Item 5 - Staff Report and Attachments 1 and 2
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: 03/29/2023 ITEM NO: 5
DATE: March 17, 2023
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Removal and Replacement In-Kind of Wood Siding
on a Pre-1941 Residence on Property Zoned R-1:8. APN 510-40-155. Located
at 15 Chestnut Avenue. APN 529-04-001. Request for Review Application
PHST-23-002. Property Owner: Mahtab Fatemi and Ben Verwer. Applicant:
Jay Plett, Architect. Project Planner: Sean Mullin.
RECOMMENDATION:
Requesting approval for removal and replacement in-kind of wood siding on a pre-1941
residence on property zoned R-1:8 located at 15 Chestnut Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: 1930 per County Assessor’s Database; c. 1900 per
Bloomfield Survey
2. Town of Los Gatos Historic Status Code: Not rated
3. Does property have an LHP Overlay? No
4. Is structure in a historic district? N/A
5. If yes, is it a contributor? N/A
6. Findings required? Yes
7. Considerations required? Yes
BACKGROUND:
On December 16, 2020, the Committee considered a request for construction of an addition
greater than 100 square feet to the existing residence. The proposal included an interior
remodel and new windows and custom milled siding at the addition to match the existing
materials. The Committee considered the request and forwarded a recommendation of
approval to the Community Development Director. The project was approved by the Town and
Building Permits were issued on March 22, 2022. The residence is currently under construction.
PAGE 2 OF 3 SUBJECT: 15 Chestnut Avenue/PHST-23-002 DATE: March 17, 2023
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Chestnut Avenue.docx
BACKGROUND (continued):
In June 2022, the applicant contacted staff to explore replacement of the existing windows on
the residence. The applicant provided details showing that the condition of the existing
windows had declined, and replacement was justified. The applicant proposed new windows to
match the existing in operation, materials, and details. Given the in-kind replacement, the new
windows were approved at the staff level.
DISCUSSION:
The applicant requests approval to remove the existing horizontal wood lap siding and to
replace it in-kind with custom-milled redwood or cedar siding to match the existing size and
profile (Attachment 1). The applicant indicates that the existing wood siding has no
waterproofing underlayment, and the walls lack proper insulation. The applicant will be
installing insulation as part of the project that is in progress and indicates that due to the lack of
waterproofing underlayment, any water intrusion into the new insulation would be difficult to
dry out and detrimental to the building’s health. Additionally, the applicant indicates that the
process of removing the existing siding would compromise the integrity of the existing boards,
rendering them unusable.
Town Code Section 29.10.020 clarifies that demolition of a historic structure means removal of
more than twenty-five percent of the wall(s) facing a public street or fifty percent of all exterior
walls. The removal and replacement of in-kind, non-repairable exterior wall covering resulting
in no change to its exterior appearance or historic character is exempt from the above
definition when approved by the deciding body.
The applicant is seeking a determination from the Committee that the removal and
replacement in-kind of the siding is appropriate and therefore exempt from the demolition
definition. Should the Committee find merit in the request, Building Permit revisions could be
approved by the Town and the project would not return to the Committee.
CONCLUSION:
Should the Committee find merit in the proposed project, it should make the following findings
and considerations and approve the request. The project would be completed through a
revision to the issued Building Permit and would not return to the Committee.
PAGE 3 OF 3 SUBJECT: 15 Chestnut Avenue/PHST-23-002 DATE: March 17, 2023
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Chestnut Avenue.docx
FINDINGS AND CONSIDERATIONS:
A. Findings
Sec. 29.10.020. Demolition (historic structures)
All remaining exterior walls must be contiguous and must retain the existing exterior wall
covering. No new exterior wall covering shall be permitted over the existing exterior wall
covering. The following are exempt from this definition:
a. Replacement. The exterior wall covering may be removed if the covering is not
original to the structure.
X b. Repair. The removal and replacement of in kind non-repairable exterior wall
covering (siding) resulting in no change to its exterior appearance or historic
character if approved by the deciding body.
c. Removal. The removal of an addition(s) that is not part of the original structure
and which has no historic significance, as determined by the Historic Preservation
Committee. Demolition shall be determined by subsections (1) and (2) above for
the original structure, where walls enclosed by additions shall be considered as
exterior walls.
B. 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:
X For pre-1941 structures, the proposed work will neither adversely affect the exterior
architectural characteristics or other features of the property which is the subject of
the application.
ATTACHMENTS:
1. Letter of Justification
2. Approved Project Plans
This Page
Intentionally
Left Blank
Genenal Contnactons
Februa ry 28, 2023
To: Los Gatos HPC Committee
Re: Fatemi & Verwer
15 Chestnut Ave
Los Gatos, Ca 95030
The existing siding has no waterproofing underlayment per code and
modern building practice. The existing wall cavities have no insulation.
Once lnsulation is installed, any water intrusion will be difficult to dry
out and detrimental to the building health. We would like to remove
the existing siding.Apply underlayment per code. Then apply plywood
shear/sheathing, then install new redwood or cedar siding. The
integrity of the existing siding will be compromised thru the removal
process and be rendered unusable.
The new siding will be custom milled to match exactly the dimension,
face exposure and profile of the existing siding. We are already in the
process of this for the new siding being applied to the building addition.
This rehabilitation will further the viability of the structure into the
futu re,
Thank You for the Consideration
Jim Par
14407 Big Basin Way, Ste.G o Sanatoga, CA 95O7O
Contr-actor's License No. B-1 453752 '
o [4OBJ 867-1060 . Fax [4O8] 867-292C,
www. pa nden con stnuction. com ATTACHMENT 1
This Page
Intentionally
Left Blank
1
1
1
0' 4' 8'16'
2ND STORY
ADDITION
DASHED LINE
(E) ROOF BEYOND
DEMO
8 SF
(E) HISTORIC WALL AREA 346.5 SF
DEMO'D HISTORIC WALL 8 SF / 2%
REMAINING HISTORIC WALL 338.5 SF / 98%
(E) HISTORIC WALL AREA 345.5 SF
DEMO'D HISTORIC WALL 27.0 SF / 8%
REMAINING HISTORIC WALL 318.5 SF / 92%
(E) HISTORIC WALL AREA 343.25 SF
DEMO'D HISTORIC WALL 0 SF / 0%
REMAINING HISTORIC WALL 343.25 SF / 100%
(E) ROOF
DEMO 6SF
DEMO 12SF
1ST FLR
1ST FLR
1ST FLR
1ST FLR
(E)
ROOF
2ND FLR
2ND FLR
2ND FLR
DEMO (E) NON-
HISTORIC
ADDITIONS. NOT
REQ'D IN DEMO
CALC. TYP.
(E) ORIGINAL WALL AREA 0 SF
(E)
WDW
8 SF
(E) DR
21 SF
DEMO (E) NON-
HISTORIC
ADDITIONS.
NOT REQ'D IN
DEMO CALC.
TYP.
DEMO (E) NON-HISTORIC
ADDITIONS. NOT REQ'D IN
DEMO CALC. TYP.
DEMO (E) NON-HISTORIC ADDITIONS.NOT REQ'D IN DEMO CALC. TYP.
