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Item 7 - Staff Report and Attachments 1 to 7 (PDF) PREPARED BY: MARIA CHAVARIN PLANNING TECHNICIAN 110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874 www.losgatosca.gov TOWN OF LOS GATOS HISTORIC PRESERVATION COMMITTEE REPORT MEETING DATE: 06/28/2023 ITEM NO: 7 DATE: June 23, 2023 TO: Historic Preservation Committee FROM: Joel Paulson, Community Development Director SUBJECT: Preliminary Review for Construction of Exterior Alterations to an Existing Pre- 1941 Single-Family Residence on Property Zoned R-1:8. Located at 385 Bella Vista Avenue. APN 529-21-009. Categorically Exempt Pursuant to CEQA Guidelines Section 15301 Existing Facilities. Request for Review PHST-23-007. Property Owner: Anthony Masterson. Applicant: Sherman Lee. Project Planner: Maria Chavarin. RECOMMENDATION: Preliminary Review for Construction of Exterior Alterations to an Existing Pre-1941 Single- Family Residence on Property Zoned R-1:8. Located at 385 Bella Vista Avenue. PROPERTY DETAILS: 1. Date primary structure was built: 1934 per County Assessor’s Database; 1930s per Anne Bloomfield Survey 2. Town of Los Gatos Historic Status Code: +, historic and intact or worthy of special note. 3. Does property have an LHP Overlay? No 4. Is structure in a historic district? No 5. If yes, is it a contributor? N/A 6. Findings required? N/A 7. Considerations required? Yes BACKGROUND: The 0.38-acre (16,552.8-square-foot) property is located west side of Bella Vista Avenue adjacent to the intersection with Caldwell Avenue. The County Assessor records show that the Spanish eclectic residence was constructed in 1934 and the 1991 Bloomfield Survey estimates a construction date in the 1930s, rates the residence as historic and intact or worthy of special PAGE 2 OF 4 SUBJECT: 385 Bella Vista Avenue/PHST-23-007 DATE: June 23, 2023 \\TLG-File\data\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2023\06-28-23\Item 07 - 385 Bella Vista Avenue\Staff Report.docx BACKGROUND (continued): note (Attachment 1). The subject property does not appear on the Sanborn Fire Insurance Maps. Town records indicate that in 1995, permits were issued for exterior changes and a 13.5 square foot addition at the entry on the main level. The work also included a new window at the enclosure under the existing roof replacing the previous entry door and a new door at the entry nook. Records also indicate that the remaining windows were replaced at some point without benefit of permits. The windows on the east elevation are no longer original. Lastly, in 1995 a re-roof permit was issued to replace the composition roof (Attachment 2). DISCUSSION: The applicant is requesting preliminary review by the Committee for changes to the front façade including an arched door; an arched canopy above the entry door; replacement of all existing windows facing the street; replacement of some windows on the west and north elevations; addition of new shutters; new wood decking to match the low wood fence; and new brick pavers on the front elevation facing the street (Attachments 3 and 4). On the proposed east elevation, the development plans show that all windows will be replaced. Two existing double hung windows would change from a square configuration to an arched configuration and replaced with fixed windows with grids. Two existing casement windows would be expanded in width by approximately one foot and replaced with new casement windows. Shutters on each side of the casement windows would be added. The existing rectangular entry door would be replaced with an arched entry door and the two existing arched windows on the left and right side of the entry door would be replaced with fixed windows with grids. The research conducted by the applicant concluded that the front door was arched during the 1991 survey by Anne Bloomfield (Attachment 3). Currently, the entry door is of a rectangular shape that the applicant wishes to revert to its original condition as an arched door. Staff’s research found the entry door from the 1995 renovation permit lacking an arched configuration. It is likely that the door changed after the 1991 survey without benefit of permits. A new arched roof section would provide coverage over the revised entry door. The development plans of 1995 included the window to the left of the front door as a new single hung with grids to be added as part of the new addition which resulted in eliminating the main entry door and shifting it to its current location. The development plans of 1995 included the window to the right of the front door to be replaced as a single hung with grids. PAGE 3 OF 4 SUBJECT: 385 Bella Vista Avenue/PHST-23-007 DATE: June 23, 2023 \\TLG-File\data\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2023\06-28-23\Item 07 - 385 Bella Vista Avenue\Staff Report.docx DISCUSSION (continued): After 1995, no permit record was found for changes from single hung with grids to fixed window with grids. On the proposed north elevation, the window changes include elimination of a window adjacent to the bay turret, using stucco material to match the existing residence, and replacement of sliding window with a slightly smaller sliding window and shutters. On the proposed west elevation, the existing double sliding doors with side lites would be replaced with a slightly taller unit. The existing residence includes a mix of window styles, some with divided lites. The proposed plans continue this mix of window types. Further clarification may be helpful on the existing and proposed materials of the replaced windows/doors, and where the existing material will be preserved. Noncontributing structures should be remodeled consistent with the style and design. Introduction of new architectural features not consistent with the original design is prohibited. The Residential Design Guidelines (RDG) provide guidance relative to remodels for noncontributing structures (Attachment 5). The RDG provide guidance relative to the size of shutters and window types (Attachment 6). 