-042
DATE: December 14, 2022
N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2022\12-14-22 - SPECIAL 3pm\Item 03 - 126 University Ave\Staff Report.126 University Avenue.docx 12/8/2022 11:43 AM
ATTACHMENTS:
1. Sanborn Maps Exhibit
2. 1990 Anne Bloomfield Survey
3. Original Justification Letter
4. Exterior Photos
5. Original Development Plans
6. 3D Renderings
7. Conservatory History and Samples
8. Updated Justification Letter
9. Updated Development Plans
ATTACHMENT 2
This Page
Intentionally
Left Blank
126 University Ave
Justification Letter
126 University Ave, Los Gatos, CA 95032
This historical house was recently purchased by a young couple who was smitten by its Victorian
architecture.
The need for a guest bedroom and a more comfortable master bedroom and bathroom led to the thought
of completing the basement conversion into additional living space that was done about 30 years ago.
At that time only the Northern half of the lower space had been lowered enough to have an 8 foot ceiling
clearance.
We set to try and carve out living space without affecting the exterior design.
So we mirrored that lower expansion of the crawl space on the Southern side as well without changes
above it.
The addition of a small side light-well, completely below the first floor footprint on the South side yard
would mean bringing a “secret” courtyard with light and ventilation for the basement while staying
inconspicuous, mostly below the grade level.
This was also in reality required by the new guest bedroom to meet egress code, as a regular window
would have had a sill way above the 44” max height allowed (because of the surroundings grade).
The master bedroom already had a rear walkout area that brought egress and some light and ventilation.
However, because of the proximity of the low retaining walls, this main space had a strong sense of
enclosure.
We decided that we could widen this rear light-well/walk out area to ameliorate this problem while
becoming a nice hardscape element, with large and long steps that would double as a sunken seating
area that would serve also the main part of the house, with larger rear multi-slide doors.
This is the only area where the house would change exteriorly, but it is located at the rear elevation where
already an addition had previously taken place and would mostly respect the current design but for some
larger openings.
Page 1 of 2 ATTACHMENT 3
A small floor area addition, at the lower level, of just 20 sq.ft. is also proposed by the Master Bedroom
walk-out area for a seating area that is mostly glazed and that provides a connection between the rear
yard with its beautiful garage and future hardscape and the lower level.
The glazed addition will not add visual weight to the existing house and only add a special corner of light
and connection between levels.
We are not changing exterior finishes style or colors or materials.
The windows will be wood Pella of the replacement type, the most indicated for historical renovations.
Thank you for reviewing our proposal.
Davide Giannella 10-20-2022
Acadia-Architecture, Inc.
Licensed Architect C-31293
Davide Giannella, Leed A.P.
644 N. Santa Cruz Ave., Ste. 6
Los Gatos, Ca 95030
Tel: 408-219-0601
Page 2 of 2
ATTACHMENT 4
This Page
Intentionally
Left Blank
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A1.0 PROJECT INFORevision12-31-21
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionHeller Persico
Residence
126 University Ave
Los Gatos CA 95030
DRAWINGS INDEX
ARCHITECTURAL
A-1.0 PROJECT INFORMATION
1 SURVEY
A-1.1 PROPOSED SITE PLAN
A-2.1 BASEMENT FLOOR PLANS
A-2.2 FIRST FLOOR PLANS
A-2.3 ROOF PLAN
A-3.1 NEW EXTERIOR ELEVATIONS
A-3.2 NEW EXTERIOR ELEVATIONS
A-3.3 EXISTING EXTERIOR ELEVATIONS
A-3.4 EXISTING EXTERIOR ELEVATIONS
A-3.5 3D VIEW
A-5.0 OPENING SCHEDULES
PROJECT TEAM
SCOPE OF WORK
LOCATION MAPABBREVIATIONS
(REFER TO CONSULTANT DRAWINGS FOR ADDITIONAL ABBREVIATIONS)
AC. TILE
ADJ.
ALUM.
A.B.
APPROX.
A.C.
A.F.F.
@
BLKG.
BD.
BOT.
BLDG.
CAB.
C.I.
C.B.
CLG.
CEM.
C.C or O.C.
CL
CER. TILE
C.O.
C.O.T.G.
CLR.
RDW
C.W.
COL.
CONC.
C.P.
CONST.
C.H.
C.J.
CONT.
CTR.
CTSK.
D.A.
DTL.
DIA. or Ø
DIM.
DW
DISP.
DO
DR.
D.S.
DWG.
D.F.
EA.
E.W.
ELECT.
E.W.C.
EL. or
ELEV.
ENCL.
EQ.
EQUIP.
(E)
EX.
E.J.
EXP.
EXT.
F.O.C.
F.O.M.
F.O.S.
FIN.
F.E.
F.E.C.
F.H.C.
F.H.M.S.
F.H.W.S.
FL. or FLR.
F.D.
FTG.
FND.
GALV.
G.I.
GA.
GL.
GLU-LAM
GRD.
GYP. BD.
HDW.
HT.
H.C.
H.M.
HORIZ.
H.B.
HR.
INSUL.
INT.
INV.
JT
ACOUSTIC TILE
ADJUSTABLE
ALUMINUM
ANCHOR BOLT
APPROXIMATELY
ASPHALTIC CONCRETE
ABOVE FINISHED FLOOR
AT
BLOCKING
BOARD
BOTTOM
BUILDING
CABINET
CAST IRON
CATCH BASIN
CEILING
CEMENT
CENTER TO CENTER
CENTERLINE
CERAMIC TILE
CLEANOUT
CLEANOUT TO GRADE
CLEAR
REDWOOD
COLD WATER
COLUMN
CONCRETE
CONCRETE PIPE
CONSTRUCTION
CONSTRUCTION HEART
CONSTRUCTION JOINT
CONTINUOUS
COUNTER
COUNTER SUNK
DISABLED ACCESS
DETAIL
DIAMETER
DIMENSION
DISHWASHER
DISPOSAL
DITTO
DOOR
DOWNSPOUT
DRAWING
DRINKING FOUNTAIN
and/or DOUGLAS FIR
EACH
EACH WAY
ELECTRIC or ELECTRICAL
ELECTRIC WATER
COOLER
ELEVATION
ENCLOSE and/or
ENCLOSURE
EQUAL
EQUIPMENT
EXISTING
EXPANSION
EXPANSION JOINT
EXPOSED
EXTERIOR
FACE OF CONCRETE
FACE OF MASONRY
FACE OF STUD
FINISH
FIRE EXTINGUISHER
FIRE EXTINGUISHER
CABINET
FIRE HOSE CABINET
FLAT HEAD METAL
SCREW
FLAT HEAD WOOD
SCREW
FLOOR
FLOOR DRAIN
FOOTING
FOUNDATION
GALVANIZED
GALVANIZED IRON
GAUGE
GLASS
GLUE-LAMINATED
GRADE
GYPSUM BOARD
HARDWARE
HEIGHT
HOLLOW CORE
HOLLOW METAL
HORIZONTAL
HOSE BIBB
HOUR
INSULATION
INTERIOR
INVERT
JOINT
LAV.