(E)
WDW
8 SF
(E)
WDW
9 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
9 SF
(E)
WDW
9 SF
(E)
WDW
9 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
6 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
14 SF
(E)
WDW
5 SF
WINE CAB.
EQUIPMENT
(N)(N)
(N)(N)
(N)(E)
(E)(E)(E)(E)
24"
28'-0" +/- (30'-0" MAX ALLOWED)(E) HGT = 28'-0" +/- TO REMAIN
28'-0" +/- (30'-0" MAX ALLOWED)
COMP ROOF
TO MATCH (E)
(N)
(E)(N)
(N)
(N) WOOD
TYP.
WOOD
(E)
(N)
(N) COLUMN
(N)(N)
(N)
(N) COLUMN
24"
(N) COLUMN
(N) COLUMN 66.7' +/-73.2' +/-31.9' +/-
55.0' +/-137.4' +/-
61.3'
+/
-
(N)(N)
(N)(N)
(E)
(N)
(N)
(N)
(N)
(N)
(N)
(N)
(N)
(N)(N)(N) (N)
(N)
(N)(N)
(E)(E)(E)
(E)(E)(E)(E)(E)(E)
(N)
(N)
(N)(N)(N)
existing building 28'-0" +/- to
remain. rear addition Will be
no higher than this ridge.
existing
WindoWs are
Wood framed,
typ.
24"
(e) non-
historic Wall
to remain(e) non-
historic Wall
to remain
BASEMENTSITE PLAN W/EXT. STAIRS TO
BASEMENT NOT MASKED
4080
4080
16080
16080
GROUND FLOORGROUND FLOOR
- TOO LIGHT NOT USING
N. SANTA CRUZ
HW
Y
1
7
HW
Y
9
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M
A
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PROJECTPROJECT
SITESITE
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CHE
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RIDGEC
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B
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A
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NI
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PER THE COND OF APPROVAL, PRIOR TO ISSUANCE
OF A CERTIFICATE OF OCCUPANCY, THE FRONT YARD
MUST BE LANDSCAPED. EXISTING LANDSCAPE
IRRIGATION TO REMAIN. NO NEW IRRIGATED
LANDSCAPING IS PROPOSED
FIRE
H
Y
D
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POWER
POLE
(E) O/H
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REMAIN
OH
E
G
G
(E) DRIVEWAY
TO REMAIN
S
S
S
S
(E) SEWER
CLEAN OUT
TO REMAIN
W
(E) WATER
METER TO
REMAIN
W
landing no more than
7 3/4" lower than dr.
threshold, typ.
(E) 3
030 UNDERFLOOR ACCESS TO
REMAIN.ACCESS (N) UNDERFLOOR
AREA FROM (E) UNDERFLOOR
AREA WITH (N) 3
030 OPENING
(E) GAS to
remain
oh
e
SEE VENT NOTE
SHEET A-5, TYP.
X
X
X
WATTLE STORMDRAIN MGMT
PER CAL GREEN
X
X
WATTLE STORM
DRAIN MGMT
PER CAL GREEN
underfloor - (n)
fau #1 to replace
(e) & (e) HW TANK
to remain
EQ.EQ.
(n) A/C
CONDENSORs to
rePLACE (E)
COPPER
SCUPPERS
wall to remain on
the ground floor
(E) 200A
ELEC to
remain
PROVIDE UNDERLAYMENT
PER CRC R703.2
1
1
1
0' 4' 8'16'
2ND STORY
ADDITION
DASHED LINE
(E) ROOF BEYOND
DEMO
8 SF
(E) HISTORIC WALL AREA 346.5 SF
DEMO'D HISTORIC WALL 8 SF / 2%
REMAINING HISTORIC WALL 338.5 SF / 98%
(E) HISTORIC WALL AREA345.5 SF
DEMO'D HISTORIC WALL27.0 SF / 8%
REMAINING HISTORIC WALL318.5 SF / 92%
(E) HISTORIC WALL AREA343.25 SF
DEMO'D HISTORIC WALL0 SF / 0%
REMAINING HISTORIC WALL343.25 SF / 100%
(E) ROOF
DEMO 6SF
DEMO 12SF
1STFLR
1ST FLR
1ST FLR
1STFLR
(E)
ROOF
2NDFLR
2NDFLR
2ND FLR
DEMO (E) NON-
HISTORIC
ADDITIONS. NOT
REQ'D IN DEMO
CALC. TYP.
(E) ORIGINAL WALL AREA 0 SF
(E)
WDW
8 SF
(E) DR
21 SF
DEMO (E) NON-
HISTORIC
ADDITIONS.
NOT REQ'D IN
DEMO CALC.
TYP.
DEMO (E) NON-HISTORIC
ADDITIONS. NOT REQ'D IN
DEMO CALC. TYP.
DEMO (E) NON-HISTORIC ADDITIONS.
NOT REQ'D IN DEMO CALC. TYP.
(E)
WDW
8 SF
(E)
WDW
9 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
9 SF
(E)
WDW
9 SF
(E)
WDW
9 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
6 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
14 SF
(E)
WDW
5 SF
WINE CAB.
EQUIPMENT
(N)(N)
(N)(N)
(N)(E)
(E)(E)(E)(E)
24"
28'-0" +/- (30'-0" MAX ALLOWED)(E) HGT = 28'-0" +/- TO REMAIN
28'-0" +/- (30'-0" MAX ALLOWED)
COMP ROOF
TO MATCH (E)
(N)
(E)(N)
(N)
(N) WOOD
TYP.
WOOD
(E)
(N)
(N) COLUMN
(N)(N)
(N)
(N) COLUMN
24"
(N) COLUMN
(N) COLUMN 66.7' +/-73.2' +/-31.9' +/-
55.0' +/-137.4' +/-
61.3'
+/
-
(N)(N)
(N)(N)
(E)
(N)
(N)
(N)
(N)
(N)
(N)
(N)
(N)
(N)(N)(N) (N)
(N)
(N)(N)
(E)(E)(E)
(E)(E)(E)(E)(E)(E)
(N)
(N)
(N)(N)(N)
existing building 28'-0" +/- to
remain. rear addition Will be
no higher than this ridge.
existing
WindoWs are
Wood framed,
typ.
24"
(e) non-
historic Wall
to remain(e) non-
historicWall
to remain
BASEMENTSITE PLAN W/EXT. STAIRS TO
BASEMENT NOT MASKED
4080
4080
16080
16080
GROUND FLOORGROUND FLOOR
- TOO LIGHT NOT USING
N. SANTA CRUZ
HW
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1
7
HW
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E.
M
A
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SITESITE
OVERLOOK
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PER THE COND OF APPROVAL, PRIOR TO ISSUANCE
OF A CERTIFICATE OF OCCUPANCY, THE FRONT YARD
MUST BE LANDSCAPED. EXISTING LANDSCAPE
IRRIGATION TO REMAIN. NO NEW IRRIGATED
LANDSCAPING IS PROPOSED
FIRE
H
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D
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A
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TO REMAIN
S
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S
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(E) SEWER
CLEAN OUT
TO REMAIN
W
(E) WATER
METER TO
REMAIN
W
landing no more than
7 3/4" lower than dr.
threshold, typ.