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: 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. B. Residential Design Guidelines Sections 4.7 of the Town’s Residential Design Guidelines lists protected exterior elements to historic residences (Attachment 7). PAGE 4 OF 4 SUBJECT: 385 Bella Vista Avenue/PHST-23-007 DATE: June 23, 2023 \\TLG-File\data\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2023\06-28-23\Item 07 - 385 Bella Vista Avenue\Staff Report.docx CONCLUSION: The applicant is seeking preliminary feedback from the Committee on the proposal. Should the Committee find merit in the request, the project could be completed with a Building Permit, and if confirmed through Planning review to be in substantial conformance with the Committee’s review and recommendations, would not return to the Committee. ATTACHMENTS: 1. 1990 Anne Bloomfield Survey 2. Town Records 3. Applicant’s Submittal Packet 4. Plans 5. Residential Design Guidelines, Section 4.5 6. Residential Design Guidelines, Section 3.7 7. Residential Design Guidelines, Section 4.7 File address --7 PARCEL MAP INFORMATION Parcel# o�✓ Lot shape: Rectangle_ L I d/nnL !Bfoom(iE.tJ ARCHITECTURAL/CULTURAL SURVEY LOS GATOS RESEARCH Lot size: ? front ft. x , Rectangle with small rear jog__ Other ARCHITECTURAL H:STORY {415) 922-1 063 2229 WEBSTER STREET SAN FRANCISCO. CA 941 I 5 ft. deep Location: N s E W , side of 't5 V St Ave·/ Other ---------------- distance to cross st: � ft. N __ S __ E __ W __ from _________ _ at NE HISTORIC INFORMATION ON PARCEL MAP NW FIELD SURVEY INFORMATION (handwritten in red) SE SW / corner of C:z � e // Preliminary rating...._--'-../-_ Estimated age __ �_-__ Sty 1 e:__...::f!;_;;:_..:....:.___:_.:....___;_ _ _;___...:.....::......::...v·_ # st or ie s..__ Alterations ----------,------------------------------ Other ---------------------------------------- -COUNTY ASSESSOR--PROPERTY CHARACTERISTICS (paste on copy) OWNERSHIP SHOWN ON MAPS Source Source Source Location of property, or Lot Name Date Page Old:tract/block/lot Size -- 1891 Blk Book 1908 Survey 1941 Owner Name 1 MISCELLANEOUS PHOTOS: Roll/ frame #_., __ ¼--'---Date -J -I o/ National Register listed date _________ _ County Inventory 1979 ______ _,,. _____ _ Town of Los Gatos: Designation __ Recognition __ District Name ---------------- Previous Survey Gebhard: page# illustration page# Butler/Junior League ---- ATTACHMENT 1 This Page Intentionally Left Blank ATTACHMENT 2 LADC ARCHITECTURE INC. 1590 Oakland Rd, Ste B212, San Jose, CA 95131 25 Mauchly Ste 323, Irvine, CA 92618 O: (408) 642-1628 F: (408) 642-1539 ---------------------------------------------------------------------------------------------------------------------------------------------------------------- Date: 5/20/2023 Project Name: Masterson-Ku Residence Project Address: 385 Bella Vista Ave, Los Gatos, CA 95032 Parcel No: 529-21-009 Record No: B23-0349 Historical Preservation Committee – Write Up The owner of the residence at 385 Bella Vista Avenue wants to improve the curb appeal for their home. This home was constructed in 1934 as Mediterranean Style (specifically, Spanish Eclectic according to the book A Field Guide to American Houses by Virginia Savage McAlester), but was built with very few elements that exude this style. The home underwent a permitted renovation in 1995 that unfortunately removed the main entry feature that helped define the style for the home. In the renovation, we would like to reintroduce this feature which will include an arched door with an arched canopy above to help better define the front entry to the home. Currently, there is a side entrance which seems equally as prominent as the front (street-facing) entrance. Because of this, guests are confused as to which door to approach. Introducing this more prominent archway will make the street-facing entrance more distinct. The scope of work for the exterior renovation includes a new arched door, a corresponding arched canopy with a period-appropriate suspended light fixture to illuminate the entryway. In the 1989 photo from the Anne Bloomfield Survey, you can barely make it out, but there was arched entryway. In the 1990 renovation, the front door was shifted to the center of this wall and this archway was removed. The current door will remain at this location but will be replaced with an arched door more appropriate for the Mediterranean style. The windows flanking this door (currently out of proportion to the composition of the wall) will be reduced in scale which is in keeping with the style. We are also replacing the existing windows to a design that is more in tune with the Mediterranean style (dark brown color, with muttons breaking down the scale of the windows). For the smaller arched windows, we are adding a projecting stucco “frame” to create depth to the wall. To achieve the depth and shadow line for the larger openings, the new windows will be installed further into the opening. At the larger windows, we will install shutters appropriate to the style. The smaller windows on the front the home will be reworked to arched windows to further express the Mediterranean style. The home will be repainted to a soft white stucco with dark brown accents. A new front porch will be constructed with railing-height stucco walls. Changes to the home will be very minimal but will have a grand impact and will transform this home back to its original style and grandeur. Enclosed are all the documents discovered during the historical research for the home. The only historical photo that was discovered during our research was from the 1989 Anne Bloomfield Survey which is attached. The owner reached out to their neighbor who has lived across from this home for 70 years, but they could not find any photos which included the 385 Bella Vista Ave home. ---------------------------------------------------------------------------------------------------------------------------------------------------------------- B23-0349 1 OF 1 5/30/2023 ATTACHMENT 5 DESIGN • BUILD • MANAGEMENTREVISION#DATE DESCRIPTION012/15/2022ORIGINAL ISSUED© LADC CONSULTING INC.MASTERSON-KU RESIDENCE REMODEL 385 BELLA VISTA AVE, LOS GATOS, CA 95032 APN# 529-21-009 MASTERSON & KU385 BELLA VISTA AVE,LOS GATOS, CA 9503212/15/2022XW220020TITLE SHEETA-0HAU-CHING LIAO(408) 642-1628INFO@LADC-ARCH.COMMASTERSON-KU RESIDENCEPROJECT NAME, PROJECT ADDRESSMASTERSON & KUHAU-CHING LIAOLADC CONSULTING INC.1590 OAKLAND RD. B212SAN JOSE, CA 95131TEL: (408) 642-1628INFO@LADC-ARCH.COMPROPERTY OWNERARCHITECT:PROJECT TEAMVICINITY MAPAPPLICABLE