LAM.
M.B.
M.H.
MFG.
M.O.
MATL.
MAX.
MECH.
MTL.
MIN.
MISC.
MTD.
(N)
N.I.C.
N.T.S.
NO. or #
OBS.
O.C.
OPNG.
OPP.
O.H.
O.F.O.S.
O.D.
O.F.C.I.
PART.
P.A.F.
PL
PLAS.
PW/PLYWD.
PR.
P.L.
d
P.V.C.
Q
R. or RAD.
R.W.L.
RWD./R.W.
R.C.P.
REINF.
REQ'D
R.D.
RM.
R.O.
RND. or Ø
R.H.M.S.
R.H.W.S.
S.T.S.M.S.
SHEATH.
SHT.
S.M.S.
S.O.V.
SIM.
S.C.
SPEC.
SQ. or Ø
S.S.
STD.
STL.
STRUCT.
TEL.
T.T.B.
TERR.
T.&G.
T.J.
T.O.B.
T.O.C.
T.O.S.
T.O.W.
TYP.
U.O.N.
V.T.R.
VERT.
V.G.
V.C.T.
V.C.P.
V.W.C.
W.C.
W.H.
WP.
W/
W/O
WD.
W.W.M..
LAVATORY
LAMINATE
MACHINE BOLT
MANHOLE
MANUFACTURER
MASONRY OPENING
MATERIAL
MAXIMUM
MECHANICAL
METAL
MINIMUM
MISCELLANEOUS
MOUNTED
NEW
NOT IN CONTRACT
NOT TO SCALE
NUMBER
OBSCURE
ON CENTER
OPENING
OPPOSITE
OPPOSITE HAND
OUTSIDE FACE OF STUD
OVERFLOW DRAIN and/or
OUTSIDE DIAMETER
OWNER FURNISHED and
CONTRACTOR INSTALLED
PARTITION
POWDER ACTUATED
FASTENER
PLATE
PLASTER
PLYWOOD
PAIR
PROPERTY LINE
PENNY (NAILS)
POLY VINYL CHLORIDE
RADIUS
RAIN WATER LEADER
REDWOOD
REINFORCED CONCRETE
PIPE
REINFORCING
REQUIRED
ROOF DRAIN
ROOM
ROUGH OPENING
ROUND
ROUND HEAD METAL
SCREW
ROUND HEAD WOOD
SCREW
SELF TAPPING SHEET
METAL SCREW
SHEATHING
SHEET
SHEET METAL SCREW
SHUT OFF VALVE
SIMILAR
SOLID CORE
SPECIFICATIONS
SQUARE
STAINLESS STEEL
STANDARD
STEEL
STRUCTURAL
TELEPHONE
TELEPHONE TERMINAL
BOARD
TERRAZZO
TONGUE & GROOVE
TOOLED JOINT
TOP OF BEAM
TOP OF CURB
or CONCRETE
TOP OF STEEL
or SHEATHING
TOP OF WALK
TYPICAL
UNLESS OTHERWISE
NOTED
VENT THROUGH ROOF
VERTICAL
VERTICAL GRAIN
VINYL COMPOSITION
TILE
VITRIFIED CLAY PIPE
VINYL WALL COVERING
WATER CLOSET
WATER HEATER
WATERPROOF
WITH
WITHOUT
WOOD
WELDED WIRE MESH
FACE OF OBJECT
CENTERLINE OF OBJECT
SECTION NUMBER
SHEET WHERE APPEARS
EARTH
GRAVEL / ROCK
CONCRETE
CONCRETE BLOCK
SAND, GROUT OR PLASTER
STEEL
WOOD, FINISH GRADE
PLY-WOOD
WOOD, CONTINUOUS
MEMBER
WOOD, BLOCKING
PLAN REF. GRID
DOOR ID
WINDOW ID
REVISION MARKER
PLAN KEY NOTES
SYMBOLS
REFER TO ARCHITECTURAL FLOOR PLAN SHEETS AND CONSULTANT
DRAWINGS FOR ADDITIONAL SYMBOLS AND REFERENCE DESIGNATIONS
DIMENSION REFERENCE
SECTION REFERENCE
01A9.1DETAIL NUMBER
SHEET WHERE APPEARS
DETAIL REFERENCE
01A9.1SCHEDULE REFERENCE
A
1
1010
AA
01
MATERIALS REFERENCE
APPLICABLE CODES
OWNER
STRUCTURAL ENGINEER
ENERGY COMPLIANCE
SURVEYOR
DEFERRED APPROVAL ITEMS
2019 California Building Code
2019 California Residential Building Code
2019 California Mechanical Code
2019 California Plumbing Code
2019 California Electrical Code
2019 California Energy Code
2019 Calgreen
2019 California Fire Code
Lowering of the basement North half floor to match the South side finished floor level
(about a foot).
Modifications to the rear elevation with new, larger windows proposed, a new lightwell
shape (wider than the current one), new railings.
Small addition (20 sq.ft.) at the rear basement walkout area, on the right by the master
bedroom now called seating area.
First floor interior remodel with removal of some walls.
No changes to shapes, finishes, colors, windows to the front and side elevations
or roof.
No trees removal.
Jennifer Heller and
Jean-Philippe Persico
126 University Ave Los Gatos CA 95030
jenniferjean.heller@gmail.com
SOIL REPORT CIVIL ENGINEER
LEA & BRAZE ENGINEERING.
GREGORY BRAZE P.E.
2495 INDUSTRIAL PARK WAY
WEST
HAYWARD, CA 9454
PH/FAX (510) 887-4086
EFE SOZKEEN MS. PE.
4X ENGINEERING INC.