(E) 3
030UNDERFLOOR ACCESS TO
REMAIN.ACCESS (N) UNDERFLOOR
AREA FROM (E) UNDERFLOOR
AREA WITH (N) 3
030OPENING
(E) GAS to
remain
oh
e
SEE VENT NOTE
SHEET A-5, TYP.
X
X
X
WATTLE STORM
DRAIN MGMT
PER CAL GREEN
X
X
WATTLE STORM
DRAIN MGMT
PER CAL GREEN
underfloor - (n)
fau #1 to replace
(e) & (e) HW TANK
to remain
EQ.EQ.
(n) A/C
CONDENSORs to
rePLACE (E)
COPPER
SCUPPERS
wall to remain on
the ground floor
(E) 200A
ELEC to
remain
PROVIDE UNDERLAYMENT
PER CRC R703.2
111
0' 4' 8'16'
2ND STORYADDITIONDASHED LINE
(E) ROOF BEYOND
DEMO
8 SF
(E) HISTORIC WALL AREA 346.5 SF
DEMO'D HISTORIC WALL 8 SF / 2%
REMAINING HISTORIC WALL 338.5 SF / 98%
(E) HISTORIC WALL AREA 345.5 SF
DEMO'D HISTORIC WALL 27.0 SF / 8%
REMAINING HISTORIC WALL 318.5 SF / 92%
(E) HISTORIC WALL AREA 343.25 SF
DEMO'D HISTORIC WALL 0 SF / 0%
REMAINING HISTORIC WALL 343.25 SF / 100%
(E) ROOF
DEMO 6SF
DEMO 12SF
1ST FLR
1ST FLR
1ST FLR
1ST FLR
(E)
ROOF
2ND FLR
2ND FLR
2ND FLR
DEMO (E) NON-
HISTORIC
ADDITIONS. NOT
REQ'D IN DEMO
CALC. TYP.
(E) ORIGINAL WALL AREA 0 SF
(E)
WDW
8 SF
(E) DR
21 SF
DEMO (E) NON-
HISTORIC
ADDITIONS.
NOT REQ'D IN
DEMO CALC.
TYP.
DEMO (E) NON-HISTORIC
ADDITIONS. NOT REQ'D IN
DEMO CALC. TYP.
DEMO (E) NON-HISTORIC ADDITIONS.NOT REQ'D IN DEMO CALC. TYP.
(E)
WDW
8 SF
(E)
WDW
9 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
9 SF
(E)
WDW
9 SF
(E)
WDW
9 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
6 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
14 SF
(E)
WDW
5 SF
WINE CAB.
EQUIPMENT
(N)(N)
(N)(N)
(N)(E)
(E)(E)(E)(E)
24"
28'-0" +/- (30'-0" MAX ALLOWED)(E) HGT = 28'-0" +/- TO REMAIN 28'-0" +/- (30'-0" MAX ALLOWED)COMP ROOFTO MATCH (E)(N)(E)(N)(N)(N) WOODTYP.WOOD(E)(N)(N) COLUMN
(N)(N)
(N)
(N) COLUMN
24"
(N) COLUMN
(N) COLUMN 66.7' +/-73.2' +/-31.9' +/-55.0' +/-137.4' +/-61.3'
+/
-
(N)(N)
(N)(N)
(E)
(N)
(N)
(N)
(N)
(N)
(N)
(N)
(N)
(N)(N)(N) (N)
(N)(N)(N)(E)(E)(E)(E)(E)(E)(E)(E)(E)(N)(N)(N)(N)(N)existing building 28'-0" +/- toremain. rear addition Will beno higher than this ridge.existingWindoWs areWood framed,typ.24"
(e) non-
historic Wall
to remain(e) non-
historic Wall
to remain
BASEMENTSITE PLAN W/EXT. STAIRS TOBASEMENT NOT MASKED40804080
16080
16080
GROUND FLOORGROUND FLOOR
- TOO LIGHT NOT USING
N. SANTA CRUZ
HW
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7
HW
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9
E.
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A
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PROJECTPROJECT
SITESITE
OVERLOOK
CHE
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RIDGEC
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T
B
A
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A
N
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PER THE COND OF APPROVAL, PRIOR TO ISSUANCEOF A CERTIFICATE OF OCCUPANCY, THE FRONT YARDMUST BE LANDSCAPED. EXISTING LANDSCAPEIRRIGATION TO REMAIN. NO NEW IRRIGATEDLANDSCAPING IS PROPOSED
FIRE
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POWER
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(E) 3
030 UNDERFLOOR ACCESS TO
REMAIN.ACCESS (N) UNDERFLOOR
AREA FROM (E) UNDERFLOOR
AREA WITH (N) 3
030 OPENING
(E) GAS toremainohe
SEE VENT NOTE
SHEET A-5, TYP.
XXXWATTLE STORMDRAIN MGMTPER CAL GREEN XX WATTLE STORMDRAIN MGMTPER CAL GREEN
underfloor - (n)
fau #1 to replace
(e) & (e) HW TANK
to remain
EQ.EQ.(n) A/CCONDENSORs torePLACE (E)
COPPER
SCUPPERS
wall to remain onthe ground floor (E) 200AELEC toremainPROVIDE UNDERLAYMENTPER CRC R703.2
1
1 1
0' 4' 8'16'
2ND STORYADDITIONDASHED LINE
(E) ROOF BEYOND
DEMO
8 SF
(E) HISTORIC WALL AREA 346.5 SF
DEMO'D HISTORIC WALL 8 SF / 2%
REMAINING HISTORIC WALL 338.5 SF / 98%
(E) HISTORIC WALL AREA 345.5 SF
DEMO'D HISTORIC WALL 27.0 SF / 8%
REMAINING HISTORIC WALL 318.5 SF / 92%
(E) HISTORIC WALL AREA 343.25 SF
DEMO'D HISTORIC WALL 0 SF / 0%
REMAINING HISTORIC WALL 343.25 SF / 100%
(E) ROOF
DEMO 6SF
DEMO 12SF
1ST FLR
1ST FLR
1ST FLR
1ST FLR
(E)
ROOF
2ND FLR
2ND FLR
2ND FLR
DEMO (E) NON-
HISTORIC
ADDITIONS. NOT
REQ'D IN DEMO
CALC. TYP.
(E) ORIGINAL WALL AREA 0 SF
(E)
WDW
8 SF
(E) DR
21 SF
DEMO (E) NON-
HISTORIC
ADDITIONS.
NOT REQ'D IN
DEMO CALC.
TYP.
DEMO (E) NON-HISTORIC
ADDITIONS. NOT REQ'D IN
DEMO CALC. TYP.
DEMO (E) NON-HISTORIC ADDITIONS.NOT REQ'D IN DEMO CALC. TYP.
(E)
WDW
8 SF
(E)
WDW
9 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
9 SF
(E)
WDW
9 SF
(E)
WDW
9 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
6 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
14 SF
(E)
WDW
5 SF
WINE CAB.
