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Item 2 - Staff Report and Attachments 12 to 13
PREPARED BY: Maria Chavarin 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: 08/23/2023 ITEM NO: 2 Date: August 18, 2023 To: Historic Preservation Committee From: Joel Paulson, Community Development Director Subject: Requesting Approval 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. DISCUSSION: On July 26, 2023, the Committee considered a continued preliminary review of the proposed exterior alterations. The Committee was supportive of the changes made following the June 28, 2023 meeting and requested that the applicant return for additional review and a formal vote. The Committee recommended that the following details be provided for evaluation at the next meeting: • Keep the shutters -or- remove the shutters and introduce detailing to created a sense of depth through shadow lines similar to the other windows; • Maintain the arched entry cover as proposed; • Add a vertical divider to break up the sets of three windows; • Provide a sample of the proposed window material (specifically the cladding); and • Omit the stucco covered foam window trim and replace with a wood material or similar. The applicant submitted revised plans and a letter summarizing their response to the Committee’s direction (Attachments 12 and 13). PAGE 2 OF 3 SUBJECT: 385 Bella Vista Avenue August 18, 2023 N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2023\08-23-23\Item 02 - 385 Bella Vista Avenue\Staff Report _385 Bella Vista Avenue.docx 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). CONCLUSION: The applicant is requesting approval from the Committee on the proposal. Should the Committee find merit in the request, the project could be completed with a Building Permit. ATTACHMENTS: Previously received with the June 28, 2023 Staff Report: 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 Previously received with the July 26, 2023 Staff Report: 8. Response letter 9. Renderings 10. Photos 11. Window Details PAGE 3 OF 3 SUBJECT: 385 Bella Vista Avenue August 18, 2023 N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2023\08-23-23\Item 02 - 385 Bella Vista Avenue\Staff Report _385 Bella Vista Avenue.docx ATTACHMENTS (continued): Received with this Staff Report: 12. Response letter 13. Development Plans This Page Intentionally Left Blank 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: 7/31/2023 Project Name: Masterson / Ku Residence Project Address: 385 Bella Vista Ave, Los Gatos, CA 95032 Parcel No: 529-21-009 Record No: B23-0349 T he Los Gatos Historic Preservation Committee Comments Response Letter 1. Keep the shutters -or- remove the shutters and introduce detailing to created a sense of depth through shadow lines similar to the other windows Response: The shutters will keep as proposed. 2. Maintain the arched entry cover as proposed Response: The arched entry cover will maintain as proposed. 3. Add a vertical divider to break up the sets of three windows Response: A 3” vertical divider has been added to break up the sets of the three windows on the front elevation on sheet A-3.2. 4. Provide a sample of the proposed window material (specifically the cladding) Response: The sample of the proposed window material will be present in the next HPC meeting. 5. Omit the stucco covered foam window trim with a wood material or similar Response: The foam trim has been revised to a wood trim, and the detail 3 & 4 has been revised on sheet A- 3.2. ---------------------------------------------------------------------------------------------------------------------------------------------------------------- B23-0349 1 OF 1 7/31/2023 ATTACHMENT 12 This Page Intentionally Left Blank DESIGN • BUILD • MANAGEMENTREVISION#DATE DESCRIPTION012/15/2022ORIGINAL ISSUED107/03/2023HPC COMMENTS207/31/2023HPC 2ND COMMENTS© 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 RESIDENCEHOUSE REMODELPROJECT 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 OFTHE 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 AND FENCE DETAILSEXISTING 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:ATTACHMENT 13 DESIGN • BUILD • MANAGEMENTREVISION#DATE DESCRIPTION012/15/2022ORIGINAL ISSUED107/03/2023HPC