4340 STEVENS CREEK BLVD
SUITE # 240
SAN JOSE CA, 95129
T: (408) 642-5464
NICK BIGNARDI CEPE
408-866-1620
Nick@FRIconsulting.com
21 N. Harrison Ave, Suite 210
Campbell CA 95008
ATTACHMENT 5
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG 644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A1.1 SITE PLANRevision12-31-23
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionFAUMASTER BEDROOMMASTERCLOSETMASTER
BATHROOM
GUEST BEDROOMBATHROOMLOWER COURTYARDCRAWL-SPACE13'-3"10'-6"10'-0 1/2"
11'-9"
7'-6 1/4"CRAWL SPACE6'-0"5'-9"POWDER ROOMLOWER COURTYARD7'-5"3'-0"3'-8 1/2"SEATING AREA4'-0"
LadderEXISTINGLAUNDRY RM3'-6"DNTub-Shower13'-7"Curbless Shower2'-4 3/4"
10'-3 1/2"
10'-1 1/4"
4'-5 1/2"
12'-5"19'-11 1/2"9'-2 3/4"11'-8 1/4"4'-7 1/2"
3'-11"
3'-0"
10'-10 1/2"
12'-4 1/4"11'-11 1/4"5'-0"PARLORFRONT PORCHBEDROOMBATHROOMBEDROOMCLOSETCLOSETKITCHENPantryAreaDINING ROOMDNUPOPEN TO BELOW8'-0"2'-5 1/2"Attic
Access
PROPOSED SITE PLAN
Scale: 1/4" = 1'-0"1 UNIVERSITY AVENUEEXISTING
GARAGE, NO
CHANGES
EXISTING
PORCH, NO
CHANGES
NEW WALK-OUT
AREA
EXISTING
DRIVEWAY, NO
CHANGES
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG 644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A2.1 BASEMENT FLOOR PLANSRevision12-31-23
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevision03
02
01
05
04
03
FAU
MASTER BEDROOM
MASTER
CLOSET
MASTERBATHROOMGUEST BEDROOM
BATHROOM
02
LOWER COURTYARD
CRAWL-SPACE 13'-3"10'-6"10'-0 1/2"11'-9"7'-6 1/4"CRAWL SPACE
6'-0"
5'-9"
04
POWDER ROOM
LOWER COURTYARD
7'-5"
3'-0"3'-8 1/2"SEATING AREA
4'-0"EXISTING
LAUNDRY RM
3'-6"DN
Tub-Shower 13'-7"Curbless Shower
01
10 0908
2'-4 3/4"10'-3 1/2"10'-1 1/4"4'-5 1/2"12'-5"19'-11 1/2"
9'-2 3/4"
11'-8
1
/
4
"4'-7 1/2"3'-11"3'-0"10'-10 1/2"5'-0"
06
07
NEW BASEMENT FLOOR PLAN
Scale: 1/4" = 1'-0"01
FAU
UTILITY ROOM
CLOSET
BATH
BEDROOM
POWDER
LIGHTWELL
EXISTING BASEMENT PLAN
Scale: 1/4" = 1'-0"02
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG 644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A2.2 FIRST FLOOR PLANSRevision12-31-21
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionPARLOR
FRONT PORCH
BEDROOM
BATHROOM
BEDROOM
CLOSET
CLOSETKITCHEN
Pantry
Area
DINING ROOMDNUP
OPEN TO BELOW
8'-0"2'-5 1/2"Attic AccessNEW FIRST FLOOR PLAN
Scale: 1/4" = 1'-0"01
LIVING ROOM/ DINING
PARLOR
FRONT PORCH
BEDROOM
BATH
BEDROOM
CLOSET
CLOSET
KITCHEN
PANTRY
OPEN TO BELOW
EXISTING FIRST FLOOR PLAN
Scale: 1/4" = 1'-0"02
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG 644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A2.3 ROOF PLANRevision12-31-23
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionROOF PLAN
Scale: 1/4" = 1'-0"01 NO CHANGES TO ROOF FRAMING AND ROOFING
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG 644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A3.1 NEW EXTERIOR ELEVATIONSRevision12-31-23
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionFront Elevation
Scale: 1/4" = 1'-0"01
NO CHANGES TO ANY ELEMENT OF THE FRONT ELEVATION
South Side
Scale: 1/4" = 1'-0"02
NEW BASEMENT LEVEL
WINDOWS
NEW BASEMENT LEVEL
WINDOWS
NEW BASEMENT LEVEL
WINDOWS
EXISTING GARAGE, NO
CHANGES
NO CHANGES TO SIDE
ELEVATION
REAR LIGHTWELL RAILING
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG 644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A3.2 NEW EXTERIOR ELEVATIONSRevision12-31-23
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionNORTH ELEVATION
Scale: 1/4" = 1'-0"02
NEW BASEMENT LIGHTWELL
NO CHANGES TO SIDE
ELEVATION
EXISTING GARAGE, NO
CHANGES
REAR LIGHTWELL RAILING
REAR ELEVATION
Scale: 1/4" = 1'-0"04
REPLACED WINDOW
REPLACED REAR GLASS
DOOR
NEW REAR GLASS ROOF
NO CHANGES TO ROOFING
OR EXTERIOR MATERIALS,
COLORS
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG 644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A3.3 EXISTING EXTERIOR ELEVATIONSRevision12-31-23
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionExisting Front Elevation
Scale: 1/4" = 1'-0"01
EXISTING GARAGE, NO
CHANGES
Existing South Side Elevation
Scale: 1/4" = 1'-0"02
REAR LIGHTWELL WALL
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG 644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A3.4 EXISTING EXTERIOR ELEVATIONSRevision12-31-23
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionEXISTING NORTH ELEVATION
Scale: 1/4" = 1'-0"02
EXISTING GARAGE, NO
CHANGES
EXISTING REAR ELEVATION
Scale: 1/4" = 1'-0"04
REAR LIGHTWELL WALL
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG 644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A3.5 3D VIEWSRevision12-31-23
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionREAR 3D VIEW
Scale: 1/4" = 1'-0"1
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG 644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A5.0 OPENING SCHEDULESRevision12-31-21
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionDOOR SCHEDULE
Nominal Size
Mark Location WidthHeightThicknessDoor Operation Slab Style Comments
01 LOWER FOYER 9'0"7'0"1 3/4"Bi-fold Bi-part Glass TEMPERED GLAZING
02 GARAGE 5'8"7'0"1 3/4"Swing Bi-part Glass SELF CLOSING
03 MASTER BATHROOM 6'0"6'8"1 3/4"Slider Glass TEMPERED GLAZING
04 GUEST BEDROOM 6'0"6'8"1 3/4"Slider Glass TEMPERED GLAZING
WINDOWS SCHEDULE
Nominal Size
Mark Location O.A. Width O.A. HeightSash Operation Comments
01 SEATING AREA 5'0"2'0"Fixed Glass
02 MASTER BEDROOM 4'0"2'0"Horizontal Slider
03 MASTER BEDROOM 4'0"2'0"Horizontal Slider
04 MASTER CLOSET 4'0"2'0"Horizontal Slider
05 MASTER CLOSET 4'0"2'0"Horizontal Slider
06 GUEST BEDROOM 4'0"2'0"Horizontal Slider
07 BATHROOM 4'0"1'0"Horizontal Slider
08 STAIRS 2'0"7'0"Fixed Glass
09 STAIRS 2'0"6'0"Fixed Glass
10 UPPER STAIRS SPACE 9'0"6'0"Custom
NOTE 1: ALL WINDOWS AND PATIO DOORS TO BE WOOD-ALUMINUM CLAD U.O.N.