EQUIPMENT
(N)(N)
(N)(N)
(N)(E)
(E)(E)(E)(E)
24"
28'-0" +/- (30'-0" MAX ALLOWED)(E) HGT = 28'-0" +/- TO REMAIN
28'-0" +/- (30'-0" MAX ALLOWED)COMP ROOFTO MATCH (E)(N)(E)(N)(N)(N) WOODTYP.WOOD(E)(N)(N) COLUMN
(N)(N)
(N)
(N) COLUMN
24"
(N) COLUMN
(N) COLUMN 66.7' +/-73.2' +/-31.9' +/-55.0' +/-137.4' +/-
61.3'
+/
-
(N)(N)
(N)(N)
(E)
(N)
(N)
(N)
(N)
(N)
(N)
(N)
(N)
(N)(N)(N) (N)
(N)(N)(N)(E)(E)(E)(E)(E)(E)(E)(E)(E)(N)(N)(N)(N)(N)
existing building 28'-0" +/- to
remain. rear addition Will be
no higher than this ridge.
existingWindoWs areWood framed,typ.24"
(e) non-
historic Wall
to remain(e) non-
historic Wall
to remain
BASEMENTSITE PLAN W/EXT. STAIRS TO
BASEMENT NOT MASKED
40804080
16080
16080
GROUND FLOORGROUND FLOOR
- TOO LIGHT NOT USING
N. SANTA CRUZ
HW
Y
1
7
HW
Y
9
E.
M
A
I
N
S
T
P
E
N
N
S
Y
L
V
A
N
I
A
H
E
R
N
A
N
D
E
Z
PROJECTPROJECT
SITESITE
OVERLOOK
CHE
S
T
N
U
T ELLENWO
OD
RIDGEC
R
E
S
T
B
A
C
H
M
A
N
NI
C
H
O
L
S
O
N
PER THE COND OF APPROVAL, PRIOR TO ISSUANCE
OF A CERTIFICATE OF OCCUPANCY, THE FRONT YARD
MUST BE LANDSCAPED. EXISTING LANDSCAPE
IRRIGATION TO REMAIN. NO NEW IRRIGATED
LANDSCAPING IS PROPOSED
FIRE
H
Y
D
R
A
N
T
COR
N
E
R
C
H
E
S
T
N
U
T
AND
H
E
R
N
A
N
D
E
Z
POWER
POLE
(E) O/H
ELEC TO
REMAIN
OH
E
G
G
(E) DRIVEWAYTO REMAIN
S
S
S
S
(E) SEWER
CLEAN OUT
TO REMAIN
W
(E) WATER
METER TO
REMAIN
Wlanding no more than7 3/4" lower than dr.threshold, typ.
(E) 3
030 UNDERFLOOR ACCESS TO
REMAIN.ACCESS (N) UNDERFLOOR
AREA FROM (E) UNDERFLOOR
AREA WITH (N) 3
030 OPENING
(E) GAS toremainohe
SEE VENT NOTE
SHEET A-5, TYP.
XXXWATTLE STORMDRAIN MGMTPER CAL GREEN XX WATTLE STORMDRAIN MGMTPER CAL GREEN
underfloor - (n)
fau #1 to replace
(e) & (e) HW TANK
to remain
EQ.EQ.(n) A/CCONDENSORs torePLACE (E)
COPPER
SCUPPERS
wall to remain onthe ground floor (E) 200AELEC toremainPROVIDE UNDERLAYMENTPER CRC R703.2
1 15 chestnutremodel & addition10.18.21
07.20.21
06.29.21
FATEMI & VERWER HOME15 CHESTNUT AVEUNE, LOS GATOS
west elevation
driveway side 1/4" = 1'-0"
north elevation
front 1/4" = 1'-0"
MECHANICAL / PLUMBING NOTES MECHANICAL / PLUMBING NOTES
1. CONTRACTOR SHALL SIZE FAU(S) AND HOT WATER TANK(S) PER ENERGY CALCULATIONS AND
PROVIDE OUTSIDE COMBUSTION AIR REQUIRED BY THE EQUIPMENT AND THE EQUIPMENT
LOCATION AS OUTLINED AND DEFINED IN CMC CHAPTER 7 AND CMC TABLE 7-A. CONTRACTOR
SHALL SUBMIT CALCULATIONS TO BUILDING OFFICIAL FOR APPROVAL PRIOR TO
CONSTRUCTION. SEE PLAN FOR FAU AND HW EQUIPMENT
2. INSTALLATION INSTRUCTIONS FOR ALL LISTED EQUIPMENT SHALL BE PROVIDED TO THE FILED
INSPECTOR AT TIME OF INSPECTION.
3. HVAC:
A) SIZE PER TITLE 24 CALCS SHEET T-24
B) PROVIDE 3" MIN. WORKING SPACE ALONG EACH SIDE OF FAU W/ A TOTAL OF 12" ON BOTH
SIDES COMBINED. PROVIDE 3" MIN @ TOP AND BACK OF UNIT.
C) ATTIC MOUNTED UNITS SHALL HAVE:
- FURNACE MODEL LISTED FOR ATTIC LOCATION.
- ATTIC ACCESS 30" X 30" MIN (EXCEPTION 22" X 30")
- PROVIDE SOLID FLOORING NOT LESS THAN 24" WIDE FROM ATTIC SPACE ACCESS OPENING TO
THE MECH. FAU PER CMC 304.4.2, TYP.
- 30" X 30" MIN LEVEL SERVICE SPACE IN FRONT OF MECHNICAL FAUs PER CMC 304.4.3, TYP.
- ONE ELECTRIC OUTLET & LIGHTING FIXTURE CONTROLLED BY A SWITCH LOCATED AT THE
REQUIRED PASSAGEWAY OPENING (CMC).
4. ENVIRONMENTAL AIR DUCTS (DRYERS, EXHAUST FANS) MUST TERMINATE 3'- 0" MIN AWAY FROM
OPENINGS INTO THE BUILDING.
5. PRESSURE ABSORBING DEVICES OR APPROVED MECHANICAL DEVICES ARE REQUIRED ON
WATER LINES LOCATED AS CLOSE AS POSSIBLE TO QUICK ACTING VALVES THAT WILL ABSORB
HIGH PRESSURE RESULTING FROM THE CLOSING OF QUICK ACTING VALVES (I.E. CLOTHES
WASHER)
6. MINIMUM CAPACITY OF WATER HEATER EQUIVALENT TO NOT LESS THAN THE FIRST HOUR
RATING OF 80 GALLONS. CPC 501, UPC TABLE 5-1
7. ALL MECHANICAL, PLUMBING, ELECTRICAL AND SIMILAR PENETRATIONS OF FLOOR OR TOP
PLATES SHALL BE CAULKED WITH AN ASTM E136 RATED RESIDENTIAL FIRE CAULK
8. GAS PIPING SHALL BE SUPPORTED PER CPC 1211.11.
9. SUSPENDED PLUMBING PIPING SHALL BE SUPPORTED PER CPC TABLE 3-2 AND SECTIONS 314.0.
DUCTWORK SHALL BE SUPPORTED PER CMC TABLES 6-5 AND 6-6 AND SECTION 604.0 PLUMBING
AND MECHANICAL (ETC...). ROOF VENTS SHALL BE PLACED AS INCONSPICUOUSLY AS POSSIBLE.
COORDINATE W/G.C. AND ARCHITECT.