CURRENT CODES AND REGULATIONSDRAWING INDEXTABULATION / DATA SHEETPARCEL MAPGENERAL NOTES2022 CALIFORNIA BUILDING CODE (CBC)2022 CALIFORNIA PLUMBING CODE (CPC)2022 CALIFORNIA MECHANICAL CODE (CMC)2022 CALIFORNIA ELECTRICAL CODE (CEC)2022 CALIFORNIA ENERGY CODE (CEC)2022 CALIFORNIA RESIDENTIAL CODE (CRC)2022 CALIFORNIA GREEN BUILDING STANDARDS CODE2022 CALIFORNIA FIRE CODE (CFC)TOWN OF LOS GATOS CODEA-0BMP-1A-1.0A-1.1A-1.2A-1.3A-1.4A-2.0A-2.1A-3.0A-3.1A-3.2A-3.3A-5.0IT IS THE RESPONSIBILITY OF THE CONTRACTOR AND SUBCONTRACTORS TO CHECK ANDVERIFY ALL DIMENSIONS AND CONDITIONS INDICATED ON THESE DRAWINGS AND MAKEKNOWN ANY DISCREPANCIES PRIOR TO COMMENCING THEIR WORKTHESE DRAWINGS AREA INTENDED FOR USE IN A NEGOTIATED CONSTRUCTION CONTRACTAND, THEREFORE, MAY NOT SPECIFICALLY DETAIL OR SPECIFY MATERIAL AND / ORMANUFACTURERS. THE CONTRACTOR SHALL PROVIDE ALL SAMPLES AND OR CUTS ASREQUIRED TO ASSIST OWNER OR HIS AGENT IN MAKING MATERIAL SELECTIONS. FOR THEPURPOSE OF ESTIMATING, THE CONTRACTORS SHALL USE THE MATERIALS SELECTED BY THEOWNER, OR IN ABSENCE OF SAME, HE SHALL PROVIDE AN ALLOWANCE AMOUNT AND SOCONDITION ANY COST ESTIMATE. ALL MATERIALS SPECIFIED IN THESE DRAWINGS SHALL BEINCLUDED IN SUCH ESTIMATENO GUARANTEE OF QUALITY OF CONSTRUCTION IS IMPLIED OR INTENDED BY THEARCHITECTURAL DOCUMENTS, AND THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITYFOR ANY OR ALL CONSTRUCTION DEFICIENCIES.THE GENERAL CONTRACTOR SHALL HOLD HARMLESS, INDEMNIFY AND DEFEND THE DESIGNERFROM ANY ACTION INITIATED BY THE INITIAL OWNER OR ANY SUBSEQUENT OWNERS FORCONSTRUCTION DEFICIENCIES, MODIFICATIONS OR SUCH CONDITIONS WHICH MAY BE BEYONDTHE CONTROL OF THE DESIGNER.ALL WORK SHALL COMPLY WITH APPLICABLE CODES AND TRADE STANDARDS WHICH GOVERNEACH PHASE OF WORK, INCLUDING BUT NOT LIMITED TO: CBC, CFC, CPC, CEC, CRC, AND ALLAPPLICABLE LOCAL CODES AND LEGISLATION.THE CONTRACTOR SHALL REVIEW AND RECORD THE CONDITIONS OF ALL EXISTING SITEIMPROVEMENTS INCLUDING PAVED AREAS. HE SHALL MAKE KNOWN ALL EXISTING DAMAGEDOR DISREPAIRED ITEMS AND CONDITIONS THAT MAY WORSEN DUE TO THE CONSTRUCTION.ALL ITEMS IN GOOD CONDITION SHALL BE MAINTAIN IN THEIR PRESENT CONDITION AND ANYREPAIR OR DAMAGE WHICH OCCURS DURING CONSTRUCTION SHALL BE THE RESPONSIBILITYOF THE CONTRACTOR.CONTRACTOR SHALL THOROUGHLY EXAMINE THE SITE AND SATISFY HIMSELF AS OF THECONDITIONS UNDER WHICH THE WORK IS TO BE PERFORMED. THE CONTRACTOR SHALLVERIFY AT THE SITE ALL MEASUREMENTS AFFECTING HIS WORK AND SHALL BE RESPONSIBLEFOR THE CORRECTNESS OF SAME. NO EXTRA COMPENSATION WILL BE ALLOWED TO THECONTRACTOR FOR THE EXPENSES DUE TO HIS NEGLECT TO EXAMINE OR FAILURE TO DISCOVERCONDITIONS WHICH MAY AFFECT HIS WORK.ALL NEW INTERIOR PAINT COLOR, FLOOR, WALLS AND CEILING FINISHES SHALL BE SELECTEDBY OWNER AT THE TIME WHEN IT IS NECESSARY FOR THE COMPLETION OF THE PROJECT.APN NUMBER:ZONING:TYPE OF CONSTRUCTION:OCC. GROUP:LOT AREA:EXISTING MAIN HOUSE FLOOR AREA:EXISTING GARAGE:REQUIRED FRONT SETBACK:REQUIRED REAR SETBACK:REQUIRED SIDE SETBACK:EXISTING FRONT SETBACK:EXISTING REAR SETBACK:EXISTING SIDE SETBACK:MAX. HEIGHT:EXISTING BUILDING HEIGHT:FIRE SPRINKLER:FLOOD ZONE:529-21-009R-1:8V-BR3/U16417 S.F./ 0.38 ACRESLOWER LEVEL: 1583 S.F. (NO WORK)UPPER LEVEL: 1594 S.F.TOTAL: 3177 S.F.528S.F. (NO WORK)25'-0"20'-0"8'-0"EXISTING: 9'-0"EXISTING: 62'-10"EXISTING: 34'-4"/ 44'-4"30'-0"24'-0"NOXTHIS PROJECT IS TO PROPOSE A HOUSE REMODEL AT THE UPPER LEVEL OF A HISTORICAL HOUSE.THE SCOPE OF WORK INCLUDES:1. REPLACE THE SLIDING DOOR AT THE DINING ROOM TO A 7 FEET INHEIGHT.2. FILL IN A WINDOW AT THE KITCHEN.3. EXTEND THE WALL AT THE KITCHEN AND ADD NEW GLASS SCREENING.4. REPLACE THE ENTRANCE DOOR TO A NEW ARCH DOOR.5. REBUILD THE PORCH AT THE ENTRANCE.6. ADD A NEW CURVED CANOPY ABOVE THE ENTRANCE.7. NEW WINDOWS AT FRONT FACADE.8. NEW SHUTTERS FOR THE WINDOWS FACING THE STREET.9. NEW ELECTRIC FOR EXTERIOR LIGHTING AT ENTRANCE AND FENCE.THE NEW CONSTRUCTION OF FENCE ALONG THE FRONT PROPERTY LINE ISPROCESSED THROUGH A SEPARATE PERMIT. REFERENCE NUMBER: B23-0350.THE PROPERTY OWNER TAKES RESPONSIBILITY FOR ANY DAMAGES THAT MAY OCCUR TO ANYPROTECTED TREE AS DEFINED IN TOWN CODE CHAPTER 29 (ZONING REGULATIONS), AND AGREESTO INDEMNIFY AND HOLD THE TOWN HARMLESS PURSUANT TO TOWN CODE SECTION 1.10.115.PROTECTED TREES THAT ARE NOT GOING TO BE REMOVED MUST BE PROTECTED DURINGCONSTRUCTION.PROTECTED TREES DESIGNATED FOR PRESERVATION SHALL BE PROTECTED DURING CONSTRUCTIONOF A PROJECT BY USE OF THE FOLLOWING METHODS:(A) PROTECTIVE FENCING SHALL BE INSTALLED NO CLOSER TO THE TRUNK THAN THE DRIPLINE, ANDFAR ENOUGH FROM THE TRUNK TO PROTECT THE INTEGRITY OF THE TREE. THE FENCE SHALL BE AMINIMUM OF FOUR FEET IN HEIGHT AND SHALL BE SET SECURELY IN PLACE. THE FENCE SHALL BE OFA STURDY BUT OPEN MATERIAL (I.E., CHAIN LINK) TO ALLOW VISIBILITY TO THE TRUNK FORINSPECTIONS AND SAFETY.(B) THE EXISTING GRADE LEVEL AROUND A TREE SHALL NORMALLY BE MAINTAINED OUT TO THEDRIPLINE OF THE TREE. ALTERNATE GRADE LEVELS, AS DESCRIBED IN THE TREE PROTECTION PLAN,MAY BE APPROVED BY THE DIRECTOR OF COMMUNITY DEVELOPMENT.(C) DRAIN WELLS SHALL BE INSTALLED WHENEVER IMPERVIOUS SURFACES WILL BE PLACED OVERTHE ROOT SYSTEM OF A TREE (THE ROOT SYSTEM GENERALLY EXTENDS TO THE OUTERMOST EDGESOF THE BRANCHES).(D) PRUNING THAT IS NECESSARY TO ACCOMMODATE A PROJECT FEATURE, SUCH AS A BUILDING,ROAD OR WALKWAY SHALL BE REVIEWED AND APPROVED BY THE DEPARTMENT OF COMMUNITYDEVELOPMENT AND THE DEPARTMENT OF PUBLIC WORKS.(E) NEW LANDSCAPING INSTALLED WITHIN THE DRIPLINE OF AN EXISTING TREE SHALL BE DESIGNEDTO REPRODUCE A SIMILAR ENVIRONMENT TO THAT WHICH EXISTED PRIOR TO CONSTRUCTION.NOTE:TITLE SHEETCLEAN BAY BLUEPRINTEXISTING SITE PLANPROPOSED SITE PLAN EXISTING LOWER LEVEL FLOOR PLANEXISTING UPPER LEVEL FLOOR PLANEXISTING ROOF PLANPROPOSED UPPER LEVEL FLOOR PLAN & NOTESPROPOSED ROOF PLANEXISTING ELEVATIONSEXISTING ELEVATIONSPROPOSED ELEVATIONSPROPOSED ELEVATIONSARCHITECTURAL DETAILSNSCOPE OF WORKAREA OF WORKSheet: 1File: ..