NOTE 2: GENERAL CONTRACTOR TO COORDINATE WITH ARCHITECT FOR ADJUSTMENT OF WINDOWS' SIZES
THAT ARE CLOSE TO STANDARD SIZES WHENEVER POSSIBLE FOR FINAL SIZE SELECTION
NOTE 3: ALL NEW OR REPLACED WINDOWS AND SKYLIGHTS SHALL HAVE A MAX. U-FACTOR AND A MAX.
SOLAR HEAT GAIN COEFFICIENT MATCHING THE CA TITLE 24 ENERGY EFFICIENCY REPORT.
NOTE 4: EVERY SLEEPING ROOM SHALL HAVE AT LEAST ONE OPERABLE EMERGENCY ESCAPE AND RESCUE
OPENING (R310.1)
NOTE 5: THE TEMPORARY LABEL (NFRC) WHICH STATES THE LISTED U-VALUE FOR ALL FENESTRATION
PRODUCTS SHALL NOT BE REMOVED PRIOR TO INSPECTION.
a) MINIMUM NET CLEAR OPENABLE DIMENSION OF 24" IN HEIGHT (R310.1.2)
b) MINIMUM NET CLEAR OPENABLE DIMENSION OF 20" IN WIDTH (R310.1.3)
c) MINIMUM NET CLEAR OPENABLE DIMENSION OF 5.7 SQUARE FEET IN AREA.
GRADE FLOOR OPENINGS SHALL HAVE A MINIMUM NET CLEAR OPENING OF 5 SQUARE FEET (R310.1.1)
Glazing meeting the requirements listed below shall be tempered:
1 Glazing in all fixed and operable panels of swinging door, sliding and bi-fold doors. [ R308.4.1]
2 Glazing in an individual fixed or operable panel that meets all of the following conditions: [ R308.4.3 ]
a. The exposed area of an individual pane larger than 9 square feet.
b. The bottom edge of the glazing is less than 18 inches above the floor.
c. The top edge of the glazing is more than 36 inches above the floor; and
d. One or more walking surfaces are within 36 inches, measured horizontally and in a
straight line of the glazing.
3 Glazing in walls, enclosures, or fences containing or facing hot tubs, spas, whirlpools, saunas, steam
rooms, bathtubs, showers, or indoor or outdoor swimming pools, where the bottom exposed edge of the
glazing is less than 60 inches measured vertically above any standing or walking surface. [R308.4.5]
4 Glazing where the bottom exposed edge of the glazing is less than 36 inches above the plane of the
adjacent walking surface of stairways. Landings between flights of stairs and ramps. [ R308.4.6 ]
5 Glazing adjacent to the landing at the bottom of a stairway where the glazing is less than 36 inches above
the landing and within 60 inches horizontally of the bottom tread. [ R308.4.7 ]
ALL NEW WINDOWS
AND PATIO DOORS TO BE WOOD PELLA
"RESERVE TRADITIONAL" WHITE COLOR
TO MATCH THE EXISTING ONES
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A3.5 3D VIEWSRevision12-31-23
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionRear View
Isometric Rear ViewSide Corner View of Glass Shed Roof
Front View of Driveway Side
ATTACHMENT 6
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG 644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A3.6 Conservatory History and SamplesRevision12-31-23
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionThe History of Sunrooms
December 24, 2018 by Barry Hicks
"England, 1664
In 1664 John Evelyn used the term “conservatory” to distinguish this glass-roofed
structure from an orangery. A Conservatory was more suitable for plants that grew and
flowered in the winter because of the perpendicular sunlight from the roof. Beds of
earth were formed on the floor for the planting of trees and shrubs, instead of keeping
them in tubs and boxes, as was the custom in orangeries.
In the nineteenth century the conservatory also became distinguished from a
greenhouse. A conservatory developed into a structure where a few large plants were
grown for their exotic, scenic effect. It was attached to a mansion, usually off the
drawing room, where the family could go to enjoy the sunshine among the plants."
John Desmond Ltd
Great glasshouses
"A look at metalwork and glass structures from Victorian times to the present day…
The great glass houses of Britain are part building, part sculpture and part nursery –
iron, steel and glass structures nurturing rare species of plants and trees from a wide
variety of regions and climates. The construction materials may have changed over the
past 150 years, or so, but the architectural aims and challenges seem to have remained
similar.
Much has changed in terms of the materials available to the builders of a modern-day
structure such as the Giant Glasshouse or the Prince of Wales Conservatory as
compared with their Victorian predecessors. The glass can now be double-glazed and
thermally efficient. The steel used for the building’s skeleton can be tubular, providing
strength and flexibility to a vast superstructure. Joints have the facility to expand.
Ventilation can be fully computer controlled.
However, in spite of all these advances in terms of building technology, there remain
clear parallels between the purpose and innate character of the classic Victorian
glasshouses of Kew in London and their modern equivalent..."
CONSERVATORY
ARTS & CRAFT HOUSE
@ 346 BACHMAN CT.
LOS GATOS
SUNROOM
1901 VICTORIAN HOUSE IN PALO ALTO @ 359 EMBARCADERO RD.
CONSERVATORY CONNECTED TO A SAN
FRANCISCO VICTORIAN HOUSE
GREENHOUSE CONNECTED TO A
SAN FRANCISCO VICTORIAN HOUSE
EXAMPLES OF
GREENHOUSES /
CONSERVATORIES
CONNECTED TO
VICTORIAN AND
TRADITIONAL
RESIDENCES
ATTACHMENT 7
126 University Ave
Justification Letter
126 University Ave, Los Gatos, CA 95032 11/30/2022
This beautiful Victorian Style residence is a contributing structure part of the
University-Edelen Historic District. Its style is similar and consistent with other examples next to it.
The proposed exterior alteration happens completely at the rear, and lower level in part,of the property
and will be completely inconspicuous from the street and from the side yards. All of the rear openings
conform to the existing vertical proportions and scale, as well as to the materials of the existing building.
The new rear small shed structure addition will have its own subtle individual character and definition. No
strikingly modern elements are inserted in the visual composition.
We believe that the proposed changes are subtle and discrete enough that they will not disrupt the
character of this home or of the adjacent ones.
Character-Defining Features Analysis of the current house
Siting, height, and setbacks
Single story house, tall ceiling and roofs, sitting on a basement podium
setback about 25' from the street.
• Materials Wood Ship-lap Siding, tan color with white trims.
• Ornamentation The home has fish scale shingles, dentils, quarter medallions and spindles with
ATTACHMENT 8
ornamental moldings around the doors and windows.