10. PROVIDE PRESSURE BALANCE VALVES FOR SHOWERS AND TUB/SHOWERS.
11. PROVIDE A MINIMUM 4" DIAMETER DRAINAGE PIPE FOR FOUR (4) OR MORE WATER CLOSET
FIXTURES ON THE SAME HORIZONTAL BRANCH OR DRAIN
12. TUB/SHOWER WALLS SHALL BE CONSTRUCTED OF A SMOOTH, HARD, NON ABSORBENT
SURFACE (E.G. CERAMIC TILE OR FIBERGLASS) OVER A MOISTURE RESISTANT UNDER-LAYMENT
(E.G. CEMENT, FIBER CEMENT OR GLASS MAT GYPSUM BACKER0 TO A HEIGHT OF 72" ABOVE THE
DRAIN INLET. WATER-RESISTANT GYPSUM BACKING BOARD SHALL NOT BE USED OVER A VAPOR
RETARDER IN SHOWER OR BATHTUB COMPARTMENTS CRC SECTIONS R307.2, R702.3.8
13. MAXIMUM ALLOWED FIXTURE FLOW RATES - SEE CAL GREEN NOTES, SHEET G-1
14. SHOWER & BATH ENCLOSURES SHALL BE TRIM-LESS AND TEMP. W/22" MIN. CLEAR OPENINGS
15. NO DOMESTIC DISHWASHING MACHINE SHALL BE DIRECTLY CONNECTED TO A DRAINAGE
SYSTEM OR FOOD WASTE DISPOSER WITHOUT THE USE OF AN APPROVED DISHWASHER AIR
GAP FITTING ON THE DISCHARGE SIDE OF THE DISHWASHING MACHINE. LISTED AIRGAPS SHALL
BE INSTALLED WITH THE FLOOD-LEVEL (FL) MARKING AT OR ABOVE THE FLOOD LEVEL OF THE
SINK OR DRAIN BOARD. WHICHEVER IS HIGHER. CPC SEC. 807.3
16. INCLUDE A CATEGORY III OR IV VENT, OR A TYPE B VENT WITH STRAIGHT PIPE BETWEEN
OUTSIDE TERMINATION AND SPACE WHERE THE WATER HEATER IS INSTALLED
17. INCLUDE A CONDENSATE DRAIN THAT IS NO MORE THAN 2 INCHES HIGHER THAN THE BASE OF
THE INSTALLED WATER HEATER, AND ALLOWS NATURAL DRAINING W/O PUMP ASSISTANCE
18. THERE ARE NO AIR VENTS. OPENABLE WINDOWS . AND ENTRY DOORS TO HABITABLE SPACE
WITHIN A RECTANGULAR AREA EXTENDING 18 INCHES BEYOND EITHER SIDE OF AND 10 FEET
ABOVE THE SERVICE REGULATOR VENT
A-4
CRAWL SPACE VENTING (PER CRC 408.2) CRAWL SPACE VENTING (PER CRC 408.2)
NEW CRAWL SPACE = 427.5 SF
2.85 SF VENTING REQUIRED (427.5 SF X 1 SF VENTING / 150 SF UNDER FLOOR AREA)
1. PROVIDE QTY 5 MIN. 6" X 14" STANDARD FOUNDATION VENTS = 2.91 SF MIN OF NET FREE VENT
AREA LOCATED IN FLOOR JOIST BAYS.
2. BLOCK OUT CONCRETE STEM AS REQ'D PER STRUCTURAL
3. PLACE VENTS TO PROVIDE CROSS VENTILLATION & COMMUNICATION W/ EXISTING CRAWL SPACE
4. ONE VENTILATION OPENING SHALL BE LOCATED AS CLOSE TO EACH CORNER OF THE BUILDING AS
IS PRACTICAL.
10.18.21
THE
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1
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ATTACHMENT 2
111
0' 4' 8'16'
2ND STORY ADDITIONDASHED LINE
(E) ROOF BEYOND
DEMO
8 SF
(E) HISTORIC WALL AREA 346.5 SF
DEMO'D HISTORIC WALL 8 SF / 2%
REMAINING HISTORIC WALL 338.5 SF / 98%
(E) HISTORIC WALL AREA 345.5 SF
DEMO'D HISTORIC WALL 27.0 SF / 8%
REMAINING HISTORIC WALL 318.5 SF / 92%
(E) HISTORIC WALL AREA 343.25 SF
DEMO'D HISTORIC WALL 0 SF / 0%
REMAINING HISTORIC WALL 343.25 SF / 100%
(E) ROOF
DEMO 6SF
DEMO 12SF
1ST FLR
1ST FLR
1ST FLR
1ST FLR
(E)
ROOF
2ND FLR
2ND FLR
2ND FLR
DEMO (E) NON-
HISTORIC
ADDITIONS. NOT
REQ'D IN DEMO
CALC. TYP.
(E) ORIGINAL WALL AREA 0 SF
(E)
WDW
8 SF
(E) DR
21 SF
DEMO (E) NON-
HISTORIC
ADDITIONS.
NOT REQ'D IN
DEMO CALC.
TYP.
DEMO (E) NON-HISTORIC
ADDITIONS. NOT REQ'D IN
DEMO CALC. TYP.
DEMO (E) NON-HISTORIC ADDITIONS.NOT REQ'D IN DEMO CALC. TYP.
(E)
WDW
8 SF
(E)
WDW
9 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
9 SF
(E)
WDW
9 SF
(E)
WDW
9 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
6 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
14 SF
(E)
WDW
5 SF
WINE CAB.
EQUIPMENT
(N)(N)
(N)(N)
(N)(E)
(E)(E)(E)(E)
24"
28'-0" +/- (30'-0" MAX ALLOWED)(E) HGT = 28'-0" +/- TO REMAIN
28'-0" +/- (30'-0" MAX ALLOWED)COMP ROOF TO MATCH (E)(N)(E)(N)(N)(N) WOODTYP.WOOD(E)(N)(N) COLUMN
(N)(N)
(N)
(N) COLUMN
24"
(N) COLUMN
(N) COLUMN 66.7' +/-73.2' +/-31.9' +/-55.0' +/-137.4' +/-61.3' +/-
(N)(N)
(N)(N)
(E)
(N)
(N)
(N)
(N)
(N)
(N)
(N)
(N)
(N)(N)(N) (N)
(N)(N)(N)(E)(E)(E)(E)(E)(E)(E)(E)(E)(N)(N)(N)(N)(N)
existing building 28'-0" +/- to
remain. rear addition Will be
no higher than this ridge.
existing WindoWs areWood framed,typ.24"
(e) non-
historic Wall
to remain(e) non-
historic Wall
to remain
BASEMENTSITE PLAN W/EXT. STAIRS TOBASEMENT NOT MASKED40804080
16080
16080
GROUND FLOORGROUND FLOOR
- TOO LIGHT NOT USING
N. SANTA CRUZ HW
Y
1
7
HW
Y
9
E. MAIN ST
P
E
N
N
S
Y
L
V
A
N
I
A
H
E
R
N
A
N
D
E
Z
PROJECTPROJECT
SITESITE
OVERLOOK
CHE
S
T
N
U
T ELLENWOOD
RIDGEC
R
E
S
T
B
A
C
H
M
A
N
NI
C
H
O
L
S
O
N
PER THE COND OF APPROVAL, PRIOR TO ISSUANCEOF A CERTIFICATE OF OCCUPANCY, THE FRONT YARDMUST BE LANDSCAPED. EXISTING LANDSCAPEIRRIGATION TO REMAIN. NO NEW IRRIGATEDLANDSCAPING IS PROPOSED
FIRE
H
Y
D
R
A
N
T
COR
N
E
R
C
H
E
S
T
N
U
T
AND
H
E
R
N
A
N
D
E
Z
POWER
POLE
(E) O/HELEC TOREMAIN
OH
E
G G(E) DRIVEWAYTO REMAINS
S
S S(E) SEWERCLEAN OUTTO REMAIN W (E) WATERMETER TOREMAINWlanding no more than7 3/4" lower than dr.threshold, typ.
