Item 9 - Staff Report and Attachments 1 to 5
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: 08/23/2023 ITEM NO: 9
DATE: August 18, 2023
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Preliminary Review for Exterior Alterations and Construction of an Addition to an
Existing Pre-1941 Single-Family Residence on Property Zoned R-1D. Located at
26 Ashler Avenue. APN 410-14-042. Request for Review Application PHST-23-
011. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing
Facilities. Property Owners: Fernando Saenz and Maria Dolores Stacey.
Applicant: Clara G. Portillo. Project Planner: Sean Mullin.
RECOMMENDATION:
Preliminary review of a proposal for exterior alterations and construction of an addition to an
existing pre-1941 single-family residence located at 26 Ashler Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: 1918 per County Assessor’s Database; 1920s 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 County Assessor indicates that the residence located at 26 Ashler Avenue was constructed
in 1918 and the 1991 Bloomfield Survey estimates the construction date as the 1920s
(Attachment 1). The property is shown vacant on the 1928 Sanborn Fire Insurance Map, with
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BACKGROUND (continued):
the residence first appearing on the 1944 map (Attachment 2). The footprint of the residence
remained consistent between 1944 and 1956.
The 1991 Anne Bloomfield Survey rates the residence as historic and intact or worthy of special
note (Attachment 1). This rating suggests that, at the time of the survey in 1991, very few
modifications had been made to the residence. Town permit records provide the following
permit history:
• 1947 – Bathroom addition, location unknown;
• c. 1956 – Front porch enclosed;
• 1991 – room addition, location unknown;
• 1997 – addition of a fireplace to the living room; and
• 2005 – remodel kitchen, bathroom, and bedroom. Addition of 125 square feet to the rear
of the residence. Construction of a breezeway between the main residence and the cottage
at the rear. The breezeway has since been enclosed. The permit status of this work is
unknown.
The applicant provided research on the history of the property (Attachment 3) and proposes
exterior modifications to the residence and to construct two additions to the right side of the
residence (Attachment 4).
DISCUSSION:
The property is located on the north side of Ashler Avenue, between N. Santa Cruz and San
Benito Avenues. The applicant is requesting a preliminary review by the Committee for exterior
alterations and additions to the residence.
The development plans show that the front façade of the residence would be reconfigured
(Attachment 5). The existing front door and three windows would be removed. The entry
would be relocated to be centered within the porch area where a new divided-lite door would
be installed. New double-hung windows would be installed on either side of the front door.
The front porch entry would also be reconfigured to locate the entry stairs on center with the
relocated front door. Several other windows and doors would be replaced as follows:
• New divided-lit double doors on the front elevation serving the studio/office space to
replace a set of existing double doors in the same location;
• New four-panel folding doors on the left-side elevation to replace the existing double doors
with full side lights in the same location; and
• A new sliding window on the left-side elevation at the bathroom to replace the existing
sliding window in the same location.
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DISCUSSION (continued):
The development plans also show that additions would be constructed on the right-side
elevation. First, a 28-square-foot addition would be constructed at the kitchen area, requiring
removal of four windows, a set of double doors, and a deck. The addition would extend
forward the existing wall at the kitchen along the right-side elevation, and would include a new
bay window on the right-side elevation above the sink with two sliders, and a small window on
the front elevation. Second, an eight square-foot addition would be constructed behind the
kitchen area on the right-side elevation. This addition would require the removal of an existing
entry door and exterior stairs. The addition would add an entry door at ground level that would
lead to interior stairs serving the residence. Lastly, three new skylights would be introduced
above the kitchen area. The proposed additions would result in a 2,006-square-foot residence,
which would comply with the maximum floor area allowed for the property. All new exterior
siding would, roofing, and other finish materials would match those existing to remain;
however, the development plans do not include details of the materials for the new windows
and doors.
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 3.9 of the Town’s Residential Design Guidelines offers recommendations for
construction of additions to existing residences (Attachment 5).
CONCLUSION:
The applicant is requesting a preliminary review by the Committee for exterior alterations and
construction of an addition to an existing pre-1941 residence located at 26 Ashler Avenue.
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.
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ATTACHMENTS:
1. 1991 Anne Bloomfield Survey
2. Sanborn Map Exhibit
3. Research
4. Section 3.9, Residential Design Guidelines
5. Development Plans
This Page
Intentionally
Left Blank
1928
26 Ashler Avenue
ATTACHMENT 2
1944
26 Ashler Avenue
1956
26 Ashler Avenue
This Page
Intentionally
Left Blank
Historical research done by Clara Portillo, consulting with Sean Mullin, Senior Planner.
26 Ashler Ave, Los Gatos, CA 95030 July 25 of 2023
Year built: 1918; APN: 410-14-042
•SANBORN MAPS
Year: 1944
ATTACHMENT 3
• POLKS DIRECTORIES
Year: 1934
Year: 1936
Year: 1944
Year: 1970
• TASK ASSESSMENT - 1941
Year: 1947
Year: 1947
Year: 1991
Year: 1997
This Page
Intentionally
Left Blank
Residential Design Guidelines 33
Town of Los Gatos
BUILDING DESIGN3
3.8.3 Use traditional detailing
•Treat openings in walls as though they were constructed of
the traditional material for the style. For example, be sure to
provide substantial wall space above arches in stucco and
stone walls. Traditionally, wall space above the arch would
have been necessary to structurally span the opening, and
to make the space too small is inconsistent with the archi-
tectural style.
•Openings in walls faced with stone, real or synthetic, should
have defined lintels above the opening except in Mission or
Spanish Eclectic styles. Lintels may be stone, brick or wood
as suits the style of the house.
•Treat synthetic materials as though they were authentic.
For example, select synthetic stone patterns that place the
individual stones in a horizontal plane as they would have
been in a load bearing masonry wall.
•Select roof materials that are consistent with the traditional
architectural style (e.g., avoid concrete roof tiles on a Crafts-
man Style house.)
3.8.4 Materials changes
•Make materials and color changes at inside corners rather
than outside corners to avoid a pasted on look.
3.9 ADDITIONS/ACCESSORY BUILDINGS/SECONDARY
UNITS
•Site additions in the least conspicuous place. In many cases
this is a rear or side elevation - only rarely is it a rooftop.
•The existing built forms, components and materials should
be reinforced. Heights and proportions of additions and
alterations should be consistent with and continue the
original architectural style and design.
•Additions should be subordinate, and compatible in scale
and proportion to the historically significant portions of
the existing structure.
•When an addition or remodel requires the use of newly
constructed exterior elements, they should be identical in
size, dimension, shape and location as the original, and
Use stone or wood lintels over
openings in stone walls
Additions, accessory buildings and secondary
units should match the form, architectural
style, and details of the original house
ATTACHMENT 4
Residential Design Guidelines34
Town of Los Gatos
BUILDING DESIGN3
should utilize the same materials as the existing protected
exterior elements.
• When an addition necessitates the removal of architectural
materials, such as siding, windows, doors, and decorative
elements, they should be carefully removed and reused in
the addition where possible.
• The introduction of window and door openings not char-
acteristic in proportion, scale, or style with the original
architecture is strongly discouraged (e.g., sliding windows or
doors in a structure characterized by double hung windows
and swinging doors).
• The character of any addition or alteration should be in
keeping with and subordinate to the integrity of the original
structure.
• The amount of foundation exposed on the addition should
match that of the original building.
• Do not add roof top additions where the roof is of historic
significance.
• Second floor additions are discouraged in neighborhoods
with largely one story homes. If horizontal expansion of
the house is not possible, consider incorporating a second
floor addition within the roof form as shown in the example
to the left.
• Second floor additions which are not embedded within the
roof form should be located to the rear of the structure.
• The height and proportion of an addition or a second story
should not dominate the original structure.
• Deck additions should be placed to the rear of the struc-
ture only, and should be subordinate in terms of scale and
detailing.
• New outbuildings, such as garages, should be clearly subor-
dinate to the main structure in massing, and should utilize
forms, materials and details which are similar to the main
structure.
• Garages should generally be located to the rear of the lot
behind the rear wall of the residence. One car wide access
driveways should be utilized.
Original structure
Addition incorporated into the roof
successfully adds space while respecting the
integrity of the existing house and the scale of
the neighborhood
Placing a two story addition to the rear can
minimize its impact on the historic resource
and the scale of the neighborhood
ARCHITECTURAL SHEETS:
A-01 ARCHITECTURAL COVER SHEET
A-02 ARCHITECTURAL FLOOR PLANS GARAGE
LEVEL
A-03 ARCHITECTURAL FLOOR PLANS 1st LEVEL
A-04 ARCHITECTURAL FLOOR PLANS 2nd LEVEL
A-05 ARCHITECTURAL ELEVATIONS
A-06 ARCHITECTURAL ELEVATIONS
A-07 ARCHITECTURAL ELEVATIONS
A-08 ARCHITECTURAL ELEVATIONS
A-09 ARCHITECTURAL FLOOR PLAN NOTES
A-10 ARCHITECTURAL ELECTRICAL PLAN
STRUCTURAL SHEETS:
S-1
TITLE 24-CALCULATIONS:
T24-1 TITLE 24 CALCULATIONS
T24-2 TITLE 24 CALCULATIONS
BUILDING CODES:
2016 CALIFORNIABUILDING CODES
2016 CALIFORNIARESIDENTIAL CODES
2016 CALIFORNIAELECTRICAL CODES
2016 CALIFORNIAMECHANICAL CODES
2016 CALIFORNIAPLUMBING CODES
2016 CALIFORNIAFIRE CODES
2016 CALIFORNIAEXISTING BUILDING CODES
2016 CALIFORNIAGREEN BUILDING CODES
2016 BUILDING ENERGY EFFICIENCY STANDARDS
PROJECT SCOPE OF WORK
1- EXISTING THREE BEDROOMS REMODEL, BATHAND LAUNDRY ROOM.
2- NEW 471 S. F. OFADDITION WITH NEW FAMILY ROOMAND MASTER BEDROOM
WITH CLOSETAND BATHROOM.
THE CONTRACTOR SHALL ERECT AND MAINTAIN, AS REQUIRED BY EXISTING CONDITIONS AND PROGRESS OF THE WORK, ALL REASONABLE SAFEGUARDS
FOR SAFETYAND PROTECTION INCLUDING POSTING DANGER SIGNSAND OTHER WARNINGSAGAINST HAZARDS, PROMULGATING SAFETY REGULATIONSAND
NOTIFYING OWNERSAND USERS OFADJACENT UTILITIES.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFICATION OFALL DIMENSIONS, GRADESAND OTHER CONDITIONS,AND HE SHALL CORRELATEALL SUCH
ITEMS AT THE JOB SITE. HE SHALL REPORT ANY DISCREPANCIES TO THE DESIGNER FOR CLARIFICATION AND/OR CORRECTION PRIOR TO BEGINNING ANY
WORK.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE WORKAND COORDINATION OFALL TRADES WITH THE GOVERNINGAGENCIES,AND SHALL PROVIDEALL
MATERIALSAND LABOR SHOWN IN THESE PLANS TO RENDER THE JOB COMPLETE.
PROJECT:
ARCHITECTURAL
COVER SHEET
FAR INFORMATION : (PROPOSED CONDITIONS)
LOT AREA :10,375 SQ.FT
ADDITIONS:128 + 228 = 356 SQ.FT
CONVERSION TO LIVING: 33 SQ.FT
(N) HOUSE: (2,228+356+33)2617 SQ.FT
FRONT PORCH:59 SQ.FT
COVERED GARAGE: 667 SQ.FT
TOTAL F.A.R: (2617+59+667)/10375 = 32.2 % < 35 % ALLOWED
DESIGNERS STAMP:
SHEET :SHEET :
SHEET TITLE:
FAR INFORMATION : (EXISTING CONDITIONS)
LOT AREA :10,375 SQ.FT
HOUSE:2,240 SQ.FT
FRONT PORCH: 33 SQ.FT
REAR PORCH: 263 SQ.FT
COVERED GARAGE: 667 SQ.FT
TOTAL F.A.R: (2240+33+263+667)/10375 = 30 % < 35 % ALLOWED
VICINITY MAP:
PARCEL MAP:
ENGINEER: JOSE FERNANDEZ
- 3001 WINCHESTER BLVD. #3
- CAMPBELL, CA. 95008
CONTRACTOR: SOD BUILDERS
- 17337 VENTURABLVD. # 304
- ENCINO, CA. 91316
(800)401-3220
OWNER: -
-
-
PARCEL MAP:044072760
CONSTRUCTION TYPE: V/B
OCCUPANCY GROUP: R3/U
ZONING SITE:R1B-SINGLE FAMILY
RESIDENTIAL
HOUSE LEVEL:2
FIRE SPRINKLER: NONE
EXISTING:
BEDROOM:3
BATHROOM:2 FULL
GARAGE:2 CARATTACHED
PROPOSED:
BATH:1 HALF
DRAWING INDEX:PROJECT DATA& SUMMARY :
EXISTING FLOORAREAINFORMATION:
LOTAREA:7,700 Sq.Ft
GARAGE LEVEL:641 Sq.Ft
1st LEVEL:1,621 Sq.Ft
DECKS:658 Sq.Ft
2nd LEVEL:795 Sq.Ft
BALCONIES:161 Sq.Ft
PORCH:89 Sq.Ft
TOTAL:3,965 Sq.Ft
LC: 2438 / 7700 = 31.66%
FAR: 3057 / 7700 = 39.70%
PROPOSED FLOORAREAINFORMATION:(N) HOUSE: 1,384 Sq.Ft(E) GARAGE: 367 Sq.FtTOTAL:1,751 Sq.FtLC: 1,751 / 5,100 = 34.3%FAR: 1,839 / 5,100 = 27.13%
PROJECT SCOPE OF WORK
1- RELOCATE LAUNDRY MACHINES TO GARAGE.
2- REMODEL BATH 1.
3- ADD HALF BATH.
4- REMOVE (E) WOOD RAILING ON EXTERIOR DECKSAND REPLACE WITH (N) STEELAND CABLE RAILING.
5- DEMOLISH (E) CONCRETE STAIRSAT PORCH & ENTRYAND REBUILD (N) CONCRETE STAIRS WITH (N)
STEELAND CABLE RAILING.
6- REMODEL (E) MASTER BEDROOM. (N) DOORSAND GAS FIREPLACE TO BE INSTALLED.
7- REMODEL (E) MASTER BATH. (N) TUB, SHOWER, VANITY & TOILET.