• Roof shape and coverings Hip and gable roofs with dark gray shingles
• Projections: There's a skirted front bay window, a front and rear porch, front and rear stairs.
• Indentations: Entry Porch is setback relatively to the front bay.
• Windows: size, proportions, method of opening, sash materials, trim
Vertical Windows, some single hung, wood, with white trim all around, and connecting top belt
for the front bay ones.
• Porches: size, relation to main roof shape and design of posts, design of railing, height above
ground.
Front porch is about 4'-6” tall with ornamental wood railing and posts. Straight concrete stairs leading
to the front door.
• Entry: relation to main house wall, door design, trim Wooden glass door with grid, Dutch door split
operation, white flat trim.
• Stairs: location, direction, design of railing, materials
Concrete front stairs, straight run, concrete low side walls/parapets
• Chimney: height, location, materials brick work or stone work: color, size, and texture of units;
profile, color and composition of mortar None present
• Foundation or basement: difference (if any) in treatment from main house walls
Wood framed skirt walls clad in siding over grade with small horizontal windows above grade.
Concrete underneath.
• Garage and its relation to the house
Detached ornamented tall roof garage at the rear of the property with front facing window, gable roof.
Siding matching the main house. Wooden door.
Addition Building Design
We are proposing a small site addition of 20 sq.ft. in the least conspicuous place, at the rear, lower level.
The rear elevation changes will happen with identical siding and colors materials, windows with similar
proportions and it will reinforce the architectural style and design.
The addition will be subordinate, and compatible in scale and proportion to the historically significant portions of
the existing structure as well as with its overall integrity.
It should be noted that the current rear elevation is not an original part of the main house, it was completely
changed when rear floor area was added in 1995.
We believe that the small shed glazed roof being tucked in a rear corner, which doesn't change the overall
footprint (it fits between two existing corners), doesn't detract in any form from the overall house design spirit.
It continues the rhythm of smaller scale elements and it is subdivided by muntins just like the entry door is and
the rear french doors will be.
This feature provides light for the lower level master bedroom and a visual connection between the two levels, as
the roof overlaps a small part of the first floor. Being transparent, it results in being less prominent, reducing any
mass to this addition, while not appearing modern thanks to proportions and the glass subdivision.
Because the addition starts at the lower level (about 4'-5' below the driveway level), it really won't be visible from
the adjacent property or from the side driveway.
Also it is tucked between the wood siding corners, without any new protrusion.
The intent behind this design feature is to make what was just an utilitarian basement walk-out rear area,
screened by very nearby retaining walls, a social gathering area, with larger stepped paved terraces that double
as stairs but also as seating area.
The glazed corner contributes to the more open, airy feel that the proposed rear design seeks to achieve.
Because of its diminutive size, (about 6'-4” x 3'-7”), this only addition to the house, will definitely have a
subordinate role relatively to the overall house.
It should also be noted that the shingles roofing material is currently relegated to the very high roof planes
and so they don't come close to street eye-level.
The proposed small shed will instead be approximately at eye-level height once you are at the rear corner/
garage/ driveway and we feel that it would be much more pleasant to have a wood and glass light framing to
observe, rather than thin asphalt shingles very up close.
We have found a house in Los Gatos, also a traditional one, on Bachman Court that features a detached
conservatory, framed in metal and glass. Please see sheet A3.6 for this and other examples.
This is actually very typical of the Victorian Era, when green-houses, conservatories, orangeries, tea-houses
were inserted near or attached to Victorian buildings and homes and employed ornamental metal lattice work
and subdivided glazing to allow sunlight to benefit reading areas as well as for growing plants.
These is one Victorian example we found online among many.
Thank you for your consideration in revisiting this proposal, specifically the addition rooftop glazing
material.
We have modified the previously proposed sliding doors into french doors as suggested.
Sincerely,
Davide Giannella
Acadia-Architecture, Inc.
Licensed Architect C-31293
Davide Giannella, Leed A.P.
644 N. Santa Cruz Ave., Ste. 6
Los Gatos, Ca 95030
Tel: 408-219-0601
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A1.0 PROJECT INFORevision12-31-23
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionHeller Persico
Residence
126 University Ave
Los Gatos CA 95030
DRAWINGS INDEX
ARCHITECTURAL
A-1.0 PROJECT INFORMATION
1 SURVEY
A-1.1 PROPOSED SITE PLAN
A-2.1 BASEMENT FLOOR PLANS
A-2.2 FIRST FLOOR PLANS
A-2.3 ROOF PLAN
A-3.1 NEW EXTERIOR ELEVATIONS
A-3.2 NEW EXTERIOR ELEVATIONS
A-3.3 EXISTING EXTERIOR ELEVATIONS
A-3.4 EXISTING EXTERIOR ELEVATIONS
A-3.5 3D VIEW
A-3.6 CONSERVATORY HISTORY AND SAMPLES
A-5.0 OPENING SCHEDULES
PROJECT TEAM
SCOPE OF WORK
LOCATION MAPABBREVIATIONS
(REFER TO CONSULTANT DRAWINGS FOR ADDITIONAL ABBREVIATIONS)
AC. TILE
ADJ.
ALUM.
A.B.
APPROX.
A.C.
A.F.F.
@
BLKG.
BD.
BOT.
BLDG.
CAB.
C.I.
C.B.
CLG.
CEM.
C.C or O.C.
CL
CER. TILE
C.O.
C.O.T.G.
CLR.
RDW
C.W.
COL.
CONC.
C.P.
CONST.
C.H.
C.J.
CONT.
CTR.
CTSK.
D.A.
DTL.
DIA. or Ø
DIM.
DW
DISP.
DO
DR.
D.S.
DWG.
D.F.
EA.
E.W.
ELECT.
E.W.C.
EL. or
ELEV.
ENCL.
EQ.
EQUIP.
(E)
EX.
E.J.
EXP.
EXT.
F.O.C.
F.O.M.
F.O.S.
FIN.
F.E.
F.E.C.
F.H.C.
F.H.M.S.
F.H.W.S.
FL. or FLR.
F.D.
FTG.
FND.
GALV.
G.I.
GA.
GL.
GLU-LAM
GRD.
GYP. BD.
HDW.
HT.
H.C.
H.M.
HORIZ.
H.B.
HR.
INSUL.
INT.
INV.