(E) 3030 UNDERFLOOR ACCESS TO
REMAIN.ACCESS (N) UNDERFLOOR
AREA FROM (E) UNDERFLOOR
AREA WITH (N) 3030 OPENING
(E) GAS toremainohe
SEE VENT NOTE
SHEET A-5, TYP.
XXXWATTLE STORMDRAIN MGMTPER CAL GREEN XX WATTLE STORMDRAIN MGMTPER CAL GREEN
underfloor - (n)
fau #1 to replace
(e) & (e) HW TANK
to remain
EQ.EQ.(n) A/CCONDENSORs torePLACE (E)
COPPER
SCUPPERS
wall to remain onthe ground floor (E) 200AELEC toremain PROVIDE UNDERLAYMENT PER CRC R703.2 111
0' 4' 8'16'
2ND STORY ADDITIONDASHED LINE
(E) ROOF BEYOND
DEMO
8 SF
(E) HISTORIC WALL AREA 346.5 SF
DEMO'D HISTORIC WALL 8 SF / 2%
REMAINING HISTORIC WALL 338.5 SF / 98%
(E) HISTORIC WALL AREA 345.5 SF
DEMO'D HISTORIC WALL 27.0 SF / 8%
REMAINING HISTORIC WALL 318.5 SF / 92%
(E) HISTORIC WALL AREA343.25 SF
DEMO'D HISTORIC WALL 0 SF / 0%
REMAINING HISTORIC WALL343.25 SF / 100%
(E) ROOF
DEMO 6SF
DEMO 12SF
1ST FLR
1ST FLR
1ST FLR
1ST FLR
(E)
ROOF
2ND FLR
2ND FLR
2ND FLR
DEMO (E) NON-
HISTORIC
ADDITIONS. NOT
REQ'D IN DEMO
CALC. TYP.
(E) ORIGINAL WALL AREA 0 SF
(E)
WDW
8 SF
(E) DR
21 SF
DEMO (E) NON-
HISTORIC
ADDITIONS.
NOT REQ'D IN
DEMO CALC.
TYP.
DEMO (E) NON-HISTORIC
ADDITIONS. NOT REQ'D IN
DEMO CALC. TYP.
DEMO (E) NON-HISTORIC ADDITIONS.NOT REQ'D IN DEMO CALC. TYP.
(E)
WDW
8 SF
(E)
WDW
9 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
9 SF
(E)
WDW
9 SF
(E)
WDW
9 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
6 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
14 SF
(E)
WDW
5 SF
WINE CAB.
EQUIPMENT
(N)(N)
(N)(N)
(N)(E)
(E)(E)(E)(E)
24"
28'-0" +/- (30'-0" MAX ALLOWED)(E) HGT = 28'-0" +/- TO REMAIN
28'-0" +/- (30'-0" MAX ALLOWED)COMP ROOF TO MATCH (E)(N)(E)(N)(N)(N) WOODTYP.WOOD(E)(N)(N) COLUMN
(N)(N)
(N)
(N) COLUMN
24"
(N) COLUMN
(N) COLUMN 66.7' +/-73.2' +/-31.9' +/-55.0' +/-137.4' +/-61.3' +/-
(N)(N)
(N)(N)
(E)
(N)
(N)
(N)
(N)
(N)
(N)
(N)
(N)
(N)(N)(N) (N)
(N)(N)(N)(E)(E)(E)(E)(E)(E)(E)(E)(E)(N)(N)(N)(N)(N)
existing building 28'-0" +/- to
remain. rear addition Will be
no higher than this ridge.
existing WindoWs areWood framed,typ.24"
(e) non-
historic Wall
to remain(e) non-
historic Wall
to remain
BASEMENTSITE PLAN W/EXT. STAIRS TOBASEMENT NOT MASKED40804080
16080
16080
GROUND FLOORGROUND FLOOR
- TOO LIGHT NOT USING
N. SANTA CRUZ HW
Y
1
7
HW
Y
9
E. MAIN ST
P
E
N
N
S
Y
L
V
A
N
I
A
H
E
R
N
A
N
D
E
Z
PROJECTPROJECT
SITESITE
OVERLOOK
CHE
S
T
N
U
T ELLENWOOD
RIDGEC
R
E
S
T
B
A
C
H
M
A
N
NI
C
H
O
L
S
O
N
PER THE COND OF APPROVAL, PRIOR TO ISSUANCEOF A CERTIFICATE OF OCCUPANCY, THE FRONT YARDMUST BE LANDSCAPED. EXISTING LANDSCAPEIRRIGATION TO REMAIN. NO NEW IRRIGATEDLANDSCAPING IS PROPOSED
FIRE
H
Y
D
R
A
N
T
COR
N
E
R
C
H
E
S
T
N
U
T
AND
H
E
R
N
A
N
D
E
Z
POWER
POLE
(E) O/HELEC TOREMAIN
OH
E
G G(E) DRIVEWAYTO REMAINS
S
S S
(E) SEWER
CLEAN OUT
TO REMAIN
W (E) WATERMETER TOREMAINWlanding no more than7 3/4" lower than dr.threshold, typ.
(E) 3030 UNDERFLOOR ACCESS TO
REMAIN.ACCESS (N) UNDERFLOOR
AREA FROM (E) UNDERFLOOR
AREA WITH (N) 3030 OPENING
(E) GAS toremainohe
SEE VENT NOTE
SHEET A-5, TYP.