\5 3 2 -0 6 .p d fMissing o r in v al i d re f e re n ce ALL CONSTRUCTION SITES MUST COMPLY WITH APPLICABLE PROVISIONS OF THE CFC CHAPTER 33AND SANTA CLARA COUNTY FIRE DEPARTMENT STANDARD DETAIL AND SPECIFICATION S1-7.CONSTRUCTION SITE FIRE SAFETY NOTE:HISTORICAL HOUSE REMODELATTACHMENT 3 DESIGN • BUILD • MANAGEMENTREVISION#DATE DESCRIPTION012/15/2022ORIGINAL ISSUED© LADC CONSULTING INC.MASTERSON-KU RESIDENCE REMODEL 385 BELLA VISTA AVE, LOS GATOS, CA 95032 APN# 529-21-009 MASTERSON & KU385 BELLA VISTA AVE,LOS GATOS, CA 9503212/15/2022XW220020CLEAN BAYBLUEPRINTBMP-1HAU-CHING LIAO(408) 642-1628INFO@LADC-ARCH.COM 9'-0" (E) FRONT SETBACK DECKEXISTING GARAGE528 SQFTPROPERTY LINE 151.85'PRO P E R T Y L I N E 1 2 4 . 3 7 'PROPERTY LINE 150.30'1 0 ' - 0 " S EW E R E A S E M E N T(E) GAS METERUP(E) RETAINING WALL(E) WATERMETER(E) 200 AMP. ELECPANEL & METERSIDEWALKAPPROXIMATE LOCATION OF(E)HOUSE SEWER LINE CONNECTINGTO TOWN SANITARY SEWER62'-10" (E) REAR SETBACK34'-4"(E) SOUTH SIDE SETBACKBELLA VISTA AVE44'-4"(E) NORTH SIDE SETBACKEXISTING TWO-STORY HOUSELOWER LEVEL: 1,583 SQFTUPPER LEVEL: 1,594 SQFTTOTAL: 3,177 SQFTUPUP(E) 6' WOODFENCE(E) 4' WOODFENCE(E) 4' WOODFENCELEGEND:EXISTING AREAPROPOSED AREAPAVEMENT AREALANDSCAPE AREAALL NEW AND EXISTING PLUMBINGFIXTURE WILL MEET THECAL-GREEN FLOW REQUIREMENTS.CONTRACTOR TO VERIFY IN FIELDTHE EXISTING WATER AND SEWERLINE TO MEET ALL REQUIREMENTSBY CODE.NOTE:1/8"1EXISTING SITE PLANNDESIGN • BUILD • MANAGEMENTREVISION#DATE DESCRIPTION012/15/2022ORIGINAL ISSUED© LADC CONSULTING INC.MASTERSON-KU RESIDENCE REMODEL 385 BELLA VISTA AVE, LOS GATOS, CA 95032 APN# 529-21-009 MASTERSON & KU385 BELLA VISTA AVE,LOS GATOS, CA 95032 12/15/2022XW220020EXISTING SITEPLANA-1.0HAU-CHING LIAO(408) 642-1628INFO@LADC-ARCH.COM 9'-0" (E) FRONT SETBACK DECKPROPERTY LINE 151.85'PRO P E R T Y L I N E 1 2 4 . 3 7 'PROPERTY LINE 150.30'1 0 ' - 0 " S EW E R E A S E M E N T(E) GASMETER(E) RETAINING WALL(E) WATERMETER(E) 200 AMP. ELECPANEL & METERSIDEWALKAPPROXIMATE LOCATION OF(E)HOUSE SEWER LINE CONNECTINGTO TOWN SANITARY SEWER62'-10" (E) REAR SETBACK34'-4"(E) SOUTH SIDE SETBACKBELLA VISTA AVE44'-4"(E) NORTH SIDE SETBACK UP 1R @ 7"±6'-8"EXISTING GARAGE528 SQFTEXISTING TWO-STORY HOUSELOWER LEVEL: 1,583 SQFTUPPER LEVEL: 1,594 SQFTTOTAL: 3,177 SQFTUP(N) BRICK PAVERSNEW WOOD DECKINGTO MATCH LOWWOOD FENCE PLANKALL NEW AND EXISTING PLUMBINGFIXTURE WILL MEET THECAL-GREEN FLOW REQUIREMENTS.CONTRACTOR TO VERIFY IN FIELDTHE EXISTING WATER AND SEWERLINE TO MEET ALL REQUIREMENTSBY CODE.NOTE:1/8"1PROPOSED SITE PLANNDESIGN • BUILD • MANAGEMENTREVISION#DATE DESCRIPTION012/15/2022ORIGINAL ISSUED© LADC CONSULTING INC.MASTERSON-KU RESIDENCE REMODEL 385 BELLA VISTA AVE, LOS GATOS, CA 95032 APN# 529-21-009 MASTERSON & KU385 BELLA VISTA AVE,LOS GATOS, CA 95032 12/15/2022XW220020PROPOSED SITEPLAN A-1.1HAU-CHING LIAO(408) 642-1628INFO@LADC-ARCH.COMNOTE: THE NEW CONSTRUCTION OF FENCE ALONG THE FRONT PROPERTY LINE IS PROCESSED THROUGH A SEPARATE PERMIT. REFERENCE NUMBER: B23-0350.THE NEW CONSTRUCTION OF FENCE IS NOT WITHIN THE SCOPE OF WORK IN THIS APPLICATION. 9'-6"2'-10"9'-10"14'-8"3'-6"3'- 6 "4'-0"X6'-8"4'-0"X6'-8" 4'-0"X6'-8"3'-0"6'-6"9'-10"3'-6"3'-0"2'-8"X6'-8"2'-8"X6'-8"BEDROOM #4BATHBEDROOM #5BEDROOM #35'-0"X3'-6"3'-0"X2'-0"5'-0"X3'-6"8'-0"X4'-0"2'-8"X6'-8"4'-0"X6'-8" 5'-0"X3'-6"5'-0"X3'-0"2' -6 "BATH6'-0"X1'-0"6'-0"X1'-0"6'-0"X1'-0"3'-0"X6'-8"FAMILYSTORAGE3'-2"2'-8"X6'-8"W. D.2' -6 " 2'-6"X6'-8"BEDROOM #611'-10"5'-5"10'-4"2'-10"14'-9"7'-2" W/H10'-10" 4'-0"X4'-0"3'-0"X2'-6"2'-6"X6'-8"5'-5"LAUNDRYBATH3'-6"3'-6"1A-3.02A-3.03A-3.04A-3.0TEMPTEMP 45°TEMPUP 15R @ 7.5"±1'-8"X6'-8"BARTEMPTEMP2'-6"X6'-8"EEEEEEEEEEENEXISTING FLOOR PLAN / LOWER LEVEL (NO WORK, REFERENCE ONLY)1/4" 1DESIGN • BUILD • MANAGEMENTREVISION#DATE DESCRIPTION012/15/2022ORIGINAL ISSUED© LADC CONSULTING INC.MASTERSON-KU RESIDENCE REMODEL 385 BELLA VISTA AVE, LOS GATOS, CA 95032 APN# 529-21-009 MASTERSON & KU385 BELLA VISTA AVE,LOS GATOS, CA 95032 12/15/2022XW220020EXISTING LOWERLEVEL FLOORPLANA-1.2HAU-CHING LIAO(408) 642-1628INFO@LADC-ARCH.COM EXISTING WALLS TO DEMOEXISTING WINDOW TO DEMOEXISTING WALLS TO REMAINEXISTING WINDOW TO REMAINLEGEND:EXISTING DOOR TO DEMOEXISTING DOOR TO REMAIN3'-6"4'-0"3'-6"2'-6"4'-2"DININGLIVINGM. BEDROOMM. BATHBEDROOM #2HALLNOOKKITCHEN4'-4"6'-0"6'-0"X5'-0"2'-6"X3'-0"2'-0"X3'-0"6'-0"X5'-0"6'-0"X2'-6"2'-0"X4'-0"2'-0"X4'-0"2'-8"X6'-8" 2'- 0 " X 4 ' - 0 " 2'-0"X4'-0"2'-0"X4'-0"2'-0"X3'-6"2'-0"X3'-6"4'-0"X3'-0"4'-0"X3'-0"4'-0"X3'-0"5'-0"X5'-0"2'-8"X6'-8"2'-6"X6'-8"2'-8"X6'-8"3'-0"X6'-8"2'-0"X6'-8"2'-4"X6'-8"5'-0"X6'-8"6'-0"X2'-6"6'-0"X2'-6"DECK1A-3.02A-3.03A-3.04A-3.0(E) +42'' GUARDRAILTEMP UPTEMPTEMP UP4'-1"D.W.11'-6"X6'-6"REFRIG.12'-7"10'-8"12'-8"15'-4"4'-0"17'-6"18'-3"26'-11"5'-11"6'-11"8'-8"15'-4"2'-4"6'-5"6'-10"5'-0"X5'-0"AREA OF WORKAREA OF WORKAREA OF WORKNEXISTING FLOOR PLAN / UPPER LEVEL1/4" 1DESIGN • BUILD • MANAGEMENTREVISION#DATE DESCRIPTION012/15/2022ORIGINAL ISSUED© LADC CONSULTING INC.MASTERSON-KU RESIDENCE REMODEL 385 BELLA VISTA AVE, LOS GATOS, CA 95032 APN# 529-21-009 MASTERSON & KU385 BELLA VISTA AVE,LOS GATOS, CA 95032 12/15/2022XW220020EXISTING UPPERLEVEL FLOORPLANA-1.3HAU-CHING LIAO(408) 642-1628INFO@LADC-ARCH.COM DECK4:12 ROOF 4:12 ROOF4:12 ROOF4:12ROOF4:12 ROOF 4:12ROOF4:12ROOF4:12 ROOF 4:12 ROOF 4:12 ROOF DS.DS.DS.DS.DS.DS.DS.DS.DS.NEXISTING ROOF PLAN1/4" 1DESIGN • BUILD • MANAGEMENTREVISION#DATE DESCRIPTION012/15/2022ORIGINAL ISSUED© LADC CONSULTING INC.MASTERSON-KU RESIDENCE REMODEL 385 BELLA VISTA AVE, LOS GATOS, CA 95032 APN# 529-21-009 MASTERSON & KU385 BELLA VISTA AVE,LOS GATOS, CA 95032 12/15/2022XW220020EXISTING ROOFPLANA-1.4HAU-CHING LIAO(408) 642-1628INFO@LADC-ARCH.COM 201E202EENEW EXTERIOR WALLALL EXTERIOR WALL TO BE 2X6 DF #2 STUDS @ 16"o.c. WITH 1/2" THK. GYP. BD.INTERIOR SIDE 7/8" CEMENT PLASTER OVER PAPER BACKED LATH OVER 1/2" CDXPLYWOOD OR 3/8" CDX PLYWOOD PER SHEAR WALL LAYOUT ON S-PLAN.(SEE ELEVATIONS FOR EXTERIOR FINISH)(SEE S-PLAN FOR ACTUAL SIZES.)NEW INTERIOR WALL2X4 WOOD STUDS @16" O.C. WITH 1/2" THK. GYP. BD. ON BOTH SIDES USE W/R GREENGYP. BD. @ WET WALLS (CDX PLYWOOD OVER STUD @ SHEAR WALLS) S.S.D.1 HOUR RATED WALL2X4 OR 2X6 WOOD STUDS @ 16" O.C. W/ 5/8" "X" GYP. BD. ON BOTH SIDES. (1/2" CDXPLYWOOD OVER STUD @ SHEAR WALLS, W/R GREEN GPY. BD. @ WET WALLS)LEGEND:WINDOWDOOR TAGWINDOW TAGNEW PLUMBING WALL2X6 WOOD STUDS @16" O.C. WITH 1/2" THK. GYP. BD. ON BOTH SIDES. USE W/RGREEN GYP. BD. @ WET WALLS.