26 Ashler Ave.
Los Gatos,
CA 95030
APN:
410-14-042
07/31/2023
DATE:SHEET TITLESITE PLAN & NOTESPROPERTY LOCATIONPROJECT SITEWINDOW REPLACEMENT REQUIREMENTS:1) FENESTRATION (WINDOWS) SHALL BE LOW E AND DUAL PANE; AND A MAXIMUM U-FACTOR OF 0.32 AND A MAX.SHGC OF 0.35. (2013 TITLE 24 ENERGY STANDARDS)2) EMERGENCY EGRESS WINDOWS (BEDROOM ESCAPE WINDOW) SHALL HAVE A MINIMUM OF 5.0 SQUARE FEET OFCLEAR OPENING ON GRADE LEVEL FLOOR AND 57 SQUARE FEET ON SUBSEQUENT FLOORS; AND A MINIMUM CLEAROPENING WIDTH OF 20 INCHES AND HEIGHT OF 24 INCHES. (CRC 310)3) GLAZING SHALL BE TEMPERED IF: (CRC R308) LOCATED IN THE WILD-LAND URBAN INTERFACE AREA, LOCATED LESSTHAN 60 INCHES MEASURED VERTICALLY, ABOVE WALKING SURFACE OF SHOWER/TUB/STEAM ROOF, ETC., LOCATEDIN HAZARDOUS LOCATIONS AS INDICATED PER CRC R308.4.4) PROVIDE A FALL PREVENTION DEVICE IF THE OPENING IS LOCATED MORE THAN 72 INCHES ABOVE THE FINISHEDGRADE AND THE LOWEST PART OF CLEAR OPENING IS LESS THAN 24 INCHES ABOVE FINISHED FLOOR. (CRC R312.2)FLOOR PLAN NOTES:BATHROOMS & KITCHEN:a. 22" MIN SHOWER DOOR CLEARANCEb. TEMPER GLAZING FOR THE SHOWER DOOR AND SLIDING WINDOWS. CEMENT BOARD SUBSTRATE FOR SHOWERWALLS.c. LAVATORY FACETS TO HAVE A FLOW RATE OF 1.2 GPM OR LESS AT 60 PSI. ( CALGREEN 4.303.1)d. WATER CLOSETS TO HAVE A FLOW RATE OF 1.28 GALLONS/FLUSH OR LESS. ( CALGREEN 4.303.1)e. CEMENT BOARD SUBSTRATE (IE. DUROCK OR WONDERBOARD.ETC) FOR TILE APPLICATION SURROUNDING THE BATHTUB WALLS.f. KITCHEN FAUCETS TO HAVE A FLOW RATE OF 1.8 GPM OR LESS AT 60 PSI. (CALGREEN 4.303.1)g. SHOWER COMPARTMENTS AND WALLS ABOVE BATHTUBS WITH INSTALLED SHOWER HEADS SHALL BE FINISHEDWITH A NONABSORBENT SURFACE TO HEIGHT NOT LESS THAN 6 FEET ABOVE THE FLOOR PER CRC R307.2.h. MULTIPLE SHOWERHEADS: COMBINED FLOW RATE OF ALL SHOWERHEADS AND/OR SHOWER OUTLETS CONTROLLEDBY A SINGLE VALVE SHALL NOT EXCEED 2.0 GPM @ 80PSI OR ONLY ONE SHOWER OUTLET IS TO BE IN OPERATION ATA TIME. (CALGREEN 4.303.1.3.2)i. FAUCETS (CALGREEN 4.303.1.4)j. RESIDENTIAL LAVATORY FAUCETS (CALGREEN 4.303.1.5)- ALL HOSE BIBBS INSTALLED SHALL BE PROTECTED BY AN APPROVED NON-REMOVABLE TYPE BACK FLOW PREVENTIONDEVICE.- BATHROOMS, WATER CLOSET COMPARTMENTS, LAUNDRY ROOMS, ETC., SHALL BE PROVIDED WITH NATURALVENTILATION BY MEANS OF OPENABLE EXTERIOR OPENINGS W/AN AREA OF NOT LESS THAN 1/20 OF THE FLOOR AREAW/MIN. OF 1-1/2 SQ.FT. OR 5 AIR CHANGES PER HOUR.- WALL SURFACE BEHIND CERAMIC TILE OR OTHER FIN. WALL MATERIALS SUBJECT TO WATER SPLASH SHALL BECONSTRUCTED OF MATERIALS NOT ADVERSELY AFFECTED BY WATER. (APPROVED WR GYP. BD. INSTALLED ACC. TO C.B.C4712.)- PRIOR TO BUILDING FINAL INSPECTION AN 'APPLIANCE CERTIFICATE', SIGNED BY THE INSTALLER OR GEN.CONTRACTOR, SHALL BE POSTED IN A CONSPICUOUS LOCATION.KITCHEN REMODEL REQUIREMENTS: (2016 CA CODE REQUIREMENTS):1) KITCHEN DOORS LEADING FROM GARAGE SHALL BE 1-3/8" THICK SOLID WOOD OR HONEY COMB STEEL DOORS OR20 MINUTE FIRE-RATED DOORS EQUIPPED WITH SELF CLOSING AND SELF LATCHING DEVICES. (CRC R302.5.1).2) MINIMUM OF 50% OF TOTAL RATED WATTAGE OF PERMANENTLY INSTALLED LIGHTING SHALL BE HIGH EFFICACY.(TITLE 24 - BUILDING ENERGY EFFICIENCY STANDARDS 150.0 (K))3) MINIMUM 30 INCHES CLEARANCE REQUIRED ABOVE KITCHEN RANGE, EXCEPT WHERE 24 INCHES IS ALLOWED PERCODE OR MANUFACTURER'S SPECIFICATION. (CMC 916.1.2)4) DOMESTIC DISHWASHING MACHINE SHALL NOT BE DIRECTLY CONNECTED TO A DRAINAGE SYSTEM OR FOODWASTE DISPOSER WITHOUT THE USE OF AN APPROVED AIR GAP FITTING ON THE DISCHARGE SIDE OF THEMACHINE. (CPC 807.4)5) HOUSEHOLD COOKING APPLIANCES SHALL HAVE VERTICAL CLEARANCE ABOVE THE COOKING TOP OF NOT LESSTHAN THIRTY (30) INCHES TO COMBUSTIBLE MATERIAL OR METAL CABINETS.6) EXHAUST DUCTS SHALL TERMINATE OUTSIDE THE BUILDING AND SHALL BE EQUIPPED WITH A BACK-DRAFTDAMPER PER CMC SECTION 504.1.7) ALL RECEPTACLES SHALL BE GFCI PROTECTED AND TAMPER RESISTANT (TR).8) RECEPTACLES SHALL BE LOCATED SO THAT NO POINT IS MORE THAN 24 INCHES FROM A RECEPTACLE OUTLETMEASURED HORIZONTALLY ALONG THE WALL.9) RECEPTACLES SHALL BE LOCATED NO MORE THAN 20 INCHES ABOVE COUNTERTOP.10) ON THE DISCHARGE SIDE OF THE DISHWASHER PROVIDE A LISTED AIR GAP FITTING. LISTED AIR GAPS SHALL BEINSTALLED WITH THE FLOOD LEVEL (FL) MARKING AT OR ABOVE THE FLOOD LEVEL OF THE SINK OR DRAIN BOARDWHICHEVER IS HIGHER PER SECTION 807.4.GENERAL REQUIREMENTS:1) ALL WORK SHALL BE DONE IN ACCORDANCE WITH LOCAL CITY, COUNTY AND STATE STANDARDS, AND SECTIONS OFCBC, CRC, CALIFORNIA ENERGY CODE, CPC, CEC, IN THE EVENT OF CONFLICT, THE HIGHER STANDARDS ANDSPECIFICATIONS SHALL PREVAIL.2) IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY HORIZONTAL AND VERTICAL LOCATIONS OF ALLEXISTING UTILITIES PRIOR TO COMMENCING WORK. THE DESIGNER ASSUMES NO RESPONSIBILITY FOR LOCATIONOF EXISTING UTILITIES SHOWN OR NOT SHOWN ON PLANS.3) ELEVATIONS AND DISTANCES SHOWN ON PLANS ARE APPROXIMATE AND MAY VARIES. IT SHALL BE THECONTRACTOR RESPONSIBILITIES TO VERIFY SUCH ELEVATIONS AND DISTANCES IN THE FIELD FOR ANYDISCREPANCIES.4) PRIOR TO COMMENCING WORK, ALL NECESSARY BUILDING, PLUMING, ELECTRICAL PERMITS SHALL BE OBTAINEDFROM THE APPROVED AGENCY BY THE OWNER/CONTRACTOR AT HIS COST.5) THE CONTRACTOR SHALL COORDINATE ALL WORK WITH OTHER SUBCONTRACTORS, PG&E, PACIFIC BELL AND OTHERPARTICIPANT ENTITIES.6) FIELD VERIFY ALL WORK AND DIMENSIONS PRIOR TO CONSTRUCTION.7) USE 2X4 STUDS @ 16" O.C. DF#2. AND AN EXTRA STUD UNDER TRUSS.8) FINGER JOINTED STUDS IN STRUCTURAL WALLS (BEARING OR SHEAR) SHALL BE APPROVED AND ARE NOT ALLOWEDAT HOLDOWN LOCATIONS.9) ALL SLIDING GLASS DOORS, SHOWER DOORS AND TUB ENCLOSURES SHALL BE TEMPERED GLASS AND LABELEDSAFETY GLAZING. ALL WINDOWS SHALL MEET THE MINIMUM STANDARD A ESTABLISHED BY THE CRC.10) PROVIDE AN EXHAUST FAN CAPABLE OF PROVIDING 75 CFM TO REST ROOMS.11) FLASH ALL EXTERIOR OPENINGS W/G.I. OR ALUMINUM ON KRAFT PAPER OR 15# FELT, SO AS TO BE TOTALLY WATERPROOF AS PER CBC 1402.12) PROVIDE SMOKE DETECTORS AT ALL BEDROOMS & HALLWAYS AS REQUIRED (MIN. 3' FROM AC RETURN/VENTS).13) NAILING SHALL MEET REQUIREMENTS OF CBC TABLE 2304.9.1. CRC R602.3(1)
A-01
1923 OAK KNOLL
DR.
Belmont, Ca. 94002
APN: 044072760
THE CONTRACTOR SHALL ERECT AND MAINTAIN, AS REQUIRED BY EXISTING CONDITIONS AND PROGRESS OF THE WORK, ALL REASONABLE SAFEGUARDS FOR SAFETY AND PROTECTION INCLUDING POSTING
DANGER SIGNS AND OTHER WARNINGS AGAINST HAZARDS, PROMULGATING SAFETY REGULATIONS AND NOTIFYING OWNERS AND USERS OF ADJACENT UTILITIES.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFICATION OF ALL DIMENSIONS, GRADES AND OTHER CONDITIONS, AND HE SHALL CORRELATE ALL SUCH ITEMS AT THE JOB SITE. HE SHALL REPORT ANY
DISCREPANCIES TO THE DESIGNER FOR CLARIFICATION AND/OR CORRECTION PRIOR TO BEGINNING ANY WORK.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE WORK AND COORDINATION OF ALL TRADES WITH THE GOVERNING AGENCIES, AND SHALL PROVIDE ALL MATERIALS AND LABOR SHOWN IN THESE PLANS TO
RENDER THE JOB COMPLETE.
VICINITY MAP:
PARCEL MAP:
PROJECT INFORMATION:
DRAFTER: CLARAPORTILLO
PORAVI.INFO@GMAIL.COM
408.341.5222
PARCEL MAP:045292040
CONSTRUCTION TYPE: V/B
OCCUPANCY GROUP: R3/U
ZONING SITE:RS-6
HOUSE LEVEL:1
FIRE SPRINKLER: NONE
LOT SIZE:24,664 SQ.FT
EXISTING
BEDROOM:3
BATHROOM:2 FULL BATH
GARAGE:2 CAR ATTACHED
PROPOSED
BEDROOM:1 NEW, 1 RELOCATED
BATHROOM:1 RELOCATED, 1 NEW
DRAWING INDEX:
ARCHITECTURAL SHEETS:
A-01 ARCHITECTURAL COVER SHEET
A-1.1 CALGREEN CHECKLIST
A-1.2 CALGREEN CHECKLIST
A-1.3 CONSTRUCTION BEST MANAGEMENT PRACTICES
A-02 ARCHITECTURAL EXISTING AND PROPOSED SETBACK
A-03 ARCHITECTURAL EXISTING FLOOR PLAN
A-04 ARCHITECTURAL PROPOSED FLOOR PLAN
A-05 ARCHITECTURAL EXISTING ROOF PLAN
A-06 ARCHITECTURAL PROPOSED ROOF PLAN
A-07 ARCHITECTURAL ELEVATIONS
A-08 ARCHITECTURAL ELEVATIONS
A-09 ARCHITECTURAL CROSS SECTIONS
A-10 ARCHITECTURAL FLOOR PLAN NOTES
A-11 ARCHITECTURAL ELECTRICAL PLAN
STRUCTURAL SHEETS:
S1.0 GENERAL NOTES
S1.1 HOLDOWN DETAILS
S1.2 MISC. CONC. DETAILS
S1.3 SWS + DETAILS
S1.4 CONVENTIONAL FRAMING DETAILS
S2.0 FOUNDATION AND 1ST FLOOR FRAMING PLAN
S2.1 SHEAR-WALL PLAN
S2.2 FOUNDATION AND FLOOR FRAMING DETAILS
S2.3 FOUNDATION AND FLOOR FRAMING DETAILS CONT.
S3.0 ROOF AND CLG. FRAMING PLAN
S3.1 FRAMING DETAILS
TITLE 24 SHEETS:
T24-1 TITLE 24 SHEET 1
T24-2 TITLE 24 SHEET 2
PROJECT DATA & SUMMARY :
PROJECT SCOPE OF WORK:
1-ADD 28 Sq.Ft OF KITCHEN AREA IN THE RIGHT SIDE OF THE HOUSE.
2-ADD 8 Sq.Ft OF LIVING AREA IN THE RIGHT SIDE OF THE HOUSE.
3-NEW KITCHEN, NEW CABINETRY, NEW ISLAND AND APPLIANCES.
4-(E) SECONDARY BATHROOM TO BE REMODELED.
5-(E) BEDROOM 1 AND 2 TO BE REMODELED.
6-(E) HALF BATHROOM TO BE RELOCATED.
7-CONVERSION OF 119 Sq.Ft STORAGE INTO STUDIO.
8-DEMOLITION OF 60 Sq.Ft OF (E) DECK.
9-NEW BEDROOM 4.
10-PORCH TO BE REMODELED, AND FRONT DOOR TO BE RELOCATED.
11-(E) ELECTRIC METER WILL BE UPGRADED TO 200 AMP FROM 100 AMP.
12-DEMOLITION OF 18 SQ.FT IN THE FRONT ELEVATION.
ADDITION AND INTERIOR REMODEL
26 Ashler Ave,
Los Gatos, CA 95030
APN: 410-14-042
A
EXISTING HOUSE NOT FIRE SPRINKLER
EXISTING FLOORAREAINFORMATIONLOT:5,100 Sq.Ft(E) HOUSE:1,217 Sq.Ft(E) GARAGE:367 Sq.FtTOTAL:1,584 Sq.FtBUILDING COVERAGE: 1,584 / 5,100 = 31.05 %FAR:1,217 / 5,100 = 23.86 %PROPOSED WORK(N)ADDITION:167 Sq.Ft
BUILDING CODES:
2022 CALIFORNIA BUILDING CODES
2022 CALIFORNIA RESIDENTIAL CODES
2022 CALIFORNIA ELECTRICAL CODES
2022 CALIFORNIA MECHANICAL CODES
2022 CALIFORNIA PLUMBING CODES
2022 CALIFORNIA FIRE CODES
2022 CALIFORNIA EXISTING BUILDING CODES
2022 CALIFORNIA GREEN BUILDING CODES
2022 BUILDING ENERGY EFFICIENCY STANDARDS
CITY OF LOS GATOS MUNICIPAL CODE
BARON CONSTRUCTION
14510 Big Basin Way. # B
Saratoga, CA. 95070
LOT AREA
PROJECT SCOPE OF WO
EXISTING PROJECT DATA:
LOT AREA:5,005 Sq.Ft
HOUSE AREA:
(E) HOUSE:1,035 Sq.Ft
(E) PORCH:115 Sq.Ft
(E) GARAGE:301 Sq.Ft
1,451 Sq.Ft
LOT COV:1,451 / 5,005 = 28.9 %
FAR:1,336 / 5,005 = 26.69 %
PROPOSED WORK:
(N) HOUSE ADDITION:157 Sq.Ft
PROPOSED PROJECT DATA:
HOUSE AREA:
(N) HOUSE 1st FLOOR: 1,192 Sq.Ft
(E) PORCH:115 Sq.Ft
(E) GARAGE:301 Sq.Ft
1,608 Sq.Ft
LOT COV:1,608 / 5,005 = 32.12 %
FAR:1,493 / 5,005 = 29.83%
EXISTING PROJECT DATA:
LOT AREA:5,900 Sq.Ft
HOUSE AREA:
(E) HOUSE:1,851 Sq.Ft
(E) PORCH:136 Sq.Ft
(E) DECK:60 Sq.Ft
(E) STORAGE: 119 Sq.Ft
TOTAL:2,166 Sq.Ft
BC:2,106 / 5,900 = 35.69 %
ALLOWABLE FAR: 0.35 - [(5.9 - 5) / 25] * 0.20 = 0.3428 ~ 0.34
FAR:1,970 / 5,900 = 0.33
PROPOSED WORK:
DEMO:
(E) SIDE DECK:60 Sq.Ft
CONVERSION:
(E) STORAGE INTO LIVING: 119 Sq.Ft PLAN CHECKCOMMENTSDATENO.BYDESCRIPTIONCHANGES PEREASEMENTEXISTING PROJECT DATA:
LOTAREA:5,370 Sq.Ft
HOUSE AREA:
(E) HOUSE:1,186 Sq.Ft
(E) PORCH:54 Sq.Ft
(E) GARAGE: 364 Sq.Ft
(E) COVER PATIO: 346 Sq.Ft
TOTAL:1,950 Sq.Ft
LOT COV:1,950 / 5,370 = 36.31 %
FAR:1,550 / 5,370 = 28.86 %
PROPOSED WORK:
(N) HOUSEADDITION: 189 Sq.Ft
(E) PATIO TO BE DEMO: 346 Sq.Ft
PROPOSED PROJECT DATA:
HOUSE AREA:
(N) HOUSE:1,375 Sq.Ft
(E) PORCH:54 Sq.Ft
(E) GARAGE: 364 Sq.Ft
TOTAL:1,793 Sq.Ft
LOT COV:1,793 / 5,370 = 33.38 %
FAR:1,739 / 5,370 = 32.38 %
PROPOSED PROJECT DATA:
LOTAREA:6,282 Sq.Ft
HOUSE AREA:
(E) HOUSE:1,412 Sq.Ft
(E) GARAGE:483 Sq.Ft
(E) PORCH:81 Sq.Ft
(N) DECK:163 Sq.Ft
(E) STORAGE:25 Sq.Ft
TOTAL:2,164 Sq.Ft
LOT COV:2,001 / 6,282 = 31.85 %
FAR:1,895 / 6,282 = 30.16 %
NOTES:
- VERIFICATION OF REPLACEMENT OF ALL EXISTING TO REMAIN
NON-COMPLIANT PLUMBING FIXTURES WITH WATER-
CONSERVATIVE PLUMBING FIXTURES AS SPECIFIED IN CIVIL
CODE SECTION 1101.1-1101.8, SHALL BE PROVIDED TO THE TOWN
BUILDING INSPECTOR, PRIOR TO FINAL INSPECTION. THIS
REQUIREMENT APPLIES TO ALL EXISTING TO REMAIN PLUMBING
FIXTURES LOCATED WITHIN THE STRUCTURE UNDER THE SCOPE
OF THIS PERMIT.