XXXWATTLE STORMDRAIN MGMTPER CAL GREEN XX WATTLE STORMDRAIN MGMTPER CAL GREEN
underfloor - (n)
fau #1 to replace
(e) & (e) HW TANK
to remain
EQ.EQ.(n) A/CCONDENSORs torePLACE (E)
COPPER
SCUPPERS
wall to remain onthe ground floor (E) 200AELEC toremain PROVIDE UNDERLAYMENT PER CRC R703.216.5OCLSS3SS3SS3S3S3S3S3SSSSSSSCDSDCL30" X 24"CLR TYP(E) ELEC TO REMAIN UNOCLS111VSVSS
9' - 0"9'-6"4'-6"3'-9"3'-1"ANGLE OF ADDITION TO (E) HSE2X10 WALL2" MULLPKT, TYP. SIDE PORCH 2X10 WALL2 X 8WALL(E) dining (E) living (E) entry (E) porch & stair WHWC(E)HOUSEADDR/FSVERANDA 16080 FOLDING DOOR TEMP BY BEND RIVERJOEL: 650.444.8024WINE NOOK (E)GARAGE UP(N) FOLDINGDOORS1233 EQ. RISERs = 7 3/4" EA MAX.11" WALK LINERADIUS = 14'-0"8 9CDHJKKJBA310(E)LINE(E)LINE(E)LINE(E)LINE(E)LINE(E)LINEDNDN2050 DH2050 DH2030 DHTEMP2480 TEMP24702650 DHTEMP2650 DHTEMP4450 PTEMP3080TEMP4050 P4050 P(R) SIDE PORCH(E) dining (E) living (E) entry (E) porch & stair WHWC(E)HOUSEADDR/FSVERANDA WINE NOOK (E)GARAGE UP24 53467887521AB(E)LINE(E)LINE(E)LINE(E)LINE(E)LINE(E)LINEDNDNCLPPGFIGFIGFIGFIWPGFIGFILIGHT, FAN444TO FIXTURESHOWN ONUPPER LEVEL3WPGFIWPGFIGFIGFI3GFIGFICOUNTER TOPBUTTON SWITCH & INCAB OUTLET FORGARBAGE DISPOSALGFIFRIGGFIOVEN/RANGE(E) 200AELEC toremain(E) GAS toremain(n) A/CCONDENSORs torePLACE (E)(E) GAS toremain
ROOF PLANROOF LOWER PLANRCP SECTION
G
(E) BEDRM 1
(E) BEDRM 2
(E) BATH 2
(E) BATH 1
LNDRY
HALL
(E)
HOUSE
ADD
M. BEDRM
M. BATH
M. CLST
FLAT
at 84
8 9
C
D
H
J
K
K
J
A15
3
10
(E)
LINE
(E)
LINE(E)LINE(E)LINE(E)
LINE
(E)
LINE
G
3080 FRENCH7680
(N)
(N)
FLAT at 84
FLAT
at 88
FLAT
at 84
RESTORE TO PLATE HGT
4'-6" & ELEVATION 114'-10"
ATTIC
ACCES
SFLAT at 80(E)
FLAT
(N)
8' - 0" E
L
E
V
1
0
8
'
-
0
"8' - 0" ELEV 108'- 0"EAVE LINE SLOPES, REFERENCE ELEVATION8' - 0" ELEV 108'- 0"DORMER PLATE
ELEV = 117' - 6"
8' - 0"
ELEV 108'- 0"
F674
(E) BEDS
(E) LIVING/DINING
HALL
MBED
FAMILY
VERANDA
109'- 6" (E)
8'- 6" (E)
100'- 0" (E)
110- 6"
100'- 0"
67
8 9
C
D
H
J
K
K
J
A1 5
3
10
(E)
LINE
(E)
LINE
(E)LINE(E)LINE(E)
LINE
(E)
LINE
G
6
7
7/12
7/12
7/12
11/12
11/12
V
A
L
L
E
Y
7/12
7/12
7/12
16/12
16/12
(E)
16/12
(E)
16/12PL 8'- 4" / 118'- 10"PL 6'- 4" / 116'- 10"PL 114
'
-
0
"
UFF =
1
0
9
.
5
'
PL 4'- 6
"
/
1
1
4
'
-
1
0
"
PL 7'- 4" /
117'- 10"
UFF = 110.5'PL 8'- 4" / 118'- 10"PL ELEV 115'- 6"
PL 8'- 4" / 118'- 10"109'- 0"PL ELEV 115'- 6"
5'- 0"
115'- 6"
4'- 6"EQ.EQ.FIX GRID LINES ONELECADD TO LOWERROOF PLAN
(N) ATTIC TO BE UNVENTED
CONDITION PER CRC 806.4.
APPLY AIR IMPERMEABLE
CLOSED CELL FOAM DIRECTLY
TO UNDERSIDE OF ROOF DECK
PER ICC-ES REPORT ESR-3493
AND TITLE 24 DOCUMENTS. FOR
VAULTED AND OPEN ATTIC
SPACES PROVIDE INTUMESCENT
COATING. TYP.
J
B
A
F
CK
(E) CRAWL / MECH
SPACE - NO CHANGE
GRADE
MIN
B. VALLEYB
.
V
A
L
L
E
YRIDGEPL ELEV 117'-6"
HOLD EAVE / GUTTER
SHORT OF WALL / WDW
HOLD EAVE /
GUTTER
SHORT OF
WALL / WDW
FLAT ROOF
SLOPE 1/4" / 12"
TO DRAIN.
INSTALL FLAT
ROOFING
MEMBRANE &
FLASHING PER
MFR'S REQ'TS &
REC'S
1WINE ROOMEQUIPMENTGLASS (TEMP)ENCLOSURE1(N) 3076ENTRYTEMP7080OPENING3468 DUTCH DOOR
1
(n) A/CCONDENSORs torePLACE (E)LANDING NOT MORE THAN 7 3/4" LOWERTHAN THRESHOLD FOR INSWING DOOR. TYP.2650 DHTEMP2650 DHTEMP2050 DH2050 DHUNDERFLOOR - (N) HEATPUMP SYSTEM #1 TOREPLACE (E) & (E) HWTANK TO REMAIN2A-53A-5UNDERFLOOR - (N) HEATPUMP SYSTEM #1 TOREPLACE (E) & (E) HWTANK TO REMAIN134567891011KITCHEN FAMILY RM OF STAIR(E) FF = 100'- 0"FF = 100'- 0"FF = 99'- 11"
36" WALL
HGT
STEEL TOP GUARD
RAIL @ 42" MIN PER
CRC 312.1
CUT IN NEW
CLG DORMER
(E)
(E)
VERIFY
CANNOT BEDEMOLISHED UNDERANY CIRCUMSTANCES2ALL NEW HW FLRSFOR ENCLOSED USEABLE SPACEUNDER STAIR ACCESSED W/DOOR ORACCESS PANEL, USE 1/2 GYPSUMBOARD AT ALL WALLS, UNDER STAIRSURFACE AND ANY SOFFITS. PER CRCR302.7(E) 200AELEC toremainELECSUBPNLNOTE: ALL OUTDOOR LIGHTING MUST BE HIGHEFFICACY WITH MANUAL ON/OFF SWITCH ANDAUTOMATIC ON/OFF PER ELECTRICAL NOTE #13, E-11A-51A-5229E211111
1 15 chestnutremodel & addition10.18.21
07.20.21
06.29.21
FATEMI & VERWER HOME15 CHESTNUT AVEUNE, LOS GATOSSOUth elevation
REAR 1/4" = 1'-0"
A-5
1 SECTION
A-5 1/4" = 1'-0"
2 KITCHEN ISLAND SINK VENT DETAIL
A-5
10.18.21
1
1
1
0' 4' 8'16'
2ND STORY ADDITIONDASHED LINE
(E) ROOF BEYOND
DEMO
8 SF
(E) HISTORIC WALL AREA 346.5 SF
DEMO'D HISTORIC WALL 8 SF / 2%
REMAINING HISTORIC WALL 338.5 SF / 98%
(E) HISTORIC WALL AREA 345.5 SF
DEMO'D HISTORIC WALL 27.0 SF / 8%
REMAINING HISTORIC WALL 318.5 SF / 92%
(E) HISTORIC WALL AREA 343.25 SF
DEMO'D HISTORIC WALL 0 SF / 0%
REMAINING HISTORIC WALL 343.25 SF / 100%
(E) ROOF
DEMO 6SF
DEMO 12SF
1ST FLR
1ST FLR
1ST FLR
1ST FLR
(E)
ROOF
2ND FLR
2ND FLR
2ND FLR
DEMO (E) NON-
HISTORIC
ADDITIONS. NOT
REQ'D IN DEMO
CALC. TYP.