(CDX PLYWOOD OVER STUD @ SHEAR WALLS) S.S.D.ATTIC ACCESSCRAWL SPACE ACCESSEXISTING DOOREXISTING WINDOWFURNACE ACCESSLOCATION IN ATTIC3'-6"4'-1"4'-0"3'-6"2'-6"DININGLIVINGM. BEDROOMBEDROOM #2HALLNOOKKITCHEN7'-0"X5'-4"1'-0"X2'-4"7'-0"X5'-4"4'-0"X2'-4" (N) 3'-0"X7'-0" 2'- 0 " X 4 ' - 0 " 2'-0"X4'-0"2'-0"X4'-0"2'-0"X3'-6"4'-0"X3'-0"4'-0"X3'-0"4'-0"X3'-0"3'-0"X6'-8"2'-0"X6'-8"D.W.6'-0"X2'-6"6'-0"X2'-6"DECK1A-3.24A-3.0(E) +42'' GUARDRAIL(N) 11'-6"X7'-0"ARCH DOORTEMP UPREFRIG.4'-2"M. BATH2'-8"X6'-8"2'-6"X6'-8"2'-8"X6'-8"2'-4"X6'-8"5'-0"X6'-8"12'-7"10'-8"12'-8"15'-4"4'-0"17'-6"18'-3"26'-11"5'-11"6'-11"8'-8"10'-11"3'-0"6'-8"3'-6"4'-5"5'-0"X5'-0"5'-0"X5'-0"AREA OF WORKAREA OF WORKAREA OF WORK101102103104EEEEEEEEEEE1'-0"3'-9"1'-0"2'-6"7"1061051'-0"X2'-4" TEMP1'-0"X2'-4"TEMP1071'-0"X2'-4"TEMPNEW FULL HEIGHTPANELS, STEEL FRAMEWITH GLAZED INSERTSFILL IN HALF WALL TOFULL HEIGHTNEW COUNTERTOP ANDCABINETS TO MATCHEXISTINGAREA OF WORK1A-3.32A-3.210110212212ELECTRICAL LEGENDEXTERIOR GRADING LED LIGHT ON FENCE POSTEXTERIOR CEILING MOUNTED LED LIGHTSWITCHNOTES11/4"NGENERAL NOTES:ALL INTERIOR FINISH MATERIALS, KITCHEN EQUIPMENTS, PLUMBING FIXTURES AND ELEC. FIXTURESSHALL BE SELECTED BY OWNERS. PROVIDE INTERCOM, SECURITY & VACUUM AT OWNER'S OPTION.BATH TUB AND SHOWER NOTES:A. FINISHED WALL W/ NONABSORBENT SURFACE UP TO 72" ABOVE FLOORB. TEMPERED GLASS ENCLOSURE. (22" MIN. OPENING)C. PROVEDE FIBER-REINFORCED GYPSUM BACKERS (OR APPR. EQ.)D. ALL BATHTUB AND SHOW, SHOULD COMPLY WITH CRC R307.2 AND R702.4.2. TYP.E. PROVIDE W/R GREEN GYP. BD. @ AROUND SHOWER, TUBS PER UBC CHATER 25F. PROVIDE A SMOOTH, HARD, NONABSORBENT SURFACE UP TO 72" ABOVE THE DRAIN INLET ATTUB/SHOWER.G. PROVIDE TEMPERED GLAZING FOR ALL NEW WINDOWS WITHIN 24" FROM THE ARC OPENING OF THEDOORS AND WITHIN 60" FROM THE WET SURFACE OF TUB/ SHOWER.H. BATHROOM RECEPTACLE OUTLETS SHALL BE SUPPLIED BY AT LEAST ONE 20 AMP BRANCHCIRCUIT. SUCH CIRCUITS SHALL HAVE NO OTHER OUTLETS.I. ALL ELECTRICAL RECEPTACLES SHALL BE GFCI PROTECTED.J. LIGHTING IN BATHROOMS, GARAGES, LAUNDRY ROOMS AND/OR UTILITY ROOMS MUST BE HIGHEFFICACY, ORK. MUST BE CONTROLLED BY A MANUAL-ON OCCUPANCY SENSOR.L. TOILET CLEARANCE -24" IN FRONT OF TOILET AND 15" ON EACH SIDE MEASURED FROM CENTER OFTOILET.M. SKYLIGHTS -OPERABLE SKYLIGHTS NEED TO BE 10-FEET FROM PLUMBING VENTS OR 3-FEETBELOW THE VENT TERMINATION. PROVIDE ICBO EVALUATION REPORT NUMBER. SHOWERCOMPARTMENT MUST HAVE A FINISHED INTERIOR NO LESS THAN 1024 SQUARE INCHES ANDSHALL ENCOMPASS A MINIMUM THIRTY-INCH CIRCLE.N. SHOWER AND TUB/SHOWER SHALL HAVE A SMOOTH, HARD, NON ABSORBENT SURFACE (I.E.,CERAMIC TILE OR FIBERGLASS) OVER A MOISTURE RESISTANT UNDERLAYMENT (E.G. W.R. GYP.)TO A HEIGHT OF 72-INCHES ABOVE THE DRAIN INLET.O. PRESSURE BALANCED OR THERMOSTATIC MIXING VALVE REQUIRED FOR SHOWER AND SHOWERTUB COMBINATIONS, MAXIMUM MIXING WATER TEMP OF 120N F.P. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS, AND SIMILAR BATHING FIXTURES SHALLBE MECHANICALLY VENTILATED IN ACCORDANCE WITH THE CMC.Q. SAFETY GLAZING IS REQUIRED ON WINDOWS WITHIN TUB OR SHOWER AREA WHEN THE BOTTOMEXPOSED EDGE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE A STANDING SURFACE AND DRAININLET.EXTERIOR WALL & PLUMBING WALL: 2X6 @ 16"O.C., TYP.PROVIDE A 100 SQ.IN. LOUVER IN THE DOOR FOR MAKEUP AIR. (CMC 504.3.1.)PROVIDE AC CONDENSER UNITS SUPPORTED FROM THE GROUND SHALL REST ON A CONCRETE OROTHER APPROVED BASE EXTENDING NOT LESS THAN 3" ABOVE THE GROUND LEVEL. CMC 1106.2.R-15 INSULATION ON WALL OF UTILITY & LAUNDRY ROOMS.T& P VALVE DRAIN LINE TO DISCHARGE TO THE EXTERIOR W/ 2% SLOPE.PROVIDE 22"X30" ATTIC ACCESS, MIN, 30" HEADROOM CLEARANCE.SELF-CLOSING & SELF-LATCHING SOLID CORE DOOR 1-3/8" THICK WITH 20 MINUTES RATED. (BY:CAL-DOOR CO. OR APPROVED EQUAL)WATER HEATER & FURNACE SHOULD HAVE SEISMIC RESTRANT STRAP & ELEVATE PILOT HEIGHTS18" MIN. ABOVE FLOOR, COVER WITH SHEET METAL. PER CPC & CMC.7.75" MAX. FOR IN-SWINGING DOORS & 1/2" MAX. FOR OUT-SWINGING DOORS FROM THE TOP OF THETHRESHOLD TO THE LANDING AT THE EXTERIOR DOORS.THE CLOTHES DRYER'S SHALL BE VENTED TO THE OUTSIDE WITH A MIN. 4" EXHAUST DUCT EQUIPPEDWITH A BACK-DRAFT DAMPER. C.M.C. SECTION 504.3.1.THE DRYER TERMINATES TO THE OUTSIDE OF BLDG TO BE MIN. 3' FROM OPENING.MAX. LENGTH OF THE DRYER SHALL NOT EXCEED 14' W/ (2)-90 DEGREE ELBOWS EXHAUST DUCTEQUIPPED WITH A BACK-DRAFT DAMPER. CMC 504.3.2.2.PROVIDE 4" DRYER VENT, DRYER SHALL BE A LISTED & APPROVED PRODUCT TESTED BY ARECOGNIZED TESTING AGENCY, IF THE VENT MORE THAN 14' LONG.GARAGE & UTILITY ROOM CONSTRUCTION: (ONE HOUR RATED)5/8" GYP. BD. TYPE "X" ON WALL, CEILING, AND POSTS. FIRE RESISTANT CAULKING AT PENETRATIONS.(SEE FIRE SEPARATION NOTS FOR MORE INFO.)FIRE SEPARATION WALL UP TO ROOF FRAMING, SEE FIRE SEPARATION NOTESFOR INFORMATION.ALL EXTERIOR WOOD DOORS SHALL BE SOLID CORE WITH WEATHER STRIP.CUSTOM TUB WITH CERAMIC TILE SHELF AND EDGE, PROVIDE ACCESS PANEL AT MOTOR SIDE.THE PANEL SHALL BE LARGE ENOUGH FOR LARGEST EQUIPMEN.T.PROVIDE 18"X24" UNDERFLOOR ACCESSKITCHEN NOTES:A. COOK TOP WITH EXHAUST AIR TO EXTERIOR WALL.B. HOME CENTER WITH UPPER CABINET AND LIGHT.C. DISH-WASHER, GARBAGE DISPOSAL, MICRO-WAVE, OVEN AND OTHER EQUIPMENTS SHALL BE SELECTED BY OWNER BEFORE CONSTRUCTION.D. PROVIDE GFCI PROTECTED OUTLETS AT COUNTER TOP.E. PROVIDE 2 MIN. SEPARATE 20 AMP CIRCUITS FOR SMALL KITCHEN APPLICANCES.F. TWO (2) 20 AMP DEDICATED CIRCUITS FOR COUNTER RECEPTACLES.G. EVERY COUNTER SPACE 12" OR WIDER SHALL HAVE AN APPLIANCE RECEPTACLE. COUNTER RECEPTACLES INSTALLED EVERY 4 FEET ON CENTER, SUCH THAT THERE IS NO MORE THAN 24" TO A RECEPTACLE. NO EQUIPMENT CAN BE CONNECTED TO THE COUNTER CIRCUITS.H. ALL COUNTER RECEPTACLES MUST BE GFCI PROTECTED.I. ISLANDS/PENINSULAS GREATER THAN 12" X 24" MUST HAVE AT LEAST ONE GFCI ELECTRICAL OUTLET. AT LEAST HALF THE INSTALLED WATTAGE OF LUMINARIES IN KITCHENS SHALL BE HIGH EFFICACY AND THE ONES THAT ARE NOT MUST BE SWITCHED SEPARATELY.J. ELECTRIC OVEN AND RANGE REQUIRE SEPARATE CIRCUITS.K. IF GAS LINE IS ALTERED OR MOVED SHOW EXISTING AND PROPOSED LOCATION, PIPE SIZE, AND BTU’S OF APPLIANCES BEING SERVED, SHOW GAS METER LOCATION. LEAVE EXPOSED FOR INSPECTION.L. GARAGE TO KITCHEN OPENINGS -1/2" SHEETROCK ON GARAGE SIDE -DOOR TO GARAGE REQUIRED TO BE A MINIMUM 1-3/8" SOLID CORE OR 20 MINUTE RATED, SELF CLOSING/SELF LATCHING DOOR.M. SKYLIGHTS -OPERABLE SKYLIGHTS MUST BE 10 FEET FROM PLUMBING VENTS OR THREE FEET BELOW THE VENT TERMINATION. PROVIDE ICBO EVALUATION REPORT NUMBEREXHAUST DUCT TO ROOF OR THRU WALL. PER 510.5.2 OF 2019 CPC.VENTILATION @ LAUNDRY & WATER CLOSET ROOM