- MAXIMUM ALLOWED REDUCED FLOW RATES FOR EXISTING TO
REMAIN PLUMBING FIXTURES REQUIRED TO COMPLY WITH CIVIL
CODE SECTION 1101.1-1101.8,AS FOLLOWS:
i.1.6 GALLONS PER FLUSH FOR TOILETS.
ii.1.0 GALLONS PER FLUSH FOR URINALS.
iii.2.5 GPM FOR SHOWERHEAD.
iv.2.2 GPM FORANY INTERIOR FAUCETS.
- THIS NOTE APPLIES TO EXISTING PLUMBING FIXTURES ONLY.
ALL NEW PLUMBING FIXTURES MUST COMPLY WITH THE
REDUCED FLOW RATES AS CURRENTLY SPECIFIED ON SHEET
A-08.
NOTES:
- BUILDER MUST PROVIDE THE HOMEOWNER WITH A LUMINARIE SCHEDULE (AS
REQUIRED IN TITLE 24 CALIFORNIA CODE OF REGULATIONS, PART 1, § 10-103(B)) THAT
INCLUDESALIST OF LAMPS INSTALLED IN THE LUMINARIES.
- DOCUMENTATION SHALL BE PROVIDED, PRIOR TO FIRST INSPECTION, CONFIRMING
COMPLIANCE TO THE WASTE MANAGEMENT PLAN PROVIDED TO THE JURISDICTION.
CGBSC SECTION 4.408.5.
CALGREEN ENVIRONMENTAL QUALITY REQUIREMENTS:
A.ALL ADHESIVES, SEALANTS, CAULKS, PAINTS COATINGS, AND AEROSOL PAINT
CONTAINERS MUST REMAIN ON THE SITE FOR FIELD VERIFICATION BY THE BUILDING
INSPECTOR. CGBSC SECTION 4.504.2.4
B.PRIOR TO FINAL INSPECTION, A LETTER SIGNED BY THE GENERAL CONTRACTOR OR
THE OWNER/BUILDER (FOR ANY OWNER/BUILDER PROJECTS) MUST BE PROVIDED TO
THE TOWN OF LOS GATOS BUILDING OFFICIAL CERTIFYING THAT ALL ADHESIVES,
SEALANTS, CAULKS, PAINTS, COATINGS, AEROSOL PAINTS, AEROSOL COATINGS,
CARPET SYSTEMS (INCLUDING CARPETING, CUSHION AND ADHESIVE), RESILIENT
FLOORING SYSTEMS, AND COMPOSITE WOOD PRODUCTS INSTALLED ON THIS
PROJECTARE WITHIN THE EMISSION LIMITS SPECIFIED IN CGBSC SECTION 4.504.
NOTES:
1-CONSTRUCTION, OPERATION AND
MAINTENANCE OF EROSION AND SEDIMENT
CONTROLS, INCLUDE INSPECTION FREQUENCY.
2-METHODS AND SCHEDULE FOR GRADING,
EXCAVATION, FILLING, CLEARING OF
VEGETATION, AND STORAGE AND DISPOSAL OF
EXCAVATED OR CLEARED MATERIAL 1BUILDING COMMENTS CP 06.26.2023
2
PROJECT INFORMATION:
DESIGNER:DESIGN MATTERS
JULIE@DESIGNMATTERS.DESIGN
408.395.9101
PLAN PREPARED: CLARA PORTILLO
PORAVI.INFO@GMAIL.COM
408.341.5222
OWNER:FERNANDO SAENZ & LOLY STACEY
FERJOS78@GMAIL.COM
LOLYSTACEY@GMAIL.COM
ENGINEER:SEZEN & MOON
SMSEINC@AOL.COM
408.871.7273
PARCEL MAP: 410-14-042
CONSTRUCTION TYPE: V/B
OCCUPANCY GROUP: R3/U
ZONING SITE: MEDIUM DENSITY RESIDENTIAL, 5-12
HOUSE LEVEL: 1
FIRE SPRINKLER: NONE
LOT SIZE:5,900 Sq.Ft
EXISTING
BEDROOM:3
BATHROOM: 2 FULL AND 1 HALF
GARAGE:NONE
PROPOSED
KITCHEN:1 REMODEL
BATHROOM: 1 FULL REMODEL
BEDROOM:1 NEW AND 2 REMODEL
PORAVI
550 W HACIENDA AVE
CAMPBELL, CA 95008
PORAVI.INFO@GMAIL.COM
NOTES:
1-CONSTRUCTION, OPERATION AND MAINTENANCE OF EROSION AND
SEDIMENT CONTROLS, INCLUDE INSPECTION FREQUENCY.
2-METHODS AND SCHEDULE FOR GRADING, EXCAVATION, FILLING,
CLEARING OF VEGETATION, AND STORAGE AND DISPOSAL OF
EXCAVATED OR CLEARED MATERIAL.
3-SPECIFICATIONS FOR VEGETATIVE COVER & MULCH, INCLUDE METHODS
AND SCHEDULES FOR PLANTINGAND FERTILIZATION.
4-PROVISIONS FOR TEMPORARYAND/OR PERMANENT IRRIGATION.
PROPOSED PROJECT DATA:
LOT AREA:5,900 Sq.Ft
PROPOSED WORK:
DEMO:
(E) SIDE DECK:60 Sq.Ft
CONVERSION:
(E) STORAGE INTO STUDIO: 119 Sq.Ft
ADDITION:
(N) LIVING AREA:36 Sq.Ft
PROPOSED DATA:
(N) HOUSE:1,887 Sq.Ft
(E) PORCH:136 Sq.Ft
(N) STUDIO:119 Sq.Ft
TOTAL:2,142 Sq.Ft
BC:2,142 / 5,900 = 36.30 %
ALLOWABLE FAR: 0.35 - [(5.9 - 5) / 25] * 0.20 = 0.3428 ~ 0.34
FAR:2,006 / 5,900 = 0.34 2PLANNING COMMENTS CP 06.26.2023
2
1
2
ATTACHMENT 5
PROJECT:
DESIGNERS STAMP:
SHEET :SHEET :
SHEET TITLE:
26 Ashler Ave.
Los Gatos,
CA 95030
APN:
410-14-042
07/31/2023
DATE:
BARON CONSTRUCTION
14510 Big Basin Way. # B
Saratoga, CA. 95070
PLAN CHECKCOMMENTSDATENO.BYDESCRIPTIONCHANGES PEREASEMENT1BUILDING COMMENTSCP06.26.2023PORAVI
550 W HACIENDA AVE
CAMPBELL, CA 95008
PORAVI.INFO@GMAIL.COM
CALGREEN
CHECKLIST
A-1.12PLANNING COMMENTSCP06.26.2023
PROJECT:
DESIGNERS STAMP:
SHEET :SHEET :
SHEET TITLE:
26 Ashler Ave.
Los Gatos,
CA 95030
APN:
410-14-042
07/31/2023
DATE:
BARON CONSTRUCTION
14510 Big Basin Way. # B
Saratoga, CA. 95070
PLAN CHECKCOMMENTSDATENO.BYDESCRIPTIONCHANGES PEREASEMENT1BUILDING COMMENTSCP06.26.2023PORAVI
550 W HACIENDA AVE
CAMPBELL, CA 95008
PORAVI.INFO@GMAIL.COM
CALGREEN
CHECKLIST
A-1.22PLANNING COMMENTSCP06.26.2023
PROJECT:
DESIGNERS STAMP:
SHEET :SHEET :
SHEET TITLE:
26 Ashler Ave.
Los Gatos,
CA 95030
APN:
410-14-042
07/31/2023
DATE:
BARON CONSTRUCTION
14510 Big Basin Way. # B
Saratoga, CA. 95070
PLAN CHECKCOMMENTSDATENO.BYDESCRIPTIONCHANGES PEREASEMENT1BUILDING COMMENTSCP06.26.2023PORAVI
550 W HACIENDA AVE
CAMPBELL, CA 95008
PORAVI.INFO@GMAIL.COM
CONSTRUCTION
BEST
MANAGEMENT
PRACTICES
A-1.3
1
2PLANNING COMMENTSCP06.26.2023
WALLS
LEGEND
ROOF LINE
(E) FIXED SKYLIGHT 24" x 24"N8'-10"
4'-6"5'-3"4'-10"
5'-3"
12'-5"
8'-10"19'-3"N8'-10"
4'-6"5'-3"4'-10"
5'-3"
8'-10"19'-3"14'-2"
PROJECT:
DESIGNERS STAMP:
SHEET :SHEET :
SHEET TITLE:
26 Ashler Ave.
Los Gatos,
CA 95030
APN:
410-14-042
07/31/2023
DATE:
BARON CONSTRUCTION
14510 Big Basin Way. # B
Saratoga, CA. 95070
PLAN CHECKCOMMENTSDATENO.BYDESCRIPTIONCHANGES PEREASEMENT1BUILDING COMMENTSCP06.26.2023PORAVI
550 W HACIENDA AVE
CAMPBELL, CA 95008
PORAVI.INFO@GMAIL.COM
ARCHITECTURAL
EXISTING AND
PROPOSED
SETBACK PLAN
A-02EXISTING SETBACK PLAN
SCALE 1/8"=1'-0"
ASHLER AVE.
(E) ELECTRICAL
METER TO REMAIN
(E) AA OUTDOOR
EQUIPMENT TO REMAIN
(E) WATER METER
(E) GAS METER TO REMAIN
(N) 535 SQ.FT OF DECK AREA TO BE ADDED 118.54'50.00'
50.00'118.05'(E) ELECTRICAL METER TO BE
UPGRADED TO 200 AMP
PROPOSED SETBACK PLAN
SCALE 1/8"=1'-0"
ASHLER AVE.
(E) AA OUTDOOR
EQUIPMENT TO REMAIN 118.54'50.00'
50.00'118.05'(N) ELECTRICAL
METER AT 200 AMP
(N) 28 SQ.FT OF LIVING
AREA TO BE ADDED
(N) 8 SQ.FT OF LIVING
AREA TO BE ADDED
(E) TREE TO REMAIN
(E) TREE TO REMAIN
(E) TREE TO REMAIN
(E) TREE TO REMAIN
(E) TREE TO REMAIN
(E) TREE TO REMAIN
(E) TREE TO REMAIN
(E) TREE TO REMAIN 2PLANNING COMMENTSCP06.26.20232
EXISTING WALLS
TO REMAIN
LEGEND
EXISTING WALLS
TO BE REMOVED
ROOF LINE
2445DH2445DH3919LS51114LS 211685168
TO BE REMOVED
26685268TO BE REMOVED2868
TO BE REMOVED
2868
TO BE REMOVED 2668
2668
TO BE REMOVED
2868TO BE REMOVED21149DH5968TO BE REMOVED2028DH
TO BE REMOVED
2028DH
TO BE REMOVED
2028DH
TO BE REMOVED
2028DHTO BE REMOVED6078TO BE REMOVED4568TO BE REMOVED3068TO BE REMOVED41168TO BE REMOVED2568FX
TO BE REMOVED
4968
TO BE REMOVED
2568FX
TO BE REMOVED2039DH
51068 506820210DH
306811129DH11129DH3838LS
3068TO BE REMOVED3068TO BE REMOVED2868
286863682868
2868 2467411683046DH
2046DH3646FX2046DHUPUPUP7'-6"1'-11"7"2'-7"3'-8"2'-1"9"3'8"2'-2"2'1'-7"
5'-11"3'4'2'-4"7"2'-4"4"
5'-3"11'-2"12'-7"1'-11"3'5'-1"13'9'-3"16'-7"8'-6"23'-3"9'-3"3'-10"9'-5"5'-7"3'-3"12'-5"13'23'-10"
24'-3"
12'-7"
11'26'-1"12'4'-11"12'-10"
2'-11"5'-4"6'-9"2'
2'5'-8"7'-3"13'-7"8'3'-4"9'-6"5'-10"3'-3"3'-3"3'-8"4'-4"10'-10"3'-4"5'-2"2'6"3'-6"5"2'4'-3"2'-11"3'-2"4'-3"23'-11"28'-2"4'-3"5"2'7"1'-9"5'2'-1"3'8'-10"6'-6"4'-1"4'-11"1'5'-6"2'-3"3'-9"2"
9'6'-6"6'-2"1'2'-3"9'-7"6'8'-11"
49'-5"
3'-4"5'-10"10'-1"2'5'-6"5"2'-5"4'-9"2'-5"1'-1"
26'-9"11'-1"2'1'-11"1'-8"5'-7"12'-5"18'6'-1"11'-6"1'-6"5'-9"1'-3"3'-2"2'-11"3'-7"8'-6"9'-8"4'-3"4'-3"4'-8"3'3'-11"4'-8"5'-1"3'-2"1'-6"2'1'-2"2'1'-2"2'1'-10"
11'-7"12'-11"11'-8"13'-3"4'-5"5'-9"3'-3"2'-7"8'-4"3'-6"10'
87'-3"9'-3" X 13'-0"4'-9" X 9'-9"3'-4" X 4'-3"23'-3" X 11'-2"16'-7" X 24'-3"9'-3" X 12'-7"9'-5" X 12'-7"9'-3" X 5'-1"23'-3" X 5'-3"8'-6" X 12'-7"12'-0" X 12'-10"6'-10" X 5'-4"4'-11" X 9'-5"13'-7" X 8'-0"BEDROOM 1LIVINGPORCHBATHBEDROOM 2STORAGEKITCHENDININGBATHWALK-IN CLOSETBEDROOM 3BATHDECKDECKNPROJECT:
DESIGNERS STAMP:
SHEET :SHEET :
SHEET TITLE:
26 Ashler Ave.
Los Gatos,
CA 95030
APN:
410-14-042
07/31/2023
DATE:
ARCHITECTURAL
EXISTING
FLOOR PLAN
A-03
NOTE:- CEILING HEIGHT TO BE 8'- BOX CEILING HEIGHT AT LIVINGROOM AND KITCHEN TO BE 8'-8"
MIN. 22"x30" ATTIC
ACCESS
OPENING & MIN 30" CLEAR
IN HEIGHT IN ATTIC
18"x24" CRAWLSPACE
ACCESS
ONE HOUR FIRE RATED
WALL
PER DETAIL 1 ON THIS
SHEET
5/85/8
SOLID, HONEY COMB STEEL,
AND SELF-CLOSER OR 20 MIN.