JT
ACOUSTIC TILE
ADJUSTABLE
ALUMINUM
ANCHOR BOLT
APPROXIMATELY
ASPHALTIC CONCRETE
ABOVE FINISHED FLOOR
AT
BLOCKING
BOARD
BOTTOM
BUILDING
CABINET
CAST IRON
CATCH BASIN
CEILING
CEMENT
CENTER TO CENTER
CENTERLINE
CERAMIC TILE
CLEANOUT
CLEANOUT TO GRADE
CLEAR
REDWOOD
COLD WATER
COLUMN
CONCRETE
CONCRETE PIPE
CONSTRUCTION
CONSTRUCTION HEART
CONSTRUCTION JOINT
CONTINUOUS
COUNTER
COUNTER SUNK
DISABLED ACCESS
DETAIL
DIAMETER
DIMENSION
DISHWASHER
DISPOSAL
DITTO
DOOR
DOWNSPOUT
DRAWING
DRINKING FOUNTAIN
and/or DOUGLAS FIR
EACH
EACH WAY
ELECTRIC or ELECTRICAL
ELECTRIC WATER
COOLER
ELEVATION
ENCLOSE and/or
ENCLOSURE
EQUAL
EQUIPMENT
EXISTING
EXPANSION
EXPANSION JOINT
EXPOSED
EXTERIOR
FACE OF CONCRETE
FACE OF MASONRY
FACE OF STUD
FINISH
FIRE EXTINGUISHER
FIRE EXTINGUISHER
CABINET
FIRE HOSE CABINET
FLAT HEAD METAL
SCREW
FLAT HEAD WOOD
SCREW
FLOOR
FLOOR DRAIN
FOOTING
FOUNDATION
GALVANIZED
GALVANIZED IRON
GAUGE
GLASS
GLUE-LAMINATED
GRADE
GYPSUM BOARD
HARDWARE
HEIGHT
HOLLOW CORE
HOLLOW METAL
HORIZONTAL
HOSE BIBB
HOUR
INSULATION
INTERIOR
INVERT
JOINT
LAV.
LAM.
M.B.
M.H.
MFG.
M.O.
MATL.
MAX.
MECH.
MTL.
MIN.
MISC.
MTD.
(N)
N.I.C.
N.T.S.
NO. or #
OBS.
O.C.
OPNG.
OPP.
O.H.
O.F.O.S.
O.D.
O.F.C.I.
PART.
P.A.F.
PL
PLAS.
PW/PLYWD.
PR.
P.L.
d
P.V.C.
Q
R. or RAD.
R.W.L.
RWD./R.W.
R.C.P.
REINF.
REQ'D
R.D.
RM.
R.O.
RND. or Ø
R.H.M.S.
R.H.W.S.
S.T.S.M.S.
SHEATH.
SHT.
S.M.S.
S.O.V.
SIM.
S.C.
SPEC.
SQ. or Ø
S.S.
STD.
STL.
STRUCT.
TEL.
T.T.B.
TERR.
T.&G.
T.J.
T.O.B.
T.O.C.
T.O.S.
T.O.W.
TYP.
U.O.N.
V.T.R.
VERT.
V.G.
V.C.T.
V.C.P.
V.W.C.
W.C.
W.H.
WP.
W/
W/O
WD.
W.W.M..
LAVATORY
LAMINATE
MACHINE BOLT
MANHOLE
MANUFACTURER
MASONRY OPENING
MATERIAL
MAXIMUM
MECHANICAL
METAL
MINIMUM
MISCELLANEOUS
MOUNTED
NEW
NOT IN CONTRACT
NOT TO SCALE
NUMBER
OBSCURE
ON CENTER
OPENING
OPPOSITE
OPPOSITE HAND
OUTSIDE FACE OF STUD
OVERFLOW DRAIN and/or
OUTSIDE DIAMETER
OWNER FURNISHED and
CONTRACTOR INSTALLED
PARTITION
POWDER ACTUATED
FASTENER
PLATE
PLASTER
PLYWOOD
PAIR
PROPERTY LINE
PENNY (NAILS)
POLY VINYL CHLORIDE
RADIUS
RAIN WATER LEADER
REDWOOD
REINFORCED CONCRETE
PIPE
REINFORCING
REQUIRED
ROOF DRAIN
ROOM
ROUGH OPENING
ROUND
ROUND HEAD METAL
SCREW
ROUND HEAD WOOD
SCREW
SELF TAPPING SHEET
METAL SCREW
SHEATHING
SHEET
SHEET METAL SCREW
SHUT OFF VALVE
SIMILAR
SOLID CORE
SPECIFICATIONS
SQUARE
STAINLESS STEEL
STANDARD
STEEL
STRUCTURAL
TELEPHONE
TELEPHONE TERMINAL
BOARD
TERRAZZO
TONGUE & GROOVE
TOOLED JOINT
TOP OF BEAM
TOP OF CURB
or CONCRETE
TOP OF STEEL
or SHEATHING
TOP OF WALK
TYPICAL
UNLESS OTHERWISE
NOTED
VENT THROUGH ROOF
VERTICAL
VERTICAL GRAIN
VINYL COMPOSITION
TILE
VITRIFIED CLAY PIPE
VINYL WALL COVERING
WATER CLOSET
WATER HEATER
WATERPROOF
WITH
WITHOUT
WOOD
WELDED WIRE MESH
FACE OF OBJECT
CENTERLINE OF OBJECT
SECTION NUMBER
SHEET WHERE APPEARS
EARTH
GRAVEL / ROCK
CONCRETE
CONCRETE BLOCK
SAND, GROUT OR PLASTER
STEEL
WOOD, FINISH GRADE
PLY-WOOD
WOOD, CONTINUOUS
MEMBER
WOOD, BLOCKING
PLAN REF. GRID
DOOR ID
WINDOW ID
REVISION MARKER
PLAN KEY NOTES
SYMBOLS
REFER TO ARCHITECTURAL FLOOR PLAN SHEETS AND CONSULTANT
DRAWINGS FOR ADDITIONAL SYMBOLS AND REFERENCE DESIGNATIONS
DIMENSION REFERENCE
SECTION REFERENCE
01A9.1DETAIL NUMBER
SHEET WHERE APPEARS
DETAIL REFERENCE
01A9.1SCHEDULE REFERENCE
A
1
1010
AA
01
MATERIALS REFERENCE
APPLICABLE CODES
OWNER
STRUCTURAL ENGINEER
ENERGY COMPLIANCE
SURVEYOR
DEFERRED APPROVAL ITEMS
2019 California Building Code
2019 California Residential Building Code
2019 California Mechanical Code
2019 California Plumbing Code
2019 California Electrical Code
2019 California Energy Code
2019 Calgreen
2019 California Fire Code
Lowering of the basement North half floor to match the South side finished floor level
(about a foot).
Modifications to the rear elevation with new, larger windows proposed, a new lightwell
shape (wider than the current one), new railings.
Small addition (20 sq.ft.) at the rear basement walkout area, on the right by the master
bedroom now called seating area.
First floor interior remodel with removal of some walls.
No changes to shapes, finishes, colors, windows to the front and side elevations
or roof.
No trees removal.