TO COMPLY WITH 2019 CMC TABLE 402.1 & 504.6.FURNACE COMBUSTION AIR TO COMPLY WITH 602 CMC01234567891011121314151617181920PROPOSED FLOOR PLANDESIGN • BUILD • MANAGEMENTREVISION#DATE DESCRIPTION012/15/2022ORIGINAL ISSUED© LADC CONSULTING INC.MASTERSON-KU RESIDENCE REMODEL 385 BELLA VISTA AVE, LOS GATOS, CA 95032 APN# 529-21-009 MASTERSON & KU385 BELLA VISTA AVE,LOS GATOS, CA 95032 12/15/2022XW220020PROPOSEDUPPER LEVELFLOOR PLANA-2.0HAU-CHING LIAO(408) 642-1628INFO@LADC-ARCH.COMWINDOW SCHEDULEMARKSIZE (W x H)TYPELOCATIONMANUF.REMARKCOMMENT101 84"X64" CASEMENT BEDROOM 2 PER OWNER102 12"X28"FIXEDM. BATH. PER OWNER TEMP. GLASS103 12"X28"FIXEDM. BATH. PER OWNER TEMP. GLASS104 84"X64" CASEMENT M. BEDROOM PER OWNER105 48"X28" SLIDING BEDROOM 2 PER OWNER106 12"X28"FIXEDSTAIRPER OWNER TEMP. GLASS107 12"X28"FIXEDNOOKPER OWNER TEMP. GLASSDOOR SCHEDULEMARKSIZE (W x H)TYPELOCATIONMANUF. REMARK COMMENT101 84"X80" INSWINGNOOKPER OWNER102 138"X84"SLIDINGDININGPER OWNERTEMP. GLASSNOTE: THE NEW CONSTRUCTION OF FENCE ALONG THE FRONT PROPERTY LINE IS PROCESSED THROUGH A SEPARATE PERMIT. REFERENCE NUMBER: B23-0350.THE NEW CONSTRUCTION OF FENCE IS NOT WITHIN THE SCOPE OF WORK IN THIS APPLICATION. DECK4:12 ROOF 4:12 ROOF4:12 ROOF4:12ROOF4:12 ROOF 4:12ROOF4:12ROOF4:12 ROOF 4:12 ROOF 4:12 ROOF DS.DS.DS.DS.DS.DS.DS.DS.DS. ROOF ROOF R2'2" R2'2"AREA OF WORKCALIFORNIAFRAMEROOFINGNEXISTING ROOF PLAN1/4" 1DESIGN • BUILD • MANAGEMENTREVISION#DATE DESCRIPTION012/15/2022ORIGINAL ISSUED© LADC CONSULTING INC.MASTERSON-KU RESIDENCE REMODEL 385 BELLA VISTA AVE, LOS GATOS, CA 95032 APN# 529-21-009 MASTERSON & KU385 BELLA VISTA AVE,LOS GATOS, CA 95032 12/15/2022XW220020PROPOSED ROOFPLANA-2.1HAU-CHING LIAO(408) 642-1628INFO@LADC-ARCH.COM TOP OF RIDGE24'-0''SUBFLOOR0'-0''NATURE GRADE-1'-0''8'-4"LOWER LEVEL TOP PLATE8'-4''SECOND FLOOR9'-4''1'-0"UPPER LEVEL TOP PLATE17'-4''8'-0" 24'-0" 1'-0"TEMPTEMPDSDSTEMP.TEMP.TOP OF RIDGE24'-0''SUBFLOOR0'-0''NATURE GRADE-1'-0''8'-4"LOWER LEVEL TOP PLATE8'-4''SECOND FLOOR9'-4''1'-0"UPPER LEVEL TOP PLATE17'-4''8'-0" 24'-0" 1'-0"SLDSGUARDRAIL @ 42'' MIN.21/4"11/4"EXISTING FRONT (EAST) ELEVATIONEXISTING SIDE (NORTH) ELEVATIONDESIGN • BUILD • MANAGEMENTREVISION#DATE DESCRIPTION012/15/2022ORIGINAL ISSUED© LADC CONSULTING INC.MASTERSON-KU RESIDENCE REMODEL 385 BELLA VISTA AVE, LOS GATOS, CA 95032 APN# 529-21-009 MASTERSON & KU385 BELLA VISTA AVE,LOS GATOS, CA 95032 12/15/2022XW220020EXISTINGELEVATIONSA-3.0HAU-CHING LIAO(408) 642-1628INFO@LADC-ARCH.COM DSDSELEC. METER& PANELTEMP.TEMP.GUARDRAIL @ 42'' MIN.TOP OF RIDGE24'-0''SUBFLOOR0'-0''NATURE GRADE-1'-0''8'-4"LOWER LEVEL TOP PLATE8'-4''SECOND FLOOR9'-4''1'-0"UPPER LEVEL TOP PLATE17'-4''8'-0" 24'-0" 1'-0"TEMP. TEMP.TEMP.TEMP.TEMP.DSGUARDRAIL @42'' MIN.TOP OF RIDGE24'-0''SUBFLOOR0'-0''NATURE GRADE-1'-0''8'-4"LOWER LEVEL TOP PLATE8'-4''SECOND FLOOR9'-4''1'-0"UPPER LEVEL TOP PLATE17'-4''8'-0" 24'-0" 1'-0"41/4"31/4"EXISTING REAR (WEST) ELEVATIONEXISTING SIDE (SOUTH) ELEVATIONDESIGN • BUILD • MANAGEMENTREVISION#DATE DESCRIPTION012/15/2022ORIGINAL ISSUED© LADC CONSULTING INC.MASTERSON-KU RESIDENCE REMODEL 385 BELLA VISTA AVE, LOS GATOS, CA 95032 APN# 529-21-009 MASTERSON & KU385 BELLA VISTA AVE,LOS GATOS, CA 95032 12/15/2022XW220020EXISTINGELEVATIONSA-3.1HAU-CHING LIAO(408) 642-1628INFO@LADC-ARCH.COM TOP OF RIDGE24'-0''SUBFLOOR0'-0''NATURE GRADE-1'-0''8'-4"LOWER LEVEL TOP PLATE8'-4''SECOND FLOOR9'-4''1'-0"UPPER LEVEL TOP PLATE17'-4''8'-0" 24'-0" 1'-0"TEMP(N)AREA OF WORKDSTEMPTEMPTEMPDS(N)(N)(N)(N)(N)(N)2'-4"1'-0"3'-5"6"6"7'-0"5'-0"PAINT FASCIA ANDGUTTERS, DARK BRONZEPAINT STUCCO, WHITENEW SHUTTERSCASTSTONECAPTEMP.TEMP.TOP OF RIDGE24'-0''SUBFLOOR0'-0''NATURE GRADE-1'-0''8'-4"LOWER LEVEL TOP PLATE8'-4''SECOND FLOOR9'-4''1'-0"UPPER LEVEL TOP PLATE17'-4''8'-0" 24'-0" 1'-0"DSAREA OF WORKGUARDRAIL @ 42'' MIN.-3(N)4'-0"2'-4"TYP. BRACKETS,CONTRACTORDESIGN-BUILDCAST STONE CAPCAST STONE CAP,TYP.TYP. STUCCOOVER BACKEDLATH OVERPLYWOODEXISTING CONCRETESTEM WALL, FIELDVERIFY SIZE, HEIGHT,AND LOCATIONTYP. 2X STUD1/8" SLOPE5'-10"10"3'-0"TYP. STUCCOOVER BACKEDLATH OVERPLYWOODWOOD DECKPROPOSED FRONT (NORTH) ELEVATION21/4"NOTES:1. EACH BEDROOM SHALL HAVE (1) EGRESS WINDOW.2. OPENING OF ALL OPERABLE WINDOW SHALL HAVE A HEIGHT OF44"MIN TO OPENING. ABOVE FIN. FLOOR AND THE NET CLEAROPENING OF 5.0 SQUARE FEET MINIMUM. (GRADE FLOOROPENING MAY HAVE A NET CLEAR OPENING OF 5.0 SQUARE FEETMINIMUM, THE CLEAR HEIGHT SHALL BE 24" MIN. AND THE NETCLEAR WIDTH SHALL BE 20" MINIMUM).3. ALL NEW WINDOW TO HAVE LOW-E GLASS4. ALL PATIO DOOR TO HAVE TEMPERED GLASS5. ALL EGRESS WINDOWS TO HAVE A 24" MIN. TO THE FINISH FLOOROR A SAFETY BAR PLACED OVER OPERABLE OPENINGPROPOSED FRONT (EAST) ELEVATIONDESIGN • BUILD • MANAGEMENTREVISION#DATE DESCRIPTION012/15/2022ORIGINAL ISSUED© LADC CONSULTING INC.MASTERSON-KU RESIDENCE REMODEL 385 BELLA VISTA AVE, LOS GATOS, CA 95032 APN# 529-21-009 MASTERSON & KU385 BELLA VISTA AVE,LOS GATOS, CA 95032 12/15/2022XW220020PROPOSEDELEVATIONSA-3.2HAU-CHING LIAO(408) 642-1628INFO@LADC-ARCH.COM11/4"DECK WALL DETAIL3NOTE: THE NEW CONSTRUCTION OF FENCE ALONG THE FRONT PROPERTY LINE IS PROCESSED THROUGH A SEPARATE PERMIT. REFERENCE NUMBER: B23-0350.THE NEW CONSTRUCTION OF FENCE IS NOT WITHIN THE SCOPE OF WORK IN THIS APPLICATION.NOTE: THE NEW CONSTRUCTION OF FENCE ALONG THE FRONT PROPERTY LINE IS PROCESSED THROUGH A SEPARATE PERMIT. REFERENCE NUMBER: B23-0350.THE NEW CONSTRUCTION OF FENCE IS NOT WITHIN THE SCOPE OF WORK IN THIS APPLICATION. TEMP. TEMP.TEMP.TEMP.TEMP.DSGUARDRAIL @42'' MIN.TOP OF RIDGE24'-0''SUBFLOOR0'-0''NATURE GRADE-1'-0''8'-4"LOWER LEVEL TOP PLATE8'-4''SECOND FLOOR9'-4''1'-0"UPPER LEVEL TOP PLATE17'-4''8'-0" 24'-0" 1'-0" 7'-0"11'-6"AREA OF WORK(N)(N)(N) (N)PROPOSED REAR (WEST) ELEVATION11/4"NOTES:1. EACH BEDROOM SHALL HAVE (1) EGRESS WINDOW.2. OPENING OF ALL OPERABLE WINDOW SHALL HAVE A HEIGHT OF44"MIN TO OPENING. ABOVE FIN. FLOOR AND THE NET CLEAROPENING OF 5.0 SQUARE FEET MINIMUM. (GRADE FLOOROPENING MAY HAVE A NET CLEAR OPENING OF 5.0 SQUARE FEETMINIMUM, THE CLEAR HEIGHT SHALL BE 24" MIN. AND THE NETCLEAR WIDTH SHALL BE 20" MINIMUM).3. ALL NEW WINDOW TO HAVE LOW-E GLASS4. ALL PATIO DOOR TO HAVE TEMPERED GLASS5. ALL EGRESS WINDOWS TO HAVE A 24" MIN. TO THE FINISH FLOOROR A SAFETY BAR PLACED OVER OPERABLE OPENINGDESIGN • BUILD • MANAGEMENTREVISION#DATE DESCRIPTION012/15/2022ORIGINAL ISSUED© LADC CONSULTING INC.MASTERSON-KU RESIDENCE REMODEL 385 BELLA VISTA AVE, LOS GATOS, CA 95032 APN# 529-21-009 MASTERSON & KU385 BELLA VISTA AVE,LOS GATOS, CA 95032 12/15/2022XW220020PROPOSEDELEVATIONSA-3.3HAU-CHING LIAO(408) 642-1628INFO@LADC-ARCH.COM WOOD DOORTYP. 