DOOR PER DETAIL 2 ON THIS
SHEET
NOTE:
- WALLS FOR SHOWER AND TUB TO HAVE A SMOOTH, HARD, NONABSORBENT
SURFACE (E.G., CERAMIC TILE OR FIBERGLASS) OVER A MOISTURE RESISTANT
UNDERLAYMENT (E.G., CEMENT, FIBER CEMENT, OR GLASS MAT GYPSUM BACKER)
TO A HEIGHT OF 72 INCHES 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 AND
R702.4
- DOORS AND PANELS OF NEW SHOWER AND BATHTUB ENCLOSURES SHALL BE
FULLY TEMPERED, LAMINATED SAFETY GLASS OR APPROVED PLASTIC. CRC
SECTION R308.4.5
BARON CONSTRUCTION
14510 Big Basin Way. # B
Saratoga, CA. 95070
EXISTING FLOOR PLAN - 1st Level
SCALE 1/4"=1'-0"
PROPOSED FLOOR PLAN - 1st Level
SCALE 1/4"=1'-0"
EXISTING FLOOR PLAN - FIRST FLOOR
SCALE 1/4"=1'-0"PLAN CHECKCOMMENTSDATENO.BYDESCRIPTIONCHANGES PEREASEMENTNOTE:NEW ADDITION TO HAVE VAULTED CEILINGS.EXCEPT FOR BATHROOMS TO HAVE 8'6"CEILING HEIGHT
RESIDENTIAL LANDINGS & THRESHOLDS SECTIONS R311.3 & R311.7.6
R311.3 FLOORS AND LANDINGS AT EXTERIOR DOORS.
THERE SHALL BE A LANDING OR FLOOR ON EACH SIDE OF EACH EXTERIOR DOOR. THE WIDTH OF EACH LANDING SHALL NO BE
LESS THAN THE DOOR SERVED. EVERY LANDING SHALL HAVE A MINIMUM DIMENSION OF 36 INCHES MEASURED IN THE DIRECTION
OF TRAVEL. EXTERIOR LANDINGS SHALL BE PERMITTED TO HAVE A SLOPE NOT TO EXCESS 1/4 UNIT VERTICAL IN 12 UNITS
HORIZONTAL (2 PERCENT)
R311.3.1 FLOOR ELEVATIONS AT REQUIRED EGRESS DOORS.
LANDINGS OR FLOORS AT THE REQUIRED EGRESS DOORS SHALL NOT BE MORE THAN 1 1/2 INCHES LOWER THAN THE TOP OF THE
THRESHOLD. EXCEPTION: THE EXTERIOR LANDING OR FLOOR SHALL NOT BE MORE THAN 7 3/4" INCHES BELOW THE TOP OF THE
THRESHOLD PROVIDED THE DOOR DOES NOT SWING OVER THE LANDING OR FLOOR.
KITCHEN HOOD NOTE:
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). ASHRAE
62.2, SECTION 6.4
CALGREEN NOTE:
ALL PLUMBING FIXTURES AND FITTINGS SHALL MEET THE STANDARDS REFERENCED IN TABLE 1701.1 OF THE 2019 CALIFORNIA
PLUMBING CODE. CGFXC SECTION 4.303.2
RESIDENTIAL LANDINGS & THRESHOLDS SECTIONS R311.3 & R311.7.6
R311.3 FLOORS AND LANDINGS AT EXTERIOR DOORS.
THERE SHALL BE A LANDING OR FLOOR ON EACH SIDE OF EACH EXTERIOR DOOR. THE WIDTH OF EACH LANDING SHALL NO BE
LESS THAN THE DOOR SERVED. EVERY LANDING SHALL HAVE A MINIMUM DIMENSION OF 36 INCHES MEASURED IN THE DIRECTION
OF TRAVEL. EXTERIOR LANDINGS SHALL BE PERMITTED TO HAVE A SLOPE NOT TO EXCESS 1/4 UNIT VERTICAL IN 12 UNITS
HORIZONTAL (2 PERCENT)
R311.3.1 FLOOR ELEVATIONS AT REQUIRED EGRESS DOORS.
LANDINGS OR FLOORS AT THE REQUIRED EGRESS DOORS SHALL NOT BE MORE THAN 1 1/2 INCHES LOWER THAN THE TOP OF THE
THRESHOLD. EXCEPTION: THE EXTERIOR LANDING OR FLOOR SHALL NOT BE MORE THAN 7 3/4" INCHES BELOW THE TOP OF THE
THRESHOLD PROVIDED THE DOOR DOES NOT SWING OVER THE LANDING OR FLOOR.
KITCHEN HOOD NOTE:
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). ASHRAE
62.2, SECTION 6.4
CALGREEN NOTE:
ALL PLUMBING FIXTURES AND FITTINGS SHALL MEET THE STANDARDS REFERENCED IN TABLE 1701.1 OF THE 2019 CALIFORNIA
PLUMBING CODE. CGFXC SECTION 4.303.2
EXISTING FLOOR PLAN
SCALE 1/4"=1'-0"
PROPOSED FLOOR PLAN
SCALE 1/4"=1'-0"1BUILDING COMMENTSCP06.26.2023PORAVI
550 W HACIENDA AVE
CAMPBELL, CA 95008
PORAVI.INFO@GMAIL.COM
EXISTING FLOOR PLAN SCALE 1/4"=1'-0"WALL LENGTH CALCULATION:EXISTING WALLS = 135' 2"WALLS TO REMOVE = 39' 4" = 29.09% < 50% OK(E) FIREPLACE &CHIMNEYTO BE REMOVED PROPOSED FLOOR PLAN SCALE 1/4"=1'-0"(E) WATERHEATERTO BE REMOVED (N) TANKLESS WATERHEATERPER T24SEE CROSS SECTIONCS-1ON SHEET A-08SEE CROSS SECTIONCS-2ON SHEET A-08
EXISTING FLOOR PLAN
SCALE 1/4"=1'-0"
(E) CRAWLSPACE AND
ATTIC
ACCESS TO BE RELOCATED
PROPOSED FLOOR PLAN
SCALE 1/4"=1'-0"
(E) WATER HEATER (E) ELECTRICAL METERTO BE RELOCATED(E) GAS METERTO BE RELOCATED
(E) GAS METER TO
REMAIN
(E) POOL EQUIPMENT
TO REMAIN
(E) ELECTRICAL METER TOBE RELOCATED
(E) ELECTRICAL METER TO BE
UPGRADED TO 200 AMP
(E) AA OUTDOOR
EQUIPMENT TO REMAIN 2PLANNING COMMENTSCP06.26.2023DETAIL 1: ONE HOUR FIRE RATED WALL
DETAIL 2: GARAGE DOOR
EXISTING WALLS
TO REMAIN
LEGEND
EXISTING WALLSNEW WALL
W06W06W06W06W07W07W12W12
W10W10
W08W08
31068D20D20
D17D173868D07D07
D15D15 D15D15
W05W05
D19D19
D16D16
W09W09
D13D13
W02W02
W14W14
W14W14 W11W11
D12D12
D08D08
D11D116368D11D11
D09D09
D02D02
D06D06
D14D14
D03D03
D07D07
D21D21
W03W03
D18D18
D10D10
W01W01 W01W01
W13W13
D04D04
D05D05
D01D01 UPUP30X22ATTICACCESSCS-02CS-02CS-02CS-02SC-01SC-01SC-01SC-017'-6"1'-11"7"2'-7"3'-8"2'-1"9"3'1'1'-10"2'1'-7"3'-10"8'9'-6"
5'-11"3'2'-5"2'-4"7"2'-4"4"
5'-3"11'-2"11'11'9'-3"16'-7"8'-6"13'-6"9'-3"3'-10"12'-7"
11'26'-1"12'4'-11"12'-10"
2'-11"5'-4"6'-9"2'
2'5'-8"7'-3"13'-7"8'3'-4"9'-6"5'-10"6'-9"3'-8"3'-4"2'5'-10"2'5'-10"5'-10"19'-8"14'-4"
12'-7"21'12'-5"3'-1"14'-11"3'-1"4'-9"4'-7"3'-3"3'-10"
8'-8"
9'-8"2'-8"3'-1"3'-10"3'-9"3'-4"3'-6"3'-8"3'4"3'-4"3'-6"3'-3"4'-3"13'-10"10'-1"3'31'-2"4'-3"1'-9"5'2'-1"8'-10"6'-6"4'-1"4'-11"1'5'-6"3'3'2"
9'6'-6"6'-2"2'-5"2'-5"8'6'8'-11"
49'-5"
3'-4"5'-10"10'-1"2'5'-6"5"9'-7"1'-1"
26'-9"11'-1"2'1'-11"1'-8"5'-7"12'-5"18'1'-9"4'-4"1'-9"1'-6"5'-9"1'-3"3'-2"2'-11"3'-7"8'-6"9'-8"4'-3"4'-3"4'-8"3'3'-11"
11'-7"3'-3"21'-4"13'-3"4'-9"5'-5"3'-3"2'-7"8'-4"3'-6"10'
87'-3"
4'-4"9'-3" X 11'-0"9'-5" X 11'-2"16'-7" X 21'-2"16'-7" X 12'-9"13'-6" X 11'-2"9'-3" X 11'-0"5'-10" X 5'-10"23'-3" X 5'-3"8'-6" X 12'-7"12'-0" X 12'-10"6'-10" X 5'-4"4'-11" X 9'-5"13'-7" X 8'-0"BEDROOM 1LIVINGPORCHBEDROOM 2STUDYBATHWALK-IN CLOSETBEDROOM 3BATHBEDROOM 4BATHFAMILYKITCHEN - DININGIVDOOR SCHEDULE
NUMBER LABEL QTY SIZE R/O TEMPERED DESCRIPTION COMMENTS
D01 2068 1 2068 R 26"X82 1/2"2 DR. BIFOLD-LOUVERED NEW
D02 2467 1 2467 L 28"X79 1/4"YES SHOWER-GLASS SLAB
D03 2468 1 2468 R 28"X80"YES SHOWER-GLASS SLAB
D04 2468 1 2468 R IN 30"X82 1/2"HINGED-DOOR P01 NEW
D05 2668 1 2668 L IN 32"X82 1/2"HINGED-DOOR P01 NEW
D06 2668 1 2668 R 62"X82 1/2"POCKET-DOOR P01 NEW
D07 2668 2 2668 R IN 32"X82 1/2"HINGED-DOOR P01 NEW
D08 2868 1 2868 L 66"X82 1/2"POCKET-DOOR P01
D09 2868 1 2868 R 66"X82 1/2"POCKET-DOOR P01
D10 2868 1 2868 R 66"X82 1/2"POCKET-DOOR P04 NEW
D11 2868 2 2868 R IN 34"X82 1/2"HINGED-DOOR P01
D12 3068 2 3068 L/R IN 38"X82 1/2"DOUBLE HINGED-SLAB
D13 3068 1 3068 R EX 38"X83"EXT. HINGED-DOOR F05 NEW
D14 3068 1 3068 R EX 38"X83"EXT. HINGED-DOOR P07 NEW
D15 4568 2 4568 R IN 55"X82 1/2"SLIDER-DOOR P09 NEW
D16 5068 1 5068 L/R EX 62"X83"EXT. DOUBLE HINGED-DOOR F05
D17 5068 1 5068 L/R IN 62"X82 1/2"DOUBLE HINGED-DOOR P01 NEW
D18 51068 1 51068 L EX 72"X83"EXT. SLIDER-GLASS PANEL
D19 5968 1 5968 L EX 71"X82 1/2"EXT. 2 DR. BIFOLD-GLASS PANEL NEW
D20 6568 1 6568 R IN 79 1/2"X82 1/2"SLIDER-DOOR P09 NEW
D21 9768 1 9768 R EX 117"X82 1/2"EXT. 0+4 DR. BIFOLD-GLASS PANEL NEW
WINDOW SCHEDULE
WINDOW SCHEDULE
NUMBER LABEL QTY SIZE R/O EGRESS TEMPERED DESCRIPTION COMMENTS
W01 01026FX 2 01026FX 10 13/16"X31"FIXED GLASS NEW
W02 20210SH 1 20210SH 25"X35"SINGLE HUNG
W03 2039SH 1 2039SH 25"X46"SINGLE HUNG
W04 2040SH 1 2040SH 25"X49"SINGLE HUNG NEW
W05 21149SH 1 21149SH 36"X58"SINGLE HUNG
W06 2445SH 2 2445SH 29"X54"SINGLE HUNG
W07 3019LS 1 3019LS 37"X22"LEFT SLIDING
W08 3046SH 1 3046SH 37"X55"SINGLE HUNG
W09 3640SH 1 3640SH 43"X49"YES SINGLE HUNG NEW
W10 3640SH 1 3640SH 43"X49"SINGLE HUNG NEW
W11 3838LS 1 3838LS 45"X45"LEFT SLIDING
W12 51114LS 1 51114LS 72"X17"LEFT SLIDING
W13 7226TS 1 7226TS 87 1/16"X31"TRIPLE SLIDING NEW
W14 11129SH 2 11129SH 24"X34"SINGLE HUNG
NPROJECT:
DESIGNERS STAMP:
SHEET :SHEET :
SHEET TITLE:
26 Ashler Ave.
Los Gatos,
CA 95030
APN:
410-14-042
07/31/2023
DATE:
BARON CONSTRUCTION
14510 Big Basin Way. # B
Saratoga, CA. 95070
PLAN CHECKCOMMENTSDATENO.BYDESCRIPTIONCHANGES PEREASEMENT1BUILDING COMMENTSCP06.26.2023PORAVI
550 W HACIENDA AVE
CAMPBELL, CA 95008
PORAVI.INFO@GMAIL.COM
ARCHITECTURAL
PROPOSED
FLOOR PLAN
A-04
ATTIC VENTILATION CALCULATIONS:
Required 136 Sq.Ft * 1/150 = 0.906 Sq.Ft * 144 = 130.56 Sq.In = Required
(3) 20" x 4" Eye Brow Vent = 80 Sq.In. for each * (2) = 160.00 Sq.In > 130.56
Sq.In (Okay)
RESIDENTIAL LANDINGS & THRESHOLDS SECTIONS R311.3 & R311.7.6R311.3 FLOORS AND LANDINGS AT EXTERIOR DOORS.THERE SHALL BE A LANDING OR FLOOR ON EACH SIDE OF EACH EXTERIOR DOOR. THE WIDTH OF EACH LANDING SHALL NO BELESS THAN THE DOOR SERVED. EVERY LANDING SHALL HAVE A MINIMUM DIMENSION OF 36 INCHES MEASURED IN THE DIRECTIONOF TRAVEL. EXTERIOR LANDINGS SHALL BE PERMITTED TO HAVE A SLOPE NOT TO EXCESS 1/4 UNIT VERTICAL IN 12 UNITSHORIZONTAL (2 PERCENT)R311.3.1 FLOOR ELEVATIONS AT REQUIRED EGRESS DOORS. LANDINGS OR FLOORS AT THE REQUIRED EGRESS DOORS SHALL NOT BE MORE THAN 1 1/2 INCHES LOWER THAN THE TOP OF THETHRESHOLD. EXCEPTION: THE EXTERIOR LANDING OR FLOOR SHALL NOT BE MORE THAN 7 3/4" INCHES BELOW THE TOP OF THETHRESHOLD PROVIDED THE DOOR DOES NOT SWING OVER THE LANDING OR FLOOR. CALGREEN NOTE:ALL PLUMBING FIXTURES AND FITTINGS SHALL MEET THE STANDARDS REFERENCED IN TABLE 1701.1 OF THE 2019 CALIFORNIAPLUMBING CODE. CGFXC SECTION 4.303.2
RESIDENTIAL LANDINGS & THRESHOLDS SECTIONS R311.3 & R311.7.6
R311.3 FLOORS AND LANDINGS AT EXTERIOR DOORS.
THERE SHALL BE A LANDING OR FLOOR ON EACH SIDE OF EACH EXTERIOR DOOR. THE WIDTH OF EACH LANDING SHALL NO BE
LESS THAN THE DOOR SERVED. EVERY LANDING SHALL HAVE A MINIMUM DIMENSION OF 36 INCHES MEASURED IN THE DIRECTION
OF TRAVEL. EXTERIOR LANDINGS SHALL BE PERMITTED TO HAVE A SLOPE NOT TO EXCESS 1/4 UNIT VERTICAL IN 12 UNITS
HORIZONTAL (2 PERCENT)
R311.3.1 FLOOR ELEVATIONS AT REQUIRED EGRESS DOORS.