Jennifer Heller and
Jean-Philippe Persico
126 University Ave Los Gatos CA 95030
jenniferjean.heller@gmail.com
SOIL REPORT CIVIL ENGINEER
LEA & BRAZE ENGINEERING.
GREGORY BRAZE P.E.
2495 INDUSTRIAL PARK WAY
WEST
HAYWARD, CA 9454
PH/FAX (510) 887-4086
EFE SOZKEEN MS. PE.
4X ENGINEERING INC.
4340 STEVENS CREEK BLVD
SUITE # 240
SAN JOSE CA, 95129
T: (408) 642-5464
NICK BIGNARDI CEPE
408-866-1620
Nick@FRIconsulting.com
21 N. Harrison Ave, Suite 210
Campbell CA 95008
ATTACHMENT 9
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG 644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A1.1 SITE PLANRevision12-31-23
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionMASTER BEDROOMMASTERCLOSETMASTER
BATHROOM
GUEST BEDROOMBATHROOMLOWER COURTYARDCRAWL-SPACE13'-3"10'-6"10'-0 1/2"
11'-9"
7'-6 1/4"CRAWL SPACE6'-0"5'-9"POWDER ROOMLOWER COURTYARD7'-5"3'-0"3'-8 1/2"SEATING AREA4'-0"
LadderEXISTINGLAUNDRY RM3'-6"DNTub-Shower13'-7"Curbless Shower2'-4 3/4"
1 0 '-3 1 /2 "
10'-1 1/4"
4'-5 1/2"
12'-5"19'-11 1/2"9'-2 3/4"11'-8 1/4"4'-7 1/2"
3'-11"
10'-10 1/2"5'-0"3'-0"
3'-7 1/2"6'-4 1/2"PROPOSED SITE PLAN
Scale: 1/4" = 1'-0"1 UNIVERSITY AVENUEEXISTING
GARAGE, NO
CHANGES
EXISTING
PORCH, NO
CHANGES
NEW WALK-OUT
AREA
EXISTING
DRIVEWAY, NO
CHANGES
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG 644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A2.1 BASEMENT FLOOR PLANSRevision12-31-23
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevision03
02
01
05
04
03
FAU
MASTER BEDROOM
MASTER
CLOSET
MASTERBATHROOMGUEST BEDROOM
BATHROOM
02
LOWER COURTYARD
CRAWL-SPACE 13'-3"10'-6"10'-0 1/2"11'-9"7'-6 1/4"CRAWL SPACE
6'-0"
5'-9"
04
POWDER ROOM
LOWER COURTYARD
7'-5"
3'-0"3'-8 1/2"SEATING AREA
4'-0"EXISTING
LAUNDRY RM
3'-6"DN
Tub-Shower 13'-7"Curbless Shower 2'-4 3/4"10'-3 1/2"10'-1 1/4"4'-5 1/2"12'-5"19'-11 1/2"
9'-2 3/4"
11'-8 1/4"4'-7 1/2"3'-11"10'-10 1/2"5'-0"
06
07
01 0908103'-0"3'-7 1/2"6'-4 1/2"
NEW BASEMENT FLOOR PLAN
Scale: 1/4" = 1'-0"01
FAU
UTILITY ROOM
CLOSET
BATH
BEDROOM
POWDER
LIGHTWELL
EXISTING BASEMENT PLAN
Scale: 1/4" = 1'-0"02
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG 644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A2.2 FIRST FLOOR PLANSRevision12-31-21
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionPARLOR
FRONT PORCHKITCHENPantry
Area
DINING ROOMDNUP
OPEN TO BELOW
Attic AccessOFFICEBATHROOM
CLOSET
CLOSET OFFICENEW FIRST FLOOR PLAN
Scale: 1/4" = 1'-0"01
LIVING ROOM/ DINING
PARLOR
FRONT PORCH
BEDROOM
BATH
BEDROOM
CLOSET
CLOSET
KITCHEN
PANTRY
OPEN TO BELOW
EXISTING FIRST FLOOR PLAN
Scale: 1/4" = 1'-0"02
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG 644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A2.3 ROOF PLANRevision12-31-23
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionROOF PLAN
Scale: 1/4" = 1'-0"01 NO CHANGES TO ROOF FRAMING AND ROOFING
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG 644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A3.1 NEW EXTERIOR ELEVATIONSRevision12-31-23
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionFront Elevation
Scale: 1/4" = 1'-0"01
NO CHANGES TO ANY ELEMENT OF THE FRONT ELEVATION
South Side
Scale: 1/4" = 1'-0"02
NEW BASEMENT LEVEL
WINDOWS
NEW BASEMENT LEVEL
WINDOWS
NEW BASEMENT LEVEL
WINDOWS
EXISTING GARAGE, NO
CHANGES
NO CHANGES TO SIDE
ELEVATION
REAR LIGHTWELL RAILING
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG 644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A3.2 NEW EXTERIOR ELEVATIONSRevision12-31-23
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionNORTH ELEVATION
Scale: 1/4" = 1'-0"02
NEW BASEMENT LIGHTWELL
NO CHANGES TO SIDE
ELEVATION
EXISTING GARAGE, NO
CHANGES
REAR LIGHTWELL RAILING
APPROXIMATE GRADE LINE
REAR ELEVATION
Scale: 1/4" = 1'-0"04
REPLACED WINDOW
NEW REAR FRENCH GLASS
DOOR
NEW REAR GLASS ROOF
NO CHANGES TO ROOFING
OR EXTERIOR MATERIALS,
COLORS
NEW REAR FRENCH GLASS
DOOR
NEW REAR WINDOW
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG 644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A3.3 EXISTING EXTERIOR ELEVATIONSRevision12-31-23
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionExisting Front Elevation
Scale: 1/4" = 1'-0"01
EXISTING GARAGE, NO
CHANGES
Existing South Side Elevation
Scale: 1/4" = 1'-0"02
REAR LIGHTWELL WALL
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG 644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A3.4 EXISTING EXTERIOR ELEVATIONSRevision12-31-23
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionEXISTING NORTH ELEVATION
Scale: 1/4" = 1'-0"02
EXISTING GARAGE, NO
CHANGES
EXISTING REAR ELEVATION
Scale: 1/4" = 1'-0"04
REAR LIGHTWELL WALL
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG 644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A3.5 3D VIEWSRevision12-31-23
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionRear View
Isometric Rear ViewSide Corner View of Glass Shed Roof
Front View of Driveway Side
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG 644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A3.6 Conservatory History and SamplesRevision12-31-23
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionThe History of Sunrooms
December 24, 2018 by Barry Hicks
"England, 1664
In 1664 John Evelyn used the term “conservatory” to distinguish this glass-roofed
structure from an orangery. A Conservatory was more suitable for plants that grew and
flowered in the winter because of the perpendicular sunlight from the roof. Beds of
earth were formed on the floor for the planting of trees and shrubs, instead of keeping
them in tubs and boxes, as was the custom in orangeries.