24 GA. G.S.M. FLASHINGTYPICAL GYP. BD. SEEWALL TYPE DETAILSOVER BLDG. PAPERTYP. 2X WOOD TRIMTYP. 2/3" X 2" TRIMTYP. 1 3/4" SOLID COREMETAL FLASHINGTYP. 7/8" CEMENT PLASTEROVER PAPER BACKED LATH (2LAYER GRADE "D" BLDG.PAPER) OR CEMENT BOARDSIDING OVER 30# FELT PAPEROVER 1/2" CDX PLYWOOD OR3/8" CDX PLYWOODSHEATHING PER SHEAR WALLOVER WOOD STUDS (TYP.)4X HEADER @ HEAD2-2X STUDS @ JAMBTYPICAL GYP. BD. SEEWALL TYPE DETAILSTYP. 1 3/8" HOLLOW WD. DOORTYP. 3/4" X 2" WOOD TRIMSHINGLE ROOFVELUXRIGID TUNNELVELUX TAPEALL JOINTSMUST BE SEALEDWITH TAPE, PROVIDEDBY VELUXVELUX TAPEVELUX SCREWINSULATIONFINISH MATERIALVELUXCEILING DIFFUSERASSEMBLYVAPOR BARRIEROR APPROVED EQ.VELUIX (IBC CERTIFIED)UNDERLAYMENTR-30 INSULATION(DOUBLE GLAZED)ICBO APPROVED SKYLIGHTROOF RAFTERCEILING JOIST1/2" GYP. BD.ROOFINGMATERIALPER PLANINTEGRALSKYLIGHTFLASHINGR-13 INSULATIONROUGH OPENING, TYP.WALL INSULATIONPER T241/2" GYP. BD.DOUBLE 2X TOPPLATE5/8" GYP. BD. ONCEILINGCEILING INSULATIONPER T245/8" TYP "X" GYP. BD.FASCIAROOF SHEATING PERSTRUCTURE W/RADIANT BARRIERCOMPOSITIONSHINGLE ROOFING O/2 LAYER 30# FELT O/PLYWOOD SHEATINGGUTTER7/8" 3-COAT STUCCO O/ 2LAYER GRADE "D" BLDG.PAPER O/ PLYWOODSHEATING PER SHEAR WALLSTUCCO SOFFIT FINISH,NO PENETRATIONS OROPENINGS ALLOWED2x NAILERCAP SHINGLEPLACE TOP OF LAST BATTEN1 1/4" FROM CENTER OF RIDGEOVER RIDGE NAILERUNDERLAYMENT CARRIED2x RAFTER1/2" PLYWOODW/ RADIANT BARRIERINSULATION (TYP.)ALTERNATE WIND-RAIN BLOCKEND OF COMPOSITION SHINGLEHOLD 1/2" FROM HEADWHERE REQUIRED.1" VENTED AIRSPACE12" 30# FELT12"ROOF TILE O/ONE LAYER 40# FELT O/STRUCTURE PLYWD.26 GA. G.I. FLASHINGPAINT TO MATCH ADJ. MATERIALTYP. SLIDING DOORAWAY FROM STRUCTURESLOPE MIN. 1/4":1'-0"TYP. SEALANTOVER BLDG. PAPERTYP. 2X WOOD TRIMCONCRETE EXT. PADSEE DOOR SCHEDULESILL FLASHING7 3/4'' MAX.INTERIOR FLOOR FINISHTYP. SLIDING DOORTYP. FLOOR FINISH OVERPLYWOOD SUB FLOOR OVER JOISTSSLOPED AWAY FROM BLDG.TYP. EXTERIOR CONC. LANDING(S.S.D)TYP. FLOOR FINISHTYP. WOOD FLOOR JOIST(SEE STRUCT. DWG.)THRESHOLDSILL PAN FLASHING7 3/4'' MAX.TRIMTYPICAL GYP. BD. SEEWOOD DOORTYP. 3/4" X 2" TRIMTYP. 1 3/4" SOLID COREWALL TYPE DETAILSTYP. 7/8" CEMENT PLASTEROVER PAPER BACKED LATH (2LAYER GRADE "D" BLDG.PAPER) OR CEMENT BOARDSIDING OVER 30# FELT PAPEROVER 1/2" CDX PLYWOOD OR3/8" CDX PLYWOODSHEATHING PER SHEAR WALLOVER WOOD STUDS (TYP.)TYP. 24 GA. G.S.M. FLASHINGOVER BLDG. PAPERTYP. 2X WOOD TRIMMETAL FLASHINGTYP. SLIDING DOORTYP. GYP. BD.CEILINGTYP. 2X WOOD TRIMOVER BLDG. PAPER1X K.D. D.F. SILL BD.AND APRONSEALANT @ ALL EDGESPRIOR TO INSTALLING WINDOWCAULK BEHIND NAIL FINTYP. VINYL WINDOWTYP. 24 GA. G.S.M. FLASHINGMETAL FLASHINGTYP. 7/8" CEMENT PLASTEROVER PAPER BACKED LATH (2LAYER GRADE "D" BLDG.PAPER) OR CEMENT BOARDSIDING OVER 30# FELT PAPEROVER 1/2" CDX PLYWOOD OR3/8" CDX PLYWOOD SHEATHINGPER SHEAR WALL OVER WOODSTUDS (TYP.)TYP. 2-2X STUDS@ JAMBTYPICAL GYP. BD. SEEWALL TYPE DETAILSTYP. VINYL WINDOWSEALANT @ ALL EDGESCAULK BEHIND NAIL FINPRIOR TO INSTALLING WINDOWTYP. 2X WOOD TRIMOVER BLDG. PAPERTYP. 7/8" CEMENT PLASTER OVERPAPER BACKED LATH (2 LAYERINDEPENDENTLY WRAPPED GRADE "D"BLDG. PAPER) OR CEMENT BOARDSIDING OVER 30# FELT PAPER OVER1/2" CDX PLYWOOD OR 3/8" CDXPLYWOOD SHEATHING PER SHEARWALL OVER WOOD STUDS (TYP.)METAL FLASHINGCORNER BEADTYP. 24 GA. G.S.M. FLASHING2X WOOD TRIMTYP. VINYL WINDOW CAULK BEHIND NAIL FINPRIOR TO INSTALLING WINDOWHEADER (SEE STRUCT. DWG.)SEALANT @ ALL EDGESCORNER BEADTYP. 4X WINDOWTYPICAL GYP. BD. SEEMETAL FLASHINGTYP. 7/8" CEMENT PLASTER OVERPAPER BACKED LATH (2 LAYERGRADE "D" BLDG. PAPER) ORCEMENT BOARD SIDING OVER 30#FELT PAPER OVER 1/2" CDXPLYWOOD OR 3/8" CDX PLYWOODSHEATHING PER SHEAR WALLOVER WOOD STUDS (TYP.)TYP. 7/8" CEMENT PLASTER(2 PLY GRADE "D" PAPER)OVER PAPER BACKED LATHGARAGE DOOR TRACKPOSTWOOD TRIMTYPICAL GYP. BD. SEEWALL TYPE DETAILSMORTAR JOINTSHEATHINGTYP. 2X WOOD TRIMOVER BLDG. PAPERPRIOR TO INSTALLING WINDOWCAULK BEHIND NAIL FINSEALANT @ ALL EDGESOVER PAPER BACKED LATHTYP. 7/8" CEMENT PLASTERTYP. SLIDING DOORSEE DOOR SCHEDULEWALL INSULATIONPER T241/2" GYP. BD.DOUBLE 2X TOPPLATE5/8" GYP. BD. ONCEILINGCEILING INSULATIONPER T24PROVIDE ATTICVENTILATIONSCREEN VENTSFASCIAROOF SHEATING PERSTRUCTURE W/RADIANT BARRIERCOMPOSITIONSHINGLE ROOFING O/2 LAYER 30# FELT O/PLYWOOD SHEATINGGUTTER7/8" 3-COAT STUCCOO/ 2LAYER GRADE "D"BLDG.PAPER O/ PLYWOODSHEATING PERSHEAR WALL24 GA. G.S.M VALLEY FLASHING2XCRICKET @ 24" O.C. VERT.2X8 RAFTERSROLL CRICKET MATCH (E). BUR.MINERAL SURFACE(2) PLU. NEW FIBERGLASS2X6 LAY FLAT2 LAYER 30# FELT O/COMPOSITION SHINGLE ROOF'G O/STRUCTURE PLYWD.TYP. EAVE1 HOUR FIRE RATED EAVEEXTERIOR DOOR HEADEXTERIOR DOOR JAMBEXTERIOR DOOR SILLVINYL WINDOW HEADINTERIOR DOOR HEAD/JAMBCLOSET SLIDING DOOR HEADCLOSET SLIDING DOOR SILLVINYL WINDOW JAMBSLIDING GLASS DOOR JAMBSLIDING GLASS DOOR SILLGARAGE DOOR JAMBVINYL WINDOW SILLSUN TUNNELRIDGECRICKETROOF VALLEYSKYLIGHTSTUCCO17NTS16NTS9NTS8NTS1NTS18NTS15NTS10NTS7NTS2NTS19NTS14NTS11NTS6NTS3NTS20NTS13NTS12NTS5NTS4NTSDESIGN • BUILD • MANAGEMENTREVISION#DATE DESCRIPTION012/15/2022ORIGINAL ISSUED© LADC CONSULTING INC.MASTERSON-KU RESIDENCE REMODEL 385 BELLA VISTA AVE, LOS GATOS, CA 95032 APN# 529-21-009 MASTERSON & KU385 BELLA VISTA AVE,LOS GATOS, CA 95032 12/15/2022XW220020TYPICALARCHITECTURALDETAILSA-5.0HAU-CHING LIAO(408) 642-1628INFO@LADC-ARCH.COM Residential Design Guidelines 43 Town of Los Gatos HISTORIC RESOURCES4 BUILDING CLASSIFICATIONS Structures within the historic districts are individually classified as to their relative contribution to the historic character and quality of the district. •Contributing Structures The structures identified as con- tributors to the district have been determined to be historically, architecturally or culturally sig- nificant. Great care and scrutiny is required to properly remodel or add on to any of the contributing structures so that the structure’s historic or architectural integrity is preserved and not destroyed or damaged in the remodeling or ad- dition process. See Appendix B for a list of Con- tributing structures in the Town’s four residential historic districts. •Noncontributing Structures These structures are those which are not historical in terms of their design or have been so modified over time as to no longer meet the criteria for Contributing sta- tus. Owners of noncontributing structures are encouraged to re- model them to better support the scale and character of the historic district. A noncontributing struc- ture, if not rehabilitated into a contributing style or design, should be remodeled or expanded consis- tent with its existing architectural style and design. Introduction of entirely new architectural styles (i.e., other than Victorian, Crafts- man/Bungalow, Mission Revival/ Mediterranean) is prohibited. 