LANDINGS OR FLOORS AT THE REQUIRED EGRESS DOORS SHALL NOT BE MORE THAN 1 1/2 INCHES LOWER THAN THE TOP OF THE
THRESHOLD. EXCEPTION: THE EXTERIOR LANDING OR FLOOR SHALL NOT BE MORE THAN 7 3/4" INCHES BELOW THE TOP OF THE
THRESHOLD PROVIDED THE DOOR DOES NOT SWING OVER THE LANDING OR FLOOR.
KITCHEN HOOD NOTE:
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). ASHRAE
62.2, SECTION 6.4
CALGREEN NOTE:
ALL PLUMBING FIXTURES AND FITTINGS SHALL MEET THE STANDARDS REFERENCED IN TABLE 1701.1 OF THE 2022 CALIFORNIA
PLUMBING CODE. CGFXC SECTION 4.303.2
CRAWLSPACE VENTING CALCULATIONS:
Required 136 Sq.Ft * 1/150 = 0.906 Sq.Ft * 144 = 130.56 Sq.In = Required
(4) 14" x 4" = 56 Sq.In for each * (3) = 168.00 Sq.In > 130.56 Sq.In (Okay)
ATTIC VENTILATION CALCULATIONS:
Required 136 Sq.Ft * 1/150 = 0.906 Sq.Ft * 144 = 130.56 Sq.In = Required
(3) 20" x 4" Eye Brow Vent = 80 Sq.In. for each * (2) = 160.00 Sq.In > 130.56
Sq.In (Okay)
NOTE: CONTRACTOR TO COMPENSATE ADDITIONAL 5 VENTS FOR BOTH
BLOCKED (5 VENTS) CRAWLSPACE VENTILATION & ROOF VENTILATION
ON THE EXISTING HOUSE.
PROPOSED FLOOR PLAN - FIRST FLOOR
SCALE 1/4"=1'-0"
(N) ELECTRICAL
METER AT 200 AMP
(E) AA OUTDOOR
EQUIPMENT TO REMAIN
CRAWLSPACE VENTING CALCULATIONS:
Required 44 Sq.Ft * 1/150 = 0.293 Sq.Ft * 144 = 42.24 Sq.In = Required
(4) 14" x 4" = 56 Sq.In for each * (1) = 56.00 Sq.In > 42.24 Sq.In (Okay)
ATTIC VENTILATION CALCULATIONS:
Required 44 Sq.Ft * 1/150 = 0.293 Sq.Ft * 144 = 42.24 Sq.In = Required
(3) 20" x 4" Eye Brow Vent = 80 Sq.In. for each * (1) = 80.00 Sq.In > 42.24
Sq.In (Okay)2PLANNING COMMENTSCP06.26.2023
WALLS
LEGEND
ROOF LINE
(E) FIXED SKYLIGHT 24" x 24"6 : 126 : 126 : 126 : 126 : 126 : 123 : 123 : 123 : 126 : 12
6 : 12
PROJECT:
DESIGNERS STAMP:
SHEET :SHEET :
SHEET TITLE:
26 Ashler Ave.
Los Gatos,
CA 95030
APN:
410-14-042
07/31/2023
DATE:
BARON CONSTRUCTION
14510 Big Basin Way. # B
Saratoga, CA. 95070
PLAN CHECKCOMMENTSDATENO.BYDESCRIPTIONCHANGES PEREASEMENTARCHITECTURAL
EXISTING ROOF
PLAN
A-05
(E) SHINGLES ROOF CLASS
"C"
FLASHING REQUIRED
VAULTED
CEILING
(N) FIXED
SKYLIGHT 1BUILDING COMMENTSCP06.26.2023PORAVI
550 W HACIENDA AVE
CAMPBELL, CA 95008
PORAVI.INFO@GMAIL.COM
EXISTING ROOF PLAN
SCALE 1/4"=1'-0"
(E) FIREPLACE &
CHIMNEY
TO BE REMOVED
PROPOSED ROOF PLAN
SCALE 1/4"=1'-0"
(E) SHINGLES
ROOF
(N) SHINGLES ROOF MIN. CLASS "C"
WITH 2 LAYERS OF UNDERLAYMENT #15
TO MATCH WITH (E) COLORBOXED CEILING AT 2' FROM WALL
BOX HEIGHT AT 9'. CEILING HEIGHT AT
10'
EXISTING ROOF PLAN
SCALE 1/4"=1'-0"
(E) ASPHALT SHINGLE ROOF
(E) PATIO ROOF
TO BE
REMOVED
(N) SHINGLES ROOF MIN. CLASS "C"
WITH 2 LAYERS OF UNDERLAYMENT
#15 TO MATCH WITH (E) COLOR
(E) SHINGLES ROOF
PROPOSED ROOF PLAN
SCALE 1/4"=1'-0"
(N) BARREL ROOF TILE TO
MATCH WITH (E) COLOR
(E) BARREL ROOF TILE
(E) BARREL ROOF TILE (N) SKYLIGHT
(E) ASPHALT SHINGLE ROOF
(E) ASPHALT SHINGLE ROOF
(E) ASPHALT SHINGLE ROOF(E) ASPHALT SHINGLE ROOF TO BE REMOVED
(E) SKYLIGHT TO BE REMOVED
(E) VAULTED CEILING
TO BE REMOVED
2PLANNING COMMENTSCP06.26.2023
WALLS
LEGEND
ROOF LINE
(E) FIXED SKYLIGHT 24" x 24"6 : 126 : 126 : 126 : 1230X22ATTICACCESS3 : 123 : 123 : 126 : 12
6 : 12
6 : 126 : 124 1/8 : 12PROJECT:
DESIGNERS STAMP:
SHEET :SHEET :
SHEET TITLE:
26 Ashler Ave.
Los Gatos,
CA 95030
APN:
410-14-042
07/31/2023
DATE:
BARON CONSTRUCTION
14510 Big Basin Way. # B
Saratoga, CA. 95070
PLAN CHECKCOMMENTSDATENO.BYDESCRIPTIONCHANGES PEREASEMENT1BUILDING COMMENTSCP06.26.2023PORAVI
550 W HACIENDA AVE
CAMPBELL, CA 95008
PORAVI.INFO@GMAIL.COM
PROPOSED ROOF PLAN
SCALE 1/4"=1'-0"
ARCHITECTURAL
EXISTING ROOF
PLAN
A-06
EXISTING ROOF PLAN
SCALE 1/4"=1'-0"
(E) SHINGLES ROOF CLASS
"C"
FLASHING REQUIRED
VAULTED
CEILING
(N) FIXED
SKYLIGHT
(E) FIREPLACE &
CHIMNEY
TO BE REMOVED
PROPOSED ROOF PLAN
SCALE 1/4"=1'-0"
(E) SHINGLES
ROOF
(N) SHINGLES ROOF MIN. CLASS "C"
WITH 2 LAYERS OF UNDERLAYMENT #15
TO MATCH WITH (E) COLORBOXED CEILING AT 2' FROM WALL
BOX HEIGHT AT 9'. CEILING HEIGHT AT
10'
(E) SHINGLES
ROOF
CLASS "C"
(E) PATIO ROOF
TO BE
REMOVED
PROPOSED ROOF PLAN
SCALE 1/4"=1'-0"
(N) BARREL ROOF TILE TO
MATCH WITH (E) COLOR
(E) BARREL ROOF TILE
(E) BARREL ROOF TILE (N) SKYLIGHT
(N) SHINGLES ROOF MIN. CLASS "C"
WITH 2 LAYERS OF UNDERLAYMENT
#15 TO MATCH WITH (E) COLOR
(E) SHINGLES ROOF
(N) ASPHALT SHINGLE ROOF MIN. CLASS "C" WITH 2 LAYERS
OF UNDERLAYMENT #15 TO MATCH WITH (E) COLOR
(N) SKYLIGHT 2'X4'
(E) ASPHALT SHINGLE ROOF
(E) ASPHALT SHINGLE ROOF
(E) ASPHALT SHINGLE ROOF
(E) ASPHALT SHINGLE ROOF
(N) VAULTED CEILING
(N) ASPHALT SHINGLE ROOF MIN. CLASS "C" WITH 2 LAYERS OF
UNDERLAYMENT #15 TO MATCH WITH (E) COLOR
(N) VAULTED CEILING 2PLANNING COMMENTSCP06.26.2023
8'-1"18'-1"3'-3"8'-1"3'-3"9"2'-10"3'-2"18'-1"9"6'F.L.
C.L.
T.R.
G.L.
(E) EXTERIOR SIDING FINISH
(E) EXTERIOR SIDING FINISH
C.L.
F.L.
T.R.
G.L.
T.R.
T.R.
(E) ASPHALT
SHINGLE ROOF
(E) ASPHALT
SHINGLE ROOF
(E) ASPHALT
SHINGLE ROOF
(E) SKYLIGHT TO BE REMOVED
(E) WINDOW TO BE REMOVED
(E)DECK TO BE REMOVED
(E) WINDOW TO BE REMOVED
(E) DOOR TO BE
REMOVED
(E) DOOR TO BE
REMOVED
(E) STAIRS TO BE
REMOVED
T.R.8'-1"3'-3"9"2'-10"3'-2"18'-1"8'-1"18'-1"3'-3"6'-9"2'-8"4'2'-8"4'3'-1"2'-6"C.L.
F.L.
T.R.
G.L.
T.R.
T.R.
(E) ASPHALT
SHINGLE ROOF
(E) ASPHALT
SHINGLE ROOF
(E) ASPHALT
SHINGLE ROOF
(N) SKYLIGHT 2'X4'
(E) EXTERIOR SIDING FINISH
(E) EXTERIOR SIDING FINISH
(N) DOOR
F.L.
C.L.
T.R.
G.L.
(N) WINDOW (N) WINDOW
(N) DOOR
(N) WINDOW
(N) STAIRS ACCESS
(N) EXTERIOR SIDING FINISH
TO MATCH WITH (E) COLOR
8'-1"18'-1"3'-3"9"6'8'1'-2"1'-9"2'-10"2'-6"16'-11"8"F.L.
C.L.
T.R.
G.L.
T.R.
(E) EXTERIOR SIDING FINISH (E) EXTERIOR SIDING FINISH
(E) ASPHALT SHINGLE ROOF (E) ASPHALT
SHINGLE ROOF
(E) SKYLIGHT TO
BE REMOVED
(E) SKYLIGHT TO
REMAIN
(E) WINDOW TO
BE REMOVED
(E) DOOR TO
BE REMOVED (E) DOOR TO
BE REMOVED
C.L.
F.L.
T.R.
G.L.
T.R.
T.R.
T.R.
(E) EXTERIOR SIDING FINISH
(E)DECK TO BE REMOVED
(E) STAIRS TO
BE REMOVED
(E) ASPHALT
SHINGLE ROOF
(E) ASPHALT
SHINGLE ROOF
3'-1"2'-6"8'-1"18'-1"3'-3"9"6'8'1'-2"1'-9"2'-10"2'-6"16'-11"8"(N) SKYLIGHT
2'X4'
(N) SKYLIGHT (N) SKYLIGHT
2'X4'
(E) EXTERIOR SIDING FINISH (E) EXTERIOR SIDING FINISH (E) EXTERIOR SIDING FINISH(N) DOOR
(N) ASPHALT SHINGLE ROOF MIN. CLASS "C" WITH 2 LAYERS
OF UNDERLAYMENT #15 TO MATCH WITH (E) COLOR
(N) WINDOW
(N) EXTERIOR SIDING FINISH TO
MATCH WITH (E) COLOR
F.L.
C.L.
T.R.
G.L.
T.R.
C.L.
F.L.
T.R.
G.L.
T.R.
T.R.
T.R.
(E) ASPHALT SHINGLE ROOF (E) ASPHALT
SHINGLE ROOF
(E) ASPHALT
SHINGLE ROOF
(E) ASPHALT
SHINGLE ROOF
(N) ASPHALT SHINGLE ROOF MIN. CLASS "C" WITH 2 LAYERS
OF UNDERLAYMENT #15 TO MATCH WITH (E) COLOR
A-07
FLOOR PLAN NOTES:
BATHROOMS & KITCHEN:
a.22" MIN SHOWER DOOR CLEARANCE
b.TEMPER GLAZING FOR THE SHOWER DOOR AND SLIDING WINDOWS. CEMENT BOARD SUBSTRATE FOR SHOWER WALLS.
c.LAVATORY FACETS TO HAVE A FLOW RATE OF 1.2 GPM OR LESS AT 60 PSI. ( CALGREEN 4.303.1)
d.WATER CLOSETS TO HAVE A FLOW RATE OF 1.28 GALLONS/FLUSH OR LESS. ( CALGREEN 4.303.1)
e.CEMENT BOARD SUBSTRATE (IE. DUROCK OR WONDERBOARD.ETC) FOR TILE APPLICATION SURROUNDING THE BATH TUB WALLS.
f.KITCHEN FAUCETS TO HAVE A FLOW RATE OF 1.8 GPM OR LESS AT 60 PSI. (CALGREEN 4.303.1)
g.SHOWER COMPARTMENTS AND WALLS ABOVE BATHTUBS WITH INSTALLED SHOWER HEADS SHALL BE FINISHED WITH A
NONABSORBENT SURFACE TO HEIGHT NOT LESS THAN 6 FEET ABOVE THE FLOOR PER CRC R307.2.
h.MULTIPLE SHOWERHEADS: COMBINED FLOW RATE OF ALL SHOWERHEADS AND/OR SHOWER OUTLETS CONTROLLED BY A SINGLE
VALVE SHALL NOT EXCEED 2.0 GPM @ 80PSI OR ONLY ONE SHOWER OUTLET IS TO BE IN OPERATION AT A TIME. (CALGREEN
4.303.1.3.2)
i.FAUCETS (CALGREEN 4.303.1.4)
j.RESIDENTIAL LAVATORY FAUCETS (CALGREEN 4.303.1.5)
ALL HOSE BIBBS INSTALLED SHALL BE PROTECTED BY AN APPROVED NON-REMOVABLE TYPE BACK FLOW PREVENTION DEVICE.
BATHROOMS, WATER CLOSET COMPARTMENTS, LAUNDRY ROOMS, ETC., SHALL BE PROVIDED WITH NATURAL VENTILATION BY
MEANS OF OPENABLE EXTERIOR OPENINGS W/AN AREA OF NOT LESS THAN 1/20 OF THE FLOOR AREA W/MIN. OF 1-1/2 SQ.FT. OR 5
AIR CHANGES PER HOUR.
WALL SURFACE BEHIND CERAMIC TILE OR OTHER FIN. WALL MATERIALS SUBJECT TO WATER SPLASH SHALL BE CONSTRUCTED OF
MATERIALS NOT ADVERSELY AFFECTED BY WATER. (APPROVED WR GYP. BD. INSTALLED ACC. TO C.B.C 4712.)
PRIOR TO BUILDING FINAL INSPECTION AN 'APPLIANCE CERTIFICATE', SIGNED BY THE INSTALLER OR GEN. CONTRACTOR, SHALL BE
POSTED IN A CONSPICUOUS LOCATION.
WINDOW REPLACEMENT REQUIREMENTS:
1)FENESTRATION (WINDOWS) SHALL BE LOW E AND DUAL PANE; AND A MAXIMUM U-FACTOR OF 0.32 AND A MAX. SHGC OF 0.35.
(2016 TITLE 24 ENERGY STANDARDS)
2)EMERGENCY EGRESS WINDOWS (BEDROOM ESCAPE WINDOW) SHALL HAVE A MINIMUM OF 5.0 SQUARE FEET OF CLEAR
OPENING ON GRADE LEVEL FLOOR AND 57 SQUARE FEET ON SUBSEQUENT FLOORS; AND A MINIMUM CLEAR OPENING WIDTH
OF 20 INCHES AND HEIGHT OF 24 INCHES. (CRC 310)
3)GLAZING SHALL BE TEMPERED IF: (CRC R308) LOCATED IN THE WILD-LAND URBAN INTERFACE AREA, LOCATED LESS THAN 60
INCHES MEASURED VERTICALLY, ABOVE WALKING SURFACE OF SHOWER/TUB/STEAM ROOF, ETC., LOCATED IN HAZARDOUS
LOCATIONS AS INDICATED PER CRC R308.4.