In the nineteenth century the conservatory also became distinguished from a
greenhouse. A conservatory developed into a structure where a few large plants were
grown for their exotic, scenic effect. It was attached to a mansion, usually off the
drawing room, where the family could go to enjoy the sunshine among the plants."
John Desmond Ltd
Great glasshouses
"A look at metalwork and glass structures from Victorian times to the present day…
The great glass houses of Britain are part building, part sculpture and part nursery –
iron, steel and glass structures nurturing rare species of plants and trees from a wide
variety of regions and climates. The construction materials may have changed over the
past 150 years, or so, but the architectural aims and challenges seem to have remained
similar.
Much has changed in terms of the materials available to the builders of a modern-day
structure such as the Giant Glasshouse or the Prince of Wales Conservatory as
compared with their Victorian predecessors. The glass can now be double-glazed and
thermally efficient. The steel used for the building’s skeleton can be tubular, providing
strength and flexibility to a vast superstructure. Joints have the facility to expand.
Ventilation can be fully computer controlled.
However, in spite of all these advances in terms of building technology, there remain
clear parallels between the purpose and innate character of the classic Victorian
glasshouses of Kew in London and their modern equivalent..."
CONSERVATORY
ARTS & CRAFT HOUSE
@ 346 BACHMAN CT.
LOS GATOS
SUNROOM
1901 VICTORIAN HOUSE IN PALO ALTO @ 359 EMBARCADERO RD.
CONSERVATORY CONNECTED TO A SAN
FRANCISCO VICTORIAN HOUSE
GREENHOUSE CONNECTED TO A
SAN FRANCISCO VICTORIAN HOUSE
EXAMPLES OF
GREENHOUSES /
CONSERVATORIES
CONNECTED TO
VICTORIAN AND
TRADITIONAL
RESIDENCES
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND
THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURESheet Scale : AS NOTEDDrawn By DG10/12/2022Reviewed By DG 644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A5.0 OPENING SCHEDULESRevision12-31-21
Davide Giannella
architectureHeller-Persico 126 University Ave, Los GatosCA 95030RevisionRevisionRevisionDOOR SCHEDULE
Nominal Size
Mark Location WidthHeightThicknessDoor Operation Slab Style Comments
01 LOWER FOYER 9'0"7'0"1 3/4"Swing Bi-part Glass TEMPERED GLAZING
02 LOWER SEATING AREA 5'8"7'0"1 3/4"Swing Complex Glass SELF CLOSING
03 MASTER BATHROOM 6'0"6'8"1 3/4"Slider Glass TEMPERED GLAZING
04 GUEST BEDROOM 6'0"6'8"1 3/4"Slider Glass TEMPERED GLAZING
WINDOWS SCHEDULE
Nominal Size
Mark Location O.A. Width O.A. HeightSash Operation Comments
01 SEATING AREA 5'0"2'0"Fixed Glass
02 MASTER BEDROOM 4'0"2'0"Horizontal Slider
03 MASTER BEDROOM 4'0"2'0"Horizontal Slider
04 MASTER CLOSET 4'0"2'0"Horizontal Slider
05 MASTER CLOSET 4'0"2'0"Horizontal Slider
06 GUEST BEDROOM 4'0"2'0"Horizontal Slider
07 BATHROOM 4'0"1'0"Horizontal Slider
08 STAIRS 2'0"7'0"Fixed Glass
09 STAIRS 2'0"6'0"Fixed Glass
10 UPPER STAIRS SPACE 9'0"6'0"Custom
NOTE 1: ALL WINDOWS AND PATIO DOORS TO BE WOOD-ALUMINUM CLAD U.O.N.
NOTE 2: GENERAL CONTRACTOR TO COORDINATE WITH ARCHITECT FOR ADJUSTMENT OF WINDOWS' SIZES
THAT ARE CLOSE TO STANDARD SIZES WHENEVER POSSIBLE FOR FINAL SIZE SELECTION
NOTE 3: ALL NEW OR REPLACED WINDOWS AND SKYLIGHTS SHALL HAVE A MAX. U-FACTOR AND A MAX.
SOLAR HEAT GAIN COEFFICIENT MATCHING THE CA TITLE 24 ENERGY EFFICIENCY REPORT.
NOTE 4: EVERY SLEEPING ROOM SHALL HAVE AT LEAST ONE OPERABLE EMERGENCY ESCAPE AND RESCUE
OPENING (R310.1)
NOTE 5: THE TEMPORARY LABEL (NFRC) WHICH STATES THE LISTED U-VALUE FOR ALL FENESTRATION
PRODUCTS SHALL NOT BE REMOVED PRIOR TO INSPECTION.
a) MINIMUM NET CLEAR OPENABLE DIMENSION OF 24" IN HEIGHT (R310.1.2)
b) MINIMUM NET CLEAR OPENABLE DIMENSION OF 20" IN WIDTH (R310.1.3)
c) MINIMUM NET CLEAR OPENABLE DIMENSION OF 5.7 SQUARE FEET IN AREA.
GRADE FLOOR OPENINGS SHALL HAVE A MINIMUM NET CLEAR OPENING OF 5 SQUARE FEET (R310.1.1)
Glazing meeting the requirements listed below shall be tempered:
1 Glazing in all fixed and operable panels of swinging door, sliding and bi-fold doors. [ R308.4.1]
2 Glazing in an individual fixed or operable panel that meets all of the following conditions: [ R308.4.3 ]
a. The exposed area of an individual pane larger than 9 square feet.
b. The bottom edge of the glazing is less than 18 inches above the floor.
c. The top edge of the glazing is more than 36 inches above the floor; and
d. One or more walking surfaces are within 36 inches, measured horizontally and in a
straight line of the glazing.
3 Glazing in walls, enclosures, or fences containing or facing hot tubs, spas, whirlpools, saunas, steam
rooms, bathtubs, showers, or indoor or outdoor swimming pools, where the bottom exposed edge of the
glazing is less than 60 inches measured vertically above any standing or walking surface. [R308.4.5]
4 Glazing where the bottom exposed edge of the glazing is less than 36 inches above the plane of the
adjacent walking surface of stairways. Landings between flights of stairs and ramps. [ R308.4.6 ]
5 Glazing adjacent to the landing at the bottom of a stairway where the glazing is less than 36 inches above
the landing and within 60 inches horizontally of the bottom tread. [ R308.4.7 ]
ALL NEW WINDOWS
AND PATIO DOORS TO BE WOOD PELLA
"RESERVE TRADITIONAL" WHITE COLOR
TO MATCH THE EXISTING ONES