(E) ORIGINAL WALL AREA 0 SF
(E)
WDW
8 SF
(E) DR
21 SF
DEMO (E) NON-
HISTORIC
ADDITIONS.
NOT REQ'D IN
DEMO CALC.
TYP.
DEMO (E) NON-HISTORIC
ADDITIONS. NOT REQ'D IN
DEMO CALC. TYP.
DEMO (E) NON-HISTORIC ADDITIONS.NOT REQ'D IN DEMO CALC. TYP.
(E)
WDW
8 SF
(E)
WDW
9 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
9 SF
(E)
WDW
9 SF
(E)
WDW
9 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
6 SF
(E)
WDW
8 SF
(E)
WDW
8 SF
(E)
WDW
14 SF
(E)
WDW
5 SF
WINE CAB.
EQUIPMENT
(N)(N)
(N)(N)
(N)(E)
(E)(E)(E)(E)
24"
28'-0" +/- (30'-0" MAX ALLOWED)(E) HGT = 28'-0" +/- TO REMAIN
28'-0" +/- (30'-0" MAX ALLOWED)COMP ROOF TO MATCH (E)(N)(E)(N)(N)(N) WOODTYP.WOOD(E)(N)(N) COLUMN
(N)(N)
(N)
(N) COLUMN
24"
(N) COLUMN
(N) COLUMN 66.7' +/-73.2' +/-31.9' +/-55.0' +/-137.4' +/-61.3'
+/
-
(N)(N)
(N)(N)
(E)
(N)
(N)
(N)
(N)
(N)
(N)
(N)
(N)
(N)(N)(N) (N)
(N)(N)(N)(E)(E)(E)(E)(E)(E)(E)(E)(E)(N)(N)(N)(N)(N)
existing building 28'-0" +/- to
remain. rear addition Will be
no higher than this ridge.
existing WindoWs areWood framed,typ.24"
(e) non-
historic Wall
to remain(e) non-
historic Wall
to remain
BASEMENTSITE PLAN W/EXT. STAIRS TO
BASEMENT NOT MASKED
40804080
16080
16080
GROUND FLOORGROUND FLOOR
- TOO LIGHT NOT USING
N. SANTA CRUZ HW
Y
1
7
HW
Y
9
E. MAIN ST
P
E
N
N
S
Y
L
V
A
N
I
A
H
E
R
N
A
N
D
E
Z
PROJECTPROJECT
SITESITE
OVERLOOK
CHE
S
T
N
U
T ELLENWOOD
RIDGEC
R
E
S
T
B
A
C
H
M
A
N
NI
C
H
O
L
S
O
N
PER THE COND OF APPROVAL, PRIOR TO ISSUANCE
OF A CERTIFICATE OF OCCUPANCY, THE FRONT YARD
MUST BE LANDSCAPED. EXISTING LANDSCAPE
IRRIGATION TO REMAIN. NO NEW IRRIGATED
LANDSCAPING IS PROPOSED
FIRE
H
Y
D
R
A
N
T
COR
N
E
R
C
H
E
S
T
N
U
T
AND
H
E
R
N
A
N
D
E
Z
POWER
POLE
(E) O/H
ELEC TO
REMAIN
OH
E
G
G
(E) DRIVEWAYTO REMAIN
S
S
S
S
(E) SEWER
CLEAN OUT
TO REMAIN
W
(E) WATER
METER TO
REMAIN
W
landing no more than7 3/4" lower than dr.threshold, typ.
(E) 3030 UNDERFLOOR ACCESS TO
REMAIN.ACCESS (N) UNDERFLOOR
AREA FROM (E) UNDERFLOOR
AREA WITH (N) 3030 OPENING
(E) GAS toremain
oh
e
SEE VENT NOTE
SHEET A-5, TYP.
XXXWATTLE STORMDRAIN MGMTPER CAL GREEN XX WATTLE STORMDRAIN MGMTPER CAL GREEN
underfloor - (n)
fau #1 to replace
(e) & (e) HW TANK
to remain
EQ.EQ.(n) A/CCONDENSORs torePLACE (E)
COPPER
SCUPPERS
wall to remain onthe ground floor
(E) 200A
ELEC to
remain
PROVIDE UNDERLAYMENT PER CRC R703.2
THE
E
X
I
S
T
I
N
G
S
T
R
U
C
T
U
R
E
I
S
N
O
T
P
E
R
M
I
T
T
E
D
TO B
E
D
E
M
O
L
I
S
H
E
D
.
C
O
N
T
R
A
C
T
O
R
A
N
D
SUB
C
O
N
T
R
A
C
T
O
R
S
M
U
S
T
A
C
C
O
M
P
L
I
S
H
A
L
L
ASP
E
C
T
S
O
F
C
O
N
S
T
R
U
C
T
I
O
N
W
I
T
H
I
N
T
H
E
L
I
M
I
T
S
PER
M
I
T
T
E
D
B
Y
T
H
E
T
O
W
N
,
S
H
O
W
N
O
N
A
B
/
D
-
1
,
2
KITCHEN NOTES:
1. DOWNDRAFT EXHAUST SYSTEM TO BE VENTED TO OUTSIDE.
CEC Section 150(o)
2.EXHAUST FAN IN THE KITCHEN TO BE CAPABLE OF PROVIDING
5 AIR CHANGES PER HOUR (MINIMUM)
3. WHERE COMBUSTION APPLIANCES OR SOLID-FUEL BURNING
APPLIANCES ARE LOCATED INSIDE THE PRESSURE BOUNDARY,
THE MAXIMUM ALLOWABLE NET EXHAUST FLOW OF THE TWO
LARGEST EXHAUST FANS SHALL NOT EXCEED 15 CFM PER 100
SQ. FT. OF OCCUPIABLE SPACE. WHEN OPERATING AT FULL
CAPACITY. IF THE DESIGNED TOTAL NET FLOW EXCEEDS THIS
LIMIT, THE NET EXHAUST FLOW MUST BE REDUCED BY
REDUCING THE EXHAUST FLOW OR PROVIDING
COMPENSATING OUT-DOOR AIRFLOW (NOTE: IF MAKE-UP AIR
FAN IS INSTALLED IT MUST BE ELECTRICALLY INTERLOCKED
WITH THE LARGEST EXHAUST FAN). ASH RAE 62.2.SECTION 6.4
3
A-5 EAst elevation
1/4" = 1'-0"
1
HEAT PUMP SYSTEM