4)PROVIDE A FALL PREVENTION DEVICE IF THE OPENING IS LOCATED MORE THAN 72 INCHES ABOVE THE FINISHED GRADE AND
THE LOWEST PART OF CLEAR OPENING IS LESS THAN 24 INCHES ABOVE FINISHED FLOOR. (CRC R312.2)
KITCHEN REMODEL REQUIREMENTS: (2016 CA CODE REQUIREMENTS):
1)KITCHEN DOORS LEADING FROM GARAGE SHALL BE 1-3/8" THICK SOLID WOOD OR HONEY COMB STEEL DOORS OR 20 MINUTE
FIRE-RATED DOORS EQUIPPED WITH SELF CLOSING AND SELF LATCHING DEVICES. (CRC R302.5.1).
2)MINIMUM OF 50% OF TOTAL RATED WATTAGE OF PERMANENTLY INSTALLED LIGHTING SHALL BE HIGH EFFICACY. (TITLE 24 -
BUILDING ENERGY EFFICIENCY STANDARDS 150.0 (K))
3)MINIMUM 30 INCHES CLEARANCE REQUIRED ABOVE KITCHEN RANGE, EXCEPT WHERE 24 INCHES IS ALLOWED PER CODE OR
MANUFACTURER'S SPECIFICATION. (CMC 916.1.2)
4)DOMESTIC DISHWASHING MACHINE SHALL NOT BE DIRECTLY CONNECTED TO A DRAINAGE SYSTEM OR FOOD WASTE
DISPOSER WITHOUT THE USE OF AN APPROVED AIR GAP FITTING ON THE DISCHARGE SIDE OF THE MACHINE. (CPC 807.4)
5)HOUSEHOLD COOKING APPLIANCES SHALL HAVE VERTICAL CLEARANCE ABOVE THE COOKING TOP OF NOT LESS THAN THIRTY
(30) INCHES TO COMBUSTIBLE MATERIAL OR METAL CABINETS.
6)EXHAUST DUCTS SHALL TERMINATE OUTSIDE THE BUILDING AND SHALL BE EQUIPPED WITH A BACK-DRAFT DAMPER PER CMC
SECTION 504.1.
7)ALL RECEPTACLES SHALL BE GFCI PROTECTED AND TAMPER RESISTANT (TR).
8)RECEPTACLES SHALL BE LOCATED SO THAT NO POINT IS MORE THAN 24 INCHES FROM A RECEPTACLE OUTLET MEASURED
HORIZONTALLY ALONG THE WALL.
9)RECEPTACLES SHALL BE LOCATED NO MORE THAN 20 INCHES ABOVE COUNTERTOP.
10)ON THE DISCHARGE SIDE OF THE DISHWASHER PROVIDE A LISTED AIR GAP FITTING. LISTED AIR GAPS SHALL BE INSTALLED
WITH THE FLOOD LEVEL (FL) MARKING AT OR ABOVE THE FLOOD LEVEL OF THE SINK OR DRAIN BOARD WHICHEVER IS
HIGHER PER SECTION 807.4.
GENERAL REQUIREMENTS:
1)ALL WORK SHALL BE DONE IN ACCORDANCE WITH LOCAL CITY, COUNTY AND STATE STANDARDS, AND SECTIONS OF CBC, CRC, CALIFORNIA
ENERGY CODE, CPC, CEC, IN THE EVENT OF CONFLICT, THE HIGHER STANDARDS AND SPECIFICATIONS SHALL PREVAIL.
2)IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY HORIZONTAL AND VERTICAL LOCATIONS OF ALL EXISTING UTILITIES PRIOR TO
COMMENCING WORK. THE DESIGNER ASSUMES NO RESPONSIBILITY FOR LOCATION OF EXISTING UTILITIES SHOWN OR NOT SHOWN ON PLANS.
3)ELEVATIONS AND DISTANCES SHOWN ON PLANS ARE APPROXIMATE AND MAY VARIES. IT SHALL BE THE CONTRACTOR RESPONSIBILITIES TO
VERIFY SUCH ELEVATIONS AND DISTANCES IN THE FIELD FOR ANY DISCREPANCIES.
4)PRIOR TO COMMENCING WORK, ALL NECESSARY BUILDING, PLUMING, ELECTRICAL PERMITS SHALL BE OBTAINED FROM THE APPROVED AGENCY BY
THE OWNER/CONTRACTOR AT HIS COST.
5)THE CONTRACTOR SHALL COORDINATE ALL WORK WITH OTHER SUBCONTRACTORS, PG&E, PACIFIC BELL AND OTHER PARTICIPANT ENTITIES.
6)FIELD VERIFY ALL WORK AND DIMENSIONS PRIOR TO CONSTRUCTION.
7)USE 2X4 STUDS @ 16" O.C. DF#2. AND AN EXTRA STUD UNDER TRUSS.
8)FINGER JOINTED STUDS IN STRUCTURAL WALLS (BEARING OR SHEAR) SHALL BE APPROVED AND ARE NOT ALLOWED AT HOLDOWN LOCATIONS.
9)ALL SLIDING GLASS DOORS, SHOWER DOORS AND TUB ENCLOSURES SHALL BE TEMPERED GLASS AND LABELED SAFETY GLAZING. ALL
WINDOWS SHALL MEET THE MINIMUM STANDARD A ESTABLISHED BY THE CRC.
10)PROVIDE AN EXHAUST FAN CAPABLE OF PROVIDING 75 CFM TO REST ROOMS.
11)FLASH ALL EXTERIOR OPENINGS W/G.I. OR ALUMINUM ON KRAFT PAPER OR 15# FELT, SO AS TO BE TOTALLY WATER PROOF AS PER CBC 1402.
12)PROVIDE SMOKE DETECTORS AT ALL BEDROOMS & HALLWAYS AS REQUIRED (MIN. 3' FROM AC RETURN/VENTS).
13)NAILING SHALL MEET REQUIREMENTS OF CBC TABLE 2304.9.1. CRC R602.3(1)
PROJECT:
DESIGNERS STAMP:
SHEET :SHEET :
SHEET TITLE:
26 Ashler Ave.
Los Gatos,
CA 95030
APN:
410-14-042
07/31/2023
EXISTING FRONT ELEVATION
SCALE 1/4"=1'-0"
DATE:
ARCHITECTURAL
ELEVATIONS
BARON CONSTRUCTION
14510 Big Basin Way. # B
Saratoga, CA. 95070
PROPOSED FRONT ELEVATION
SCALE 1/4"=1'-0"
EXISTING REAR ELEVATION
SCALE 1/4"=1'-0"
PROPOSED REAR ELEVATION
SCALE 1/4"=1'-0"
EXISTING RIGHT ELEVATION. NO CHANGE
SCALE 1/4"=1'-0"
EXISTING LEFT ELEVATION
SCALE 1/4"=1'-0"
PROPOSED LEFT ELEVATION
SCALE 1/4"=1'-0"
PROPOSED ROOF PLAN
NOT SACALE
PROPOSED FLOOR PLAN
SCALE 1/4"=1'-0"
CRAWLSPACE VENTING CALCULATIONS:
Required 189 Sq.Ft * 1/150 = 1.26 Sq.Ft * 144 = 181.44 Sq.In = Required
(4) 14" x 4" = 56 Sq.In for each * (4) = 224 Sq.In > 181.44 Sq.In (Okay)
ATTIC VENTILATION CALCULATIONS:
189 Sq.Ft.* 1/150 = 1.26 Sq.Ft. * 144 = 181.44 Sq.In. = Required
(3) 20" x 4" Eye Brow Vent = 80 Sq.In. for each * (3) = 240 SqIn. > 181.44 Sq.In (Okay)
NOTE: CONTRACTOR TO COMPENSATE ADDITIONAL 5 VENTS FOR BOTH
BLOCKED (5 VENTS) CRAWLSPACE VENTILATION & ROOF VENTILATION ON THE
EXISTING HOUSE.
NEW EYE BROW
VENT
PER CALCULATION
NEW LANDING
MAX AT 2% SLOPE
MAX 1.5" HEIGHT FROM
THRESHOLD
RESIDENTIAL LANDINGS & THRESHOLDS SECTIONS R311.3 & R311.7.6
R311.3 FLOORS AND LANDINGS AT EXTERIOR DOORS.
THERE SHALL BE A LANDING OR FLOOR ON EACH SIDE OF EACH EXTERIOR DOOR. THE WIDTH OF EACH LANDING
SHALL NO BE LESS THAN THE DOOR SERVED. EVERY LANDING SHALL HAVE A MINIMUM DIMENSION OF 36 INCHES
MEASURED IN THE DIRECTION OF TRAVEL. EXTERIOR LANDINGS SHALL BE PERMITTED TO HAVE A SLOPE NOT TO
EXCESS 1/4 UNIT VERTICAL IN 12 UNITS HORIZONTAL (2 PERCENT)
R311.3.1 FLOOR ELEVATIONS AT REQUIRED EGRESS DOORS.
LANDINGS OR FLOORS AT THE REQUIRED EGRESS DOORS SHALL NOT BE MORE THAN 1 1/2 INCHES LOWER THAN
THE TOP OF THE THRESHOLD. EXCEPTION: THE EXTERIOR LANDING OR FLOOR SHALL NOT BE MORE THAN 7 3/4"
INCHES BELOW THE TOP OF THE THRESHOLD PROVIDED THE DOOR DOES NOT SWING OVER THE LANDING OR
FLOOR.
LANDIN
G
LANDIN
GPLAN CHECKCOMMENTSDATENO.BYDESCRIPTIONCHANGES PEREASEMENTELEVATIONS NOTES:
1.STUCCO IS TO BE APPLIED WITH A 3 COAT APPLICATION WHEN APPLIED OVER
METAL LATH OR WIRE LATH PER CRC R703.6.2.
2.PROVIDE WEEP SCREED AT THE BOTTOM OF STUCCO WALLS AT A LOCATION A
MINIMUM OF 4" ABOVE EARTH OR 2" ABOVE PAVED AREAS PER CRC R703.6.2.1.
3.PROVIDE TWO LAYERS OF TYPE "D" UNDERLAYMENT AT STUCCO WALLS
WHERE THE STUCCO IS APPLIED OVER WOOD SHEATHING PER CRC R703.6.3.
4.NO EAVE VENTS ARE ALLOWED WHERE SHEAR TRANSFER IS REQUIRED AT
FRIEZE BLOCK.
5.PROVIDE GALVANIZED STEEL METAL FLASHING AND COUNTER FLASHING AT
ALL ROOF TO WALL AND CHIMNEY INTERSECTIONS AS PER CBC 1503.2. ALSO
PROVIDE STEPPED FLASHING WHERE THE SLOPED ROOF ABUTS THE WALL.
6.PROVIDE HIGH RIBBED METAL LATH AT ALL HORIZONTAL STUCCO SURFACES.
CRAWLSPACE VENTING CALCULATIONS:
Required 488 Sq.Ft * 1/150 = 3.26 Sq.Ft * 144 = 469.44 Sq.In = Required
(9) 14" x 4" = 56 Sq.In for each * (9) = 504 Sq.In > 469.44 Sq.In (Okay)
NOTE: CONTRACTOR TO COMPENSATE ADDITIONAL 5 VENTS FOR BOTH
BLOCKED (5 VENTS) CRAWLSPACE VENTILATION & ROOF VENTILATION ON THE
EXISTING HOUSE.
CRAWLSPACE VENTING CALCULATIONS:
Required 488 Sq.Ft * 1/150 = 3.26 Sq.Ft * 144 = 469.44 Sq.In = Required
(9) 14" x 4" = 56 Sq.In for each * (9) = 504 Sq.In > 469.44 Sq.In (Okay)
ATTIC VENTILATION CALCULATIONS:
Required 488 Sq.Ft * 1/150 = 3.26 Sq.Ft * 144 = 469.44 Sq.In = Required
(6) 20" x 4" Eye Brow Vent = 80 Sq.In. for each * (6) = 480 SqIn. > 469.44 Sq.In
(Okay)
NOTE: CONTRACTOR TO COMPENSATE ADDITIONAL 5 VENTS FOR BOTH
BLOCKED (5 VENTS) CRAWLSPACE VENTILATION & ROOF VENTILATION ON THE
EXISTING HOUSE.
ELEVATIONS NOTES:1.STUCCO IS TO BE APPLIED WITH A 3 COAT APPLICATION WHEN APPLIEDOVER METAL LATH OR WIRE LATH PER CRC R703.6.2.2.PROVIDE WEEP SCREED AT THE BOTTOM OF STUCCO WALLS AT A LOCATIONA MINIMUM OF 4" ABOVE EARTH OR 2" ABOVE PAVED AREAS PER CRCR703.6.2.1.3.PROVIDE TWO LAYERS OF TYPE "D" UNDERLAYMENT AT STUCCO WALLSWHERE THE STUCCO IS APPLIED OVER WOOD SHEATHING PER CRCR703.6.3.4.NO EAVE VENTS ARE ALLOWED WHERE SHEAR TRANSFER IS REQUIRED ATFRIEZE BLOCK.5.PROVIDE GALVANIZED STEEL METAL FLASHING AND COUNTER FLASHING ATALL ROOF TO WALL AND CHIMNEY INTERSECTIONS AS PER CBC 1503.2. ALSOPROVIDE STEPPED FLASHING WHERE THE SLOPED ROOF ABUTS THE WALL.6.PROVIDE HIGH RIBBED METAL LATH AT ALL HORIZONTAL STUCCO SURFACES.CRAWLSPACE VENTING CALCULATIONS:Required 488 Sq.Ft * 1/150 = 3.26 Sq.Ft * 144 = 469.44 Sq.In = Required(9) 14" x 4" = 56 Sq.In for each * (9) = 504 Sq.In > 469.44 Sq.In (Okay)NOTE: CONTRACTOR TO COMPENSATE ADDITIONAL 5 VENTS FOR BOTHBLOCKED (5 VENTS) CRAWLSPACE VENTILATION & ROOF VENTILATION ON THEEXISTING HOUSE.
ELEVATIONS NOTES:
1.STUCCO IS TO BE APPLIED WITH A 3 COAT APPLICATION WHEN
APPLIED OVER METAL LATH OR WIRE LATH PER CRC R703.6.2.
2.PROVIDE WEEP SCREED AT THE BOTTOM OF STUCCO WALLS AT A
LOCATION A MINIMUM OF 4" ABOVE EARTH OR 2" ABOVE PAVED AREAS
PER CRC R703.6.2.1.
3.PROVIDE TWO LAYERS OF TYPE "D" UNDERLAYMENT AT STUCCO
WALLS WHERE THE STUCCO IS APPLIED OVER WOOD SHEATHING PER
CRC R703.6.3.
4.NO EAVE VENTS ARE ALLOWED WHERE SHEAR TRANSFER IS
REQUIRED AT FRIEZE BLOCK.
5.PROVIDE GALVANIZED STEEL METAL FLASHING AND COUNTER
FLASHING AT ALL ROOF TO WALL AND CHIMNEY INTERSECTIONS AS
PER CBC 1503.2. ALSO PROVIDE STEPPED FLASHING WHERE THE
SLOPED ROOF ABUTS THE WALL.
6.PROVIDE HIGH RIBBED METAL LATH AT ALL HORIZONTAL STUCCO
SURFACES.
ATTIC VENTILATION CALCULATIONS: Required 339 Sq.Ft * 1/150 = 2.26 Sq.Ft * 144 = 325.44 Sq.In = Required(5) 20" x 4" Eye Brow Vent = 80 Sq.In. for each * (5) = 400 SqIn. > 325.44 Sq.In(Okay)NOTE: CONTRACTOR TO COMPENSATE ADDITIONAL 5 VENTS FOR BOTHBLOCKED (5 VENTS) CRAWLSPACE VENTILATION & ROOF VENTILATION ON THEEXISTING HOUSE.