4.4 HISTORIC DISTRICTS The Town of Los Gatos has four designated residential historic districts. Their general locations are shown below. A larger map is included in Appendix B. •Almond Grove Historic District •Broadway Historic District •Fairview Plaza Historic District •University-Edelen Historic District 4.5 DEMOLITIONS Demolition of any contributing structure in historic districts is forbidden absent a cataclysmic event or upon determination by the Deciding Body that demolition is necessary for the proper restora- tion of the structure. In the event of demolition as a result of a cataclysmic event, the structure shall be reconstructed to match the structure existing immediately prior to the cataclysmic event or a previous structure on that site. Additions, alterations, and removal of non historic additions may be approved as part of the reconstruction process, provided the contributing historic elements of the structure are maintained, and the changes and/or additions could have been approved if the structure had not been damaged. Note that “Demolition” is defined differently for historic struc- tures and non-historic structures as described in the sidebar to the left on page 42. ATTACHMENT 4 This Page Intentionally Left Blank Residential Design Guidelines30 Town of Los Gatos BUILDING DESIGN3 3.7 WINDOWS 3.7.1 Arrange windows in patterns and groupings consistent with the architectural style and surrounding neighborhood •Many architectural styles have individual windows that are grouped into patterns of two, three or more windows. Be conscious of this fact, and organize the windows to comple- ment the style. 3.7.2 Match window types and proportions to the architectural style and to the surrounding neighborhood •Select window types to complement the style of the house. Each architectural style generally has one or two window types that are traditional to the style. Double hung windows, for example, are common features of Victorian and Crafts- man Styles while casement windows are seen frequently in Mission and Spanish Eclectic styles. •Most architectural styles feature windows that have either vertical or square proportions. Avoid horizontal window proportions unless the style (e.g., Modern or Ranch Style) is clearly supportive of that shape. Horizontal groupings of vertical and square windows are one means of providing visual balance to a facade design. •Limit the number of different window types and propor- tions to enhance the visual unity of the house design. •For second floor additions to existing homes, match the windows on the original first floor. •Match the size and shape of window shutters to the shape and size of the windows. Shutters that are large enough to cover the windows, if closed, should be the goal. Hinges on shutters to allow their closure are desirable. Avoid very narrow shutters that are clearly not wide enough to cover the window opening. 3.7.3 Match window materials to the architectural style and to the surrounding neighborhood •Wood windows are common in Los Gatos. Wood is still the desired choice for styles that traditionally used wood. However, today there are some window materials, such as vinyl clad wood windows that are not noticeably different from wood at a short distance. They may be used if their visual appearance matches wood. •Generally, avoid metal windows. They may be considered acceptable for a Modern Style house, but would be strongly discouraged for all other styles. Group windows in a manner that is traditional for the architectural style Most architectural styles have vertically proportioned windows Windows with some depth from the frame to the glass are desirable ATTACHMENT 6 This Page Intentionally Left Blank Residential Design Guidelines46 Town of Los Gatos HISTORIC RESOURCES4 4.6 PRE-1941 STRUCTURES Pre-1941 structures have the potential to be historically significant, but not all will necessarily be classified as historic. Applications for removal, remodeling, or additions to structures constructed prior to 1941 will be reviewed by staff to determine their historic merit and contribution to the surrounding neighborhood. An initial evaluation will be made utilizing the 1991 Historical Resources Survey Project for Los Gatos. Staff may, at the discretion of the Community Development Director, refer a project application to the Historic Preservation Committee for its input and recommendations. Demolition of structures deemed to have special merit or con- tribution to the surrounding neighborhood may not be permitted. Proposed changes to existing structures will be carefully reviewed to ensure their compatibility with the original structure and the surrounding area. 4.7 PROTECTED EXTERIOR ELEMENTS •The protected exterior elements of a structure include all elements on all of a building’s elevations and roof. •Protected exterior elements are defined to include, but are not limited to, those elements outlined in the sidebar to the left. •Other exterior elements of a particular building may be protected as determined by the Deciding Body. PROTECTED EXTERIOR ELEMENTS SUBJECT TO REVIEW All elements on the building’s facades and roof, including but not limited to: •doors •windows •glass •porches •posts •railings •stairways •cupolas •gables •bay windows •widows’ walks •arbors/pergolas •siding •chimneys •towers •turrets •trim •mouldings •corbels •plaster features •rock walls •picket fences •shingles •roof lines •eaves and overhangs •colors •gingerbread •shingle siding •tiles •wrought iron and other decora- tive materials Examples of some character-defining elements ATTACHMENT 7 This Page Intentionally Left Blank