COMMENTS207/31/2023HPC 2ND COMMENTS© 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 ISSUED107/03/2023HPC COMMENTS207/31/2023HPC 2ND COMMENTS© 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 ISSUED107/03/2023HPC COMMENTS207/31/2023HPC 2ND COMMENTS© 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 AND FENCEDETAILSA-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 ISSUED107/03/2023HPC COMMENTS207/31/2023HPC 2ND COMMENTS© 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 ISSUED107/03/2023HPC COMMENTS207/31/2023HPC 2ND COMMENTS© 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 ISSUED107/03/2023HPC COMMENTS207/31/2023HPC 2ND COMMENTS© 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 ISSUED107/03/2023HPC COMMENTS207/31/2023HPC 2ND COMMENTS© 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.REMARKMATERIAL101 84"X64" CASEMENT BEDROOM 2 PER OWNERWOOD-LOOKINGSTEEL102 12"X28"FIXEDM. BATH. PER OWNER TEMP. GLASSWOOD-LOOKINGSTEEL103 12"X28"FIXEDM. BATH. PER OWNER TEMP. GLASSWOOD-LOOKINGSTEEL104 84"X64" CASEMENT M. BEDROOM PER OWNERWOOD-LOOKINGSTEEL105 48"X28" SLIDING BEDROOM 2 PER OWNERWOOD-LOOKINGSTEEL106 12"X28"FIXEDSTAIRPER OWNER TEMP. GLASSWOOD-LOOKINGSTEEL107 12"X28"FIXEDNOOKPER OWNER TEMP. GLASSWOOD-LOOKINGSTEELDOOR SCHEDULEMARKSIZE (W x H)TYPELOCATIONMANUF. REMARK COMMENT101 84"X80" INSWINGNOOKPER OWNER102 138"X84"SLIDINGDININGPER OWNERTEMP. GLASS1 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 ISSUED107/03/2023HPC COMMENTS207/31/2023HPC 2ND COMMENTS© 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 ISSUED107/03/2023HPC COMMENTS207/31/2023HPC 2ND COMMENTS© 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 ISSUED107/03/2023HPC COMMENTS207/31/2023HPC 2ND COMMENTS© 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)2'-4"1'-0"3'-5"6"6"7'-0"5'-0"PAINT FASCIA ANDGUTTERS, COLOR RAL8022 BLACKBROWNPAINT STUCCO, WHITENEW CEDAR WOODSHUTTERS, COLOR RAL8022 BLACKBROWNCASTSTONECAP-44'-7"R 2 ' - 3 "NEW CEDAR WOODCANOPY, COLORRAL 8022BLACKBROWN7'-0"2'-2"2'-2"2'-2"3"3"5'-0"4"4"5"(N)2'-2"2'-2"2'-2"3"3"TEMP.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.-5(N)4'-0"2'-4"TYP. BRACKETS, CONTRACTORPROVIDE DESIGN-BUILD SHOPDRAWINGS FOR REVIEW.COLOR RAL 8022 BLACKBROWNCAST STONE CAPNEW CEDAR WOOD SHUTTERS,COLOR RAL 8022 BLACKBROWNCAST 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 DECK1 12" X 1 12" WOOD TRIM3" X 4" WOOD TRIMFIXED ARCHED WINDOW2'-1"4"1'-0"4"PAINT STUCCO, WHITE41 2"BLOCKING AS REQUIREDBACKER ROD & SEALANTJ-MOLDEXT. STUCCOPLYWOOD SHEATHINGMTL. LATH AND 2 LAYERBLDG. PAPER1 12" X 1 12"WOOD TRIMINTERIORBACKER ROD & SEALANTALUM. FLASHING, PAINTTO MATCH WINDOW FRAMESLOPE"SLOPE" INDICATES: 1/4"=1'-0" MIN.INTERIOREXTERIOREXTERIORSLOPESLOPE3" X 4" WOOD TRIMPLYWOOD SHEATHINGMTL. LATH AND 2 LAYERBLDG. PAPEREXT. STUCCOMETAL FLASHINGMETAL FLASHINGMETAL FLASHINGMETAL FLASHINGPROPOSED FRONT (NORTH) ELEVATION21/4"PROPOSED FRONT (EAST) ELEVATIONDESIGN • BUILD • MANAGEMENTREVISION#DATE DESCRIPTION012/15/2022ORIGINAL ISSUED107/03/2023HPC COMMENTS207/31/2023HPC 2ND COMMENTS© 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 DETAIL5NOTE: 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.ENLARGED WINDOWWINDOW DETAILS4311222222 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 ISSUED107/03/2023HPC COMMENTS207/31/2023HPC 2ND COMMENTS© 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. 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. 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. 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/ 2 LAYER 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. EAVETYP. 1 HOUR FIRE RATED EAVETYP. EXTERIOR DOOR HEADTYP. EXTERIOR DOOR JAMBTYP. EXTERIOR DOOR SILLTYP. WINDOW HEADTYP. INTERIOR DOOR HEAD/JAMBTYP. CLOSET SLIDING DOOR HEADTYP. CLOSET SLIDING DOOR SILLTYP. WINDOW JAMBTYP. SLIDING GLASS DOOR JAMBTYP. SLIDING GLASS DOOR SILLTYP. GARAGE DOOR JAMBTYP. WINDOW SILLTYP. SUN TUNNELTYP. RIDGETYP. CRICKETTYP. ROOF VALLEYTYP. SKYLIGHTTYP. STUCCO17NTS16NTS9NTS8NTS1NTS18NTS15NTS10NTS7NTS2NTS19NTS14NTS11NTS6NTS3NTS20NTS13NTS12NTS5NTS4NTSDESIGN • BUILD • MANAGEMENTREVISION#DATE DESCRIPTION012/15/2022ORIGINAL ISSUED107/03/2023HPC COMMENTS207/31/2023HPC 2ND COMMENTS© 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