WALL LINEAR LENGHT REMOVAL CALCULATION:
TOTAL EXTERIOR WALL LENGTH:375' 1" = 100%
TOTAL EXTERIOR WALL LENGTH TO BE REMOVED:87' 6"= 23.32%
HERS NOTE:
A HERS RATER MUST VERIFY THAT INSTALLED RANGE HOODS ARE
LISTED IN THE HVI CERTIFIED HOME VENTILATING PRODUCTS
DIRECTORY AND HAVE BEEN HVI-CERTIFIED AS MEETING ASHRAE 62.2
VENTILATION AND SOUND REQUIREMENTS. PROVIDE EVIDENCE OF HERS
VERIFICATION TO TOWN BUILDING INSPECTOR, PRIOR TO FINAL
INSPECTION.
KITCHEN HOOD NOTE:
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). ASHRAE 62.2, SECTION 6.4
ELEVATIONS NOTES:
1.STUCCO IS TO BE APPLIED WITH A 3 COAT APPLICATION WHEN
APPLIED OVER METAL LATH OR WIRE LATH PER CRC R703.6.2.
2.PROVIDE WEEP SCREED AT THE BOTTOM OF STUCCO WALLS AT A
LOCATION A MINIMUM OF 4" ABOVE EARTH OR 2" ABOVE PAVED AREAS
PER CRC R703.6.2.1.
3.PROVIDE TWO LAYERS OF TYPE "D" UNDERLAYMENT AT STUCCO
WALLS WHERE THE STUCCO IS APPLIED OVER WOOD SHEATHING PER
CRC R703.6.3.
4.NO EAVE VENTS ARE ALLOWED WHERE SHEAR TRANSFER IS
REQUIRED AT FRIEZE BLOCK.
5.PROVIDE GALVANIZED STEEL METAL FLASHING AND COUNTER
FLASHING AT ALL ROOF TO WALL AND CHIMNEY INTERSECTIONS AS
PER CBC 1503.2. ALSO PROVIDE STEPPED FLASHING WHERE THE
SLOPED ROOF ABUTS THE WALL.
6.PROVIDE HIGH RIBBED METAL LATH AT ALL HORIZONTAL STUCCO
SURFACES.1BUILDING COMMENTSCP06.26.2023PORAVI
550 W HACIENDA AVE
CAMPBELL, CA 95008
PORAVI.INFO@GMAIL.COM
ABBREVIATIONS:
- G.L.:GROUND LEVEL
- F.L.:FLOOR LEVEL
- F.F.:FLOOR FINISH
- C.L.:CEILING LEVEL
- T.R.:TOP ROOF
EXISTING FRONT ELEVATION
SCALE 1/4"=1'-0"
PROPOSED FRONT ELEVATION
SCALE 1/4"=1'-0"
EXISTING RIGHT ELEVATION
SCALE 1/4"=1'-0"
PROPOSED RIGHT ELEVATION
SCALE 1/4"=1'-0"2PLANNING COMMENTSCP06.26.2023
8'16'-11"1'-2"1'-9"2'-6"8"2'-10"8'1'-2"6'-10"16'-11"11"F.L.
C.L.
T.R.
G.L.
T.R.
T.R.
T.R.
(E) ASPHALT SHINGLE ROOF (E) ASPHALT SHINGLE ROOF (E) ASPHALT SHINGLE ROOF
C.L.
F.L.
T.R.
G.L.
F.L.
(E) EXTERIOR SIDING FINISH
(E) EXTERIOR SIDING FINISH
(E) DOOR TO BE
REMOVED 8'1'-2"6'-10"16'-11"11"8'16'-11"1'-2"1'-9"2'-6"8"2'-10"C.L.
F.L.
T.R.
G.L.
F.L.
(E) EXTERIOR SIDING FINISH
(E) EXTERIOR SIDING FINISH
(N) DOOR
F.L.
C.L.
T.R.
G.L.
T.R.
T.R.
T.R.
(E) ASPHALT SHINGLE ROOF (E) ASPHALT SHINGLE ROOF (E) ASPHALT SHINGLE ROOF
8'16'-11"1'-2"5'-3"2'-6"8'-1"3'-3"6'-9"18'-1"F.L.
C.L.
T.R.
G.L.
T.R.
(E) EXTERIOR SIDING FINISH (E) EXTERIOR SIDING FINISH (E) EXTERIOR SIDING FINISH(E) EXTERIOR STUCCO FINISH
(E) ASPHALT SHINGLE ROOF (E) ASPHALT SHINGLE ROOF
(E) DOOR TO
BE REMOVED
(E) WINDOW TO
BE REMOVED
C.L.
F.L.
T.R.
G.L.
(E) ASPHALT SHINGLE ROOF (E) ASPHALT SHINGLE ROOF
8'16'-11"1'-2"5'-3"2'-6"8'-1"3'-3"6'-9"18'-1"4'-11"1'-9"F.L.
C.L.
T.R.
G.L.
T.R.
(E) EXTERIOR SIDING FINISH (E) EXTERIOR SIDING FINISH(E) EXTERIOR STUCCO FINISH
(N) DOOR
(N) WINDOW
C.L.
F.L.
G.L.
T.R.
(E) EXTERIOR SIDING FINISH
(E) ASPHALT SHINGLE ROOF (E) ASPHALT SHINGLE ROOF(E) ASPHALT SHINGLE ROOF (E) ASPHALT SHINGLE ROOF
PROJECT:
DESIGNERS STAMP:
SHEET :SHEET :
SHEET TITLE:
26 Ashler Ave.
Los Gatos,
CA 95030
APN:
410-14-042
07/31/2023
DATE:
BARON CONSTRUCTION
14510 Big Basin Way. # B
Saratoga, CA. 95070
PLAN CHECKCOMMENTSDATENO.BYDESCRIPTIONCHANGES PEREASEMENT1BUILDING COMMENTSCP06.26.2023PORAVI
550 W HACIENDA AVE
CAMPBELL, CA 95008
PORAVI.INFO@GMAIL.COM
CRAWLSPACE VENTING CALCULATIONS:
Required 189 Sq.Ft * 1/150 = 1.26 Sq.Ft * 144 = 181.44 Sq.In = Required
(4) 14" x 4" = 56 Sq.In for each * (4) = 224 Sq.In > 181.44 Sq.In (Okay)
ATTIC VENTILATION CALCULATIONS:
189 Sq.Ft.* 1/150 = 1.26 Sq.Ft. * 144 = 181.44 Sq.In. = Required
(3) 20" x 4" Eye Brow Vent = 80 Sq.In. for each * (3) = 240 SqIn. > 181.44 Sq.In (Okay)
NOTE: CONTRACTOR TO COMPENSATE ADDITIONAL 5 VENTS FOR BOTH
BLOCKED (5 VENTS) CRAWLSPACE VENTILATION & ROOF VENTILATION ON THE
EXISTING HOUSE.
FLOOR PLAN NOTES:
BATHROOMS & KITCHEN:
a.22" MIN SHOWER DOOR CLEARANCE
b.TEMPER GLAZING FOR THE SHOWER DOOR AND SLIDING WINDOWS. CEMENT BOARD SUBSTRATE FOR SHOWER WALLS.
c.LAVATORY FACETS TO HAVE A FLOW RATE OF 1.2 GPM OR LESS AT 60 PSI. ( CALGREEN 4.303.1)
d.WATER CLOSETS TO HAVE A FLOW RATE OF 1.28 GALLONS/FLUSH OR LESS. ( CALGREEN 4.303.1)
e.CEMENT BOARD SUBSTRATE (IE. DUROCK OR WONDERBOARD.ETC) FOR TILE APPLICATION SURROUNDING THE BATH TUB WALLS.
f.KITCHEN FAUCETS TO HAVE A FLOW RATE OF 1.8 GPM OR LESS AT 60 PSI. (CALGREEN 4.303.1)
g.SHOWER COMPARTMENTS AND WALLS ABOVE BATHTUBS WITH INSTALLED SHOWER HEADS SHALL BE FINISHED WITH A
NONABSORBENT SURFACE TO HEIGHT NOT LESS THAN 6 FEET ABOVE THE FLOOR PER CRC R307.2.
h.MULTIPLE SHOWERHEADS: COMBINED FLOW RATE OF ALL SHOWERHEADS AND/OR SHOWER OUTLETS CONTROLLED BY A SINGLE
VALVE SHALL NOT EXCEED 2.0 GPM @ 80PSI OR ONLY ONE SHOWER OUTLET IS TO BE IN OPERATION AT A TIME. (CALGREEN
4.303.1.3.2)
i.FAUCETS (CALGREEN 4.303.1.4)
j.RESIDENTIAL LAVATORY FAUCETS (CALGREEN 4.303.1.5)
ALL HOSE BIBBS INSTALLED SHALL BE PROTECTED BY AN APPROVED NON-REMOVABLE TYPE BACK FLOW PREVENTION DEVICE.
BATHROOMS, WATER CLOSET COMPARTMENTS, LAUNDRY ROOMS, ETC., SHALL BE PROVIDED WITH NATURAL VENTILATION BY
MEANS OF OPENABLE EXTERIOR OPENINGS W/AN AREA OF NOT LESS THAN 1/20 OF THE FLOOR AREA W/MIN. OF 1-1/2 SQ.FT. OR 5
AIR CHANGES PER HOUR.
WALL SURFACE BEHIND CERAMIC TILE OR OTHER FIN. WALL MATERIALS SUBJECT TO WATER SPLASH SHALL BE CONSTRUCTED OF
MATERIALS NOT ADVERSELY AFFECTED BY WATER. (APPROVED WR GYP. BD. INSTALLED ACC. TO C.B.C 4712.)
PRIOR TO BUILDING FINAL INSPECTION AN 'APPLIANCE CERTIFICATE', SIGNED BY THE INSTALLER OR GEN. CONTRACTOR, SHALL BE
POSTED IN A CONSPICUOUS LOCATION.
WINDOW REPLACEMENT REQUIREMENTS:
1)FENESTRATION (WINDOWS) SHALL BE LOW E AND DUAL PANE; AND A MAXIMUM U-FACTOR OF 0.32 AND A MAX. SHGC OF 0.35.
(2016 TITLE 24 ENERGY STANDARDS)
2)EMERGENCY EGRESS WINDOWS (BEDROOM ESCAPE WINDOW) SHALL HAVE A MINIMUM OF 5.0 SQUARE FEET OF CLEAR
OPENING ON GRADE LEVEL FLOOR AND 57 SQUARE FEET ON SUBSEQUENT FLOORS; AND A MINIMUM CLEAR OPENING WIDTH
OF 20 INCHES AND HEIGHT OF 24 INCHES. (CRC 310)
3)GLAZING SHALL BE TEMPERED IF: (CRC R308) LOCATED IN THE WILD-LAND URBAN INTERFACE AREA, LOCATED LESS THAN 60
INCHES MEASURED VERTICALLY, ABOVE WALKING SURFACE OF SHOWER/TUB/STEAM ROOF, ETC., LOCATED IN HAZARDOUS
LOCATIONS AS INDICATED PER CRC R308.4.
4)PROVIDE A FALL PREVENTION DEVICE IF THE OPENING IS LOCATED MORE THAN 72 INCHES ABOVE THE FINISHED GRADE AND
THE LOWEST PART OF CLEAR OPENING IS LESS THAN 24 INCHES ABOVE FINISHED FLOOR. (CRC R312.2)
KITCHEN REMODEL REQUIREMENTS: (2016 CA CODE REQUIREMENTS):
1)KITCHEN DOORS LEADING FROM GARAGE SHALL BE 1-3/8" THICK SOLID WOOD OR HONEY COMB STEEL DOORS OR 20 MINUTE
FIRE-RATED DOORS EQUIPPED WITH SELF CLOSING AND SELF LATCHING DEVICES. (CRC R302.5.1).
2)MINIMUM OF 50% OF TOTAL RATED WATTAGE OF PERMANENTLY INSTALLED LIGHTING SHALL BE HIGH EFFICACY. (TITLE 24 -
BUILDING ENERGY EFFICIENCY STANDARDS 150.0 (K))
3)MINIMUM 30 INCHES CLEARANCE REQUIRED ABOVE KITCHEN RANGE, EXCEPT WHERE 24 INCHES IS ALLOWED PER CODE OR
MANUFACTURER'S SPECIFICATION. (CMC 916.1.2)
4)DOMESTIC DISHWASHING MACHINE SHALL NOT BE DIRECTLY CONNECTED TO A DRAINAGE SYSTEM OR FOOD WASTE
DISPOSER WITHOUT THE USE OF AN APPROVED AIR GAP FITTING ON THE DISCHARGE SIDE OF THE MACHINE. (CPC 807.4)
5)HOUSEHOLD COOKING APPLIANCES SHALL HAVE VERTICAL CLEARANCE ABOVE THE COOKING TOP OF NOT LESS THAN THIRTY
(30) INCHES TO COMBUSTIBLE MATERIAL OR METAL CABINETS.
6)EXHAUST DUCTS SHALL TERMINATE OUTSIDE THE BUILDING AND SHALL BE EQUIPPED WITH A BACK-DRAFT DAMPER PER CMC
SECTION 504.1.
7)ALL RECEPTACLES SHALL BE GFCI PROTECTED AND TAMPER RESISTANT (TR).
8)RECEPTACLES SHALL BE LOCATED SO THAT NO POINT IS MORE THAN 24 INCHES FROM A RECEPTACLE OUTLET MEASURED
HORIZONTALLY ALONG THE WALL.
9)RECEPTACLES SHALL BE LOCATED NO MORE THAN 20 INCHES ABOVE COUNTERTOP.
10)ON THE DISCHARGE SIDE OF THE DISHWASHER PROVIDE A LISTED AIR GAP FITTING. LISTED AIR GAPS SHALL BE INSTALLED
WITH THE FLOOD LEVEL (FL) MARKING AT OR ABOVE THE FLOOD LEVEL OF THE SINK OR DRAIN BOARD WHICHEVER IS
HIGHER PER SECTION 807.4.
PROPOSED FRONT ELEVATION
SCALE 1/4"=1'-0"
EXISTING REAR ELEVATION
SCALE 1/4"=1'-0"
GENERAL REQUIREMENTS:
1)ALL WORK SHALL BE DONE IN ACCORDANCE WITH LOCAL CITY, COUNTY AND STATE STANDARDS, AND SECTIONS OF CBC, CRC, CALIFORNIA
ENERGY CODE, CPC, CEC, IN THE EVENT OF CONFLICT, THE HIGHER STANDARDS AND SPECIFICATIONS SHALL PREVAIL.
2)IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY HORIZONTAL AND VERTICAL LOCATIONS OF ALL EXISTING UTILITIES PRIOR TO
COMMENCING WORK. THE DESIGNER ASSUMES NO RESPONSIBILITY FOR LOCATION OF EXISTING UTILITIES SHOWN OR NOT SHOWN ON PLANS.
3)ELEVATIONS AND DISTANCES SHOWN ON PLANS ARE APPROXIMATE AND MAY VARIES. IT SHALL BE THE CONTRACTOR RESPONSIBILITIES TO
VERIFY SUCH ELEVATIONS AND DISTANCES IN THE FIELD FOR ANY DISCREPANCIES.
4)PRIOR TO COMMENCING WORK, ALL NECESSARY BUILDING, PLUMING, ELECTRICAL PERMITS SHALL BE OBTAINED FROM THE APPROVED AGENCY BY
THE OWNER/CONTRACTOR AT HIS COST.
5)THE CONTRACTOR SHALL COORDINATE ALL WORK WITH OTHER SUBCONTRACTORS, PG&E, PACIFIC BELL AND OTHER PARTICIPANT ENTITIES.
6)FIELD VERIFY ALL WORK AND DIMENSIONS PRIOR TO CONSTRUCTION.
7)USE 2X4 STUDS @ 16" O.C. DF#2. AND AN EXTRA STUD UNDER TRUSS.
8)FINGER JOINTED STUDS IN STRUCTURAL WALLS (BEARING OR SHEAR) SHALL BE APPROVED AND ARE NOT ALLOWED AT HOLDOWN LOCATIONS.
9)ALL SLIDING GLASS DOORS, SHOWER DOORS AND TUB ENCLOSURES SHALL BE TEMPERED GLASS AND LABELED SAFETY GLAZING. ALL
WINDOWS SHALL MEET THE MINIMUM STANDARD A ESTABLISHED BY THE CRC.
10)PROVIDE AN EXHAUST FAN CAPABLE OF PROVIDING 75 CFM TO REST ROOMS.
11)FLASH ALL EXTERIOR OPENINGS W/G.I. OR ALUMINUM ON KRAFT PAPER OR 15# FELT, SO AS TO BE TOTALLY WATER PROOF AS PER CBC 1402.
12)PROVIDE SMOKE DETECTORS AT ALL BEDROOMS & HALLWAYS AS REQUIRED (MIN. 3' FROM AC RETURN/VENTS).
13)NAILING SHALL MEET REQUIREMENTS OF CBC TABLE 2304.9.1. CRC R602.3(1)
EXISTING FRONT ELEVATION
SCALE 1/4"=1'-0"
PROPOSED REAR ELEVATION
SCALE 1/4"=1'-0"
EXISTING RIGHT ELEVATION. NO CHANGE
SCALE 1/4"=1'-0"
CRAWLSPACE VENTING CALCULATIONS:
Required 488 Sq.Ft * 1/150 = 3.26 Sq.Ft * 144 = 469.44 Sq.In = Required
(9) 14" x 4" = 56 Sq.In for each * (9) = 504 Sq.In > 469.44 Sq.In (Okay)
ATTIC VENTILATION CALCULATIONS:
Required 488 Sq.Ft * 1/150 = 3.26 Sq.Ft * 144 = 469.44 Sq.In = Required
(6) 20" x 4" Eye Brow Vent = 80 Sq.In. for each * (6) = 480 SqIn. > 469.44 Sq.In
(Okay)
NOTE: CONTRACTOR TO COMPENSATE ADDITIONAL 5 VENTS FOR BOTH
BLOCKED (5 VENTS) CRAWLSPACE VENTILATION & ROOF VENTILATION ON THE
EXISTING HOUSE.
ARCHITECTURAL
ELEVATIONS
A-08
EXISTING LEFT ELEVATION
SCALE 1/4"=1'-0"
PROPOSED LEFT ELEVATION
SCALE 1/4"=1'-0"
NEW EYE BROW
VENT
PER CALCULATION
ELEVATIONS NOTES:
1.STUCCO IS TO BE APPLIED WITH A 3 COAT APPLICATION WHEN APPLIED OVER
METAL LATH OR WIRE LATH PER CRC R703.6.2.
2.PROVIDE WEEP SCREED AT THE BOTTOM OF STUCCO WALLS AT A LOCATION A
MINIMUM OF 4" ABOVE EARTH OR 2" ABOVE PAVED AREAS PER CRC R703.6.2.1.
3.PROVIDE TWO LAYERS OF TYPE "D" UNDERLAYMENT AT STUCCO WALLS
WHERE THE STUCCO IS APPLIED OVER WOOD SHEATHING PER CRC R703.6.3.
4.NO EAVE VENTS ARE ALLOWED WHERE SHEAR TRANSFER IS REQUIRED AT
FRIEZE BLOCK.
5.PROVIDE GALVANIZED STEEL METAL FLASHING AND COUNTER FLASHING AT
ALL ROOF TO WALL AND CHIMNEY INTERSECTIONS AS PER CBC 1503.2. ALSO
PROVIDE STEPPED FLASHING WHERE THE SLOPED ROOF ABUTS THE WALL.
6.PROVIDE HIGH RIBBED METAL LATH AT ALL HORIZONTAL STUCCO SURFACES.
NEW LANDING
MAX AT 2% SLOPE
MAX 1.5" HEIGHT FROM
THRESHOLD
RESIDENTIAL LANDINGS & THRESHOLDS SECTIONS R311.3 & R311.7.6
R311.3 FLOORS AND LANDINGS AT EXTERIOR DOORS.
THERE SHALL BE A LANDING OR FLOOR ON EACH SIDE OF EACH EXTERIOR DOOR. THE WIDTH OF EACH LANDING
SHALL NO BE LESS THAN THE DOOR SERVED. EVERY LANDING SHALL HAVE A MINIMUM DIMENSION OF 36 INCHES
MEASURED IN THE DIRECTION OF TRAVEL. EXTERIOR LANDINGS SHALL BE PERMITTED TO HAVE A SLOPE NOT TO
EXCESS 1/4 UNIT VERTICAL IN 12 UNITS HORIZONTAL (2 PERCENT)
R311.3.1 FLOOR ELEVATIONS AT REQUIRED EGRESS DOORS.
LANDINGS OR FLOORS AT THE REQUIRED EGRESS DOORS SHALL NOT BE MORE THAN 1 1/2 INCHES LOWER THAN
THE TOP OF THE THRESHOLD. EXCEPTION: THE EXTERIOR LANDING OR FLOOR SHALL NOT BE MORE THAN 7 3/4"
INCHES BELOW THE TOP OF THE THRESHOLD PROVIDED THE DOOR DOES NOT SWING OVER THE LANDING OR
FLOOR.
LANDIN
G
LANDIN
GCRAWLSPACE VENTING CALCULATIONS:
Required 488 Sq.Ft * 1/150 = 3.26 Sq.Ft * 144 = 469.44 Sq.In = Required
(9) 14" x 4" = 56 Sq.In for each * (9) = 504 Sq.In > 469.44 Sq.In (Okay)
NOTE: CONTRACTOR TO COMPENSATE ADDITIONAL 5 VENTS FOR BOTH
BLOCKED (5 VENTS) CRAWLSPACE VENTILATION & ROOF VENTILATION ON THE
EXISTING HOUSE.
PROPOSED ROOF PLAN
NOT SACALE
PROPOSED FLOOR PLAN
SCALE 1/4"=1'-0"
ABBREVIATIONS:
- G.L.:GROUND LEVEL
- F.L.:FLOOR LEVEL
- F.F.:FLOOR FINISH
- C.L.:CEILING LEVEL
- T.R.:TOP ROOF
ELEVATIONS NOTES:1.STUCCO IS TO BE APPLIED WITH A 3 COAT APPLICATION WHEN APPLIEDOVER METAL LATH OR WIRE LATH PER CRC R703.6.2.2.PROVIDE WEEP SCREED AT THE BOTTOM OF STUCCO WALLS AT A LOCATIONA MINIMUM OF 4" ABOVE EARTH OR 2" ABOVE PAVED AREAS PER CRCR703.6.2.1.3.PROVIDE TWO LAYERS OF TYPE "D" UNDERLAYMENT AT STUCCO WALLSWHERE THE STUCCO IS APPLIED OVER WOOD SHEATHING PER CRCR703.6.3.4.NO EAVE VENTS ARE ALLOWED WHERE SHEAR TRANSFER IS REQUIRED ATFRIEZE BLOCK.5.PROVIDE GALVANIZED STEEL METAL FLASHING AND COUNTER FLASHING ATALL ROOF TO WALL AND CHIMNEY INTERSECTIONS AS PER CBC 1503.2. ALSOPROVIDE STEPPED FLASHING WHERE THE SLOPED ROOF ABUTS THE WALL.6.PROVIDE HIGH RIBBED METAL LATH AT ALL HORIZONTAL STUCCO SURFACES.CRAWLSPACE VENTING CALCULATIONS:Required 488 Sq.Ft * 1/150 = 3.26 Sq.Ft * 144 = 469.44 Sq.In = Required(9) 14" x 4" = 56 Sq.In for each * (9) = 504 Sq.In > 469.44 Sq.In (Okay)NOTE: CONTRACTOR TO COMPENSATE ADDITIONAL 5 VENTS FOR BOTHBLOCKED (5 VENTS) CRAWLSPACE VENTILATION & ROOF VENTILATION ON THEEXISTING HOUSE.
ELEVATIONS NOTES:
1.STUCCO IS TO BE APPLIED WITH A 3 COAT APPLICATION WHEN
APPLIED OVER METAL LATH OR WIRE LATH PER CRC R703.6.2.
2.PROVIDE WEEP SCREED AT THE BOTTOM OF STUCCO WALLS AT A
LOCATION A MINIMUM OF 4" ABOVE EARTH OR 2" ABOVE PAVED AREAS
PER CRC R703.6.2.1.
3.PROVIDE TWO LAYERS OF TYPE "D" UNDERLAYMENT AT STUCCO
WALLS WHERE THE STUCCO IS APPLIED OVER WOOD SHEATHING PER
CRC R703.6.3.
4.NO EAVE VENTS ARE ALLOWED WHERE SHEAR TRANSFER IS
REQUIRED AT FRIEZE BLOCK.
5.PROVIDE GALVANIZED STEEL METAL FLASHING AND COUNTER
FLASHING AT ALL ROOF TO WALL AND CHIMNEY INTERSECTIONS AS
PER CBC 1503.2. ALSO PROVIDE STEPPED FLASHING WHERE THE
SLOPED ROOF ABUTS THE WALL.
6.PROVIDE HIGH RIBBED METAL LATH AT ALL HORIZONTAL STUCCO
SURFACES.
ATTIC VENTILATION CALCULATIONS: Required 339 Sq.Ft * 1/150 = 2.26 Sq.Ft * 144 = 325.44 Sq.In = Required(5) 20" x 4" Eye Brow Vent = 80 Sq.In. for each * (5) = 400 SqIn. > 325.44 Sq.In(Okay)NOTE: CONTRACTOR TO COMPENSATE ADDITIONAL 5 VENTS FOR BOTHBLOCKED (5 VENTS) CRAWLSPACE VENTILATION & ROOF VENTILATION ON THEEXISTING HOUSE.
WALL LINEAR LENGHT REMOVAL CALCULATION:
TOTAL EXTERIOR WALL LENGTH:375' 1" = 100%
TOTAL EXTERIOR WALL LENGTH TO BE REMOVED:87' 6"= 23.32%
HERS NOTE:
A HERS RATER MUST VERIFY THAT INSTALLED RANGE HOODS ARE
LISTED IN THE HVI CERTIFIED HOME VENTILATING PRODUCTS
DIRECTORY AND HAVE BEEN HVI-CERTIFIED AS MEETING ASHRAE 62.2
VENTILATION AND SOUND REQUIREMENTS. PROVIDE EVIDENCE OF HERS
VERIFICATION TO TOWN BUILDING INSPECTOR, PRIOR TO FINAL
INSPECTION.
KITCHEN HOOD NOTE:
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). ASHRAE 62.2, SECTION 6.4
ELEVATIONS NOTES:
1.STUCCO IS TO BE APPLIED WITH A 3 COAT APPLICATION WHEN
APPLIED OVER METAL LATH OR WIRE LATH PER CRC R703.6.2.
2.PROVIDE WEEP SCREED AT THE BOTTOM OF STUCCO WALLS AT A
LOCATION A MINIMUM OF 4" ABOVE EARTH OR 2" ABOVE PAVED AREAS
PER CRC R703.6.2.1.
3.PROVIDE TWO LAYERS OF TYPE "D" UNDERLAYMENT AT STUCCO
WALLS WHERE THE STUCCO IS APPLIED OVER WOOD SHEATHING PER
CRC R703.6.3.
4.NO EAVE VENTS ARE ALLOWED WHERE SHEAR TRANSFER IS
REQUIRED AT FRIEZE BLOCK.
5.PROVIDE GALVANIZED STEEL METAL FLASHING AND COUNTER
FLASHING AT ALL ROOF TO WALL AND CHIMNEY INTERSECTIONS AS
PER CBC 1503.2. ALSO PROVIDE STEPPED FLASHING WHERE THE
SLOPED ROOF ABUTS THE WALL.
6.PROVIDE HIGH RIBBED METAL LATH AT ALL HORIZONTAL STUCCO
SURFACES.
EXISTING LEFT ELEVATION
SCALE 1/4"=1'-0"
PROPOSED REAR ELEVATION
SCALE 1/4"=1'-0"
PROPOSED LEFT ELEVATION
SCALE 1/4"=1'-0"2PLANNING COMMENTSCP06.26.2023
6'-4"3'-3"8'-6"18'-1"8'-1"6'-9"18'-1"3'-3"F.L.
C.L.
T.R.
G.L.
(E) ASPHALT
SHINGLE ROOF
(E) ASPHALT
SHINGLE ROOF
(N) SKYLIGHT
2'X4'
KITCHEN BATHROOM
(N) VAULTED
CEILING
(N) VAULTED
CEILING
C.L.
F.L.
T.R.
G.L.
(N) ASPHALT SHINGLE ROOF MIN. CLASS "C" WITH 2 LAYERS
OF UNDERLAYMENT #15 TO MATCH WITH (E) COLOR
8'-1"18'-1"3'-3"2'-2"4'-7"8'1'-2"16'-11"7'-9"KITCHEN LIVINGBEDROOM 4 CLOSET
(E) ASPHALT SHINGLE ROOF (E) ASPHALT
SHINGLE ROOF
F.L.
C.L.
T.R.
G.L.
F.L.
G.L.
C.L.
C.L.
T.R.
BEDROOM 3
(N) VAULTED CEILING
8'-1"18'-1"3'-3"9"6'8'-1"3'-3"9"2'-10"3'-2"18'-1"F.L.
C.L.
T.R.
G.L.
T.R.
C.L.
F.L.
T.R.
G.L.
T.R.
T.R.
(E) ATTIC
(E) CRAWL SPACE
DEMOLITION
AREA = 8 SQ.FT
DEMOLITION
AREA 7 SQ.FT
DEMOLITION
AREA 3 SQ.FT
FRONT FACADE AREA = 187 SQ.FT = 100%
DEMOLITION AREA= 18 SQ.FT = 9.62%
PROJECT:
DESIGNERS STAMP:
SHEET :SHEET :
SHEET TITLE:
26 Ashler Ave.
Los Gatos,
CA 95030
APN:
410-14-042
07/31/2023
DATE:
BARON CONSTRUCTION
14510 Big Basin Way. # B
Saratoga, CA. 95070
PLAN CHECKCOMMENTSDATENO.BYDESCRIPTIONCHANGES PEREASEMENT1BUILDING COMMENTSCP06.26.2023PORAVI
550 W HACIENDA AVE
CAMPBELL, CA 95008
PORAVI.INFO@GMAIL.COM
CRAWLSPACE VENTING CALCULATIONS:
Required 189 Sq.Ft * 1/150 = 1.26 Sq.Ft * 144 = 181.44 Sq.In = Required
(4) 14" x 4" = 56 Sq.In for each * (4) = 224 Sq.In > 181.44 Sq.In (Okay)
ATTIC VENTILATION CALCULATIONS:
189 Sq.Ft.* 1/150 = 1.26 Sq.Ft. * 144 = 181.44 Sq.In. = Required
(3) 20" x 4" Eye Brow Vent = 80 Sq.In. for each * (3) = 240 SqIn. > 181.44 Sq.In (Okay)
NOTE: CONTRACTOR TO COMPENSATE ADDITIONAL 5 VENTS FOR BOTH
BLOCKED (5 VENTS) CRAWLSPACE VENTILATION & ROOF VENTILATION ON THE
EXISTING HOUSE.
FLOOR PLAN NOTES:
BATHROOMS & KITCHEN:
a.22" MIN SHOWER DOOR CLEARANCE
b.TEMPER GLAZING FOR THE SHOWER DOOR AND SLIDING WINDOWS. CEMENT BOARD SUBSTRATE FOR SHOWER WALLS.
c.LAVATORY FACETS TO HAVE A FLOW RATE OF 1.2 GPM OR LESS AT 60 PSI. ( CALGREEN 4.303.1)
d.WATER CLOSETS TO HAVE A FLOW RATE OF 1.28 GALLONS/FLUSH OR LESS. ( CALGREEN 4.303.1)
e.CEMENT BOARD SUBSTRATE (IE. DUROCK OR WONDERBOARD.ETC) FOR TILE APPLICATION SURROUNDING THE BATH TUB WALLS.
f.KITCHEN FAUCETS TO HAVE A FLOW RATE OF 1.8 GPM OR LESS AT 60 PSI. (CALGREEN 4.303.1)
g.SHOWER COMPARTMENTS AND WALLS ABOVE BATHTUBS WITH INSTALLED SHOWER HEADS SHALL BE FINISHED WITH A
NONABSORBENT SURFACE TO HEIGHT NOT LESS THAN 6 FEET ABOVE THE FLOOR PER CRC R307.2.
h.MULTIPLE SHOWERHEADS: COMBINED FLOW RATE OF ALL SHOWERHEADS AND/OR SHOWER OUTLETS CONTROLLED BY A SINGLE
VALVE SHALL NOT EXCEED 2.0 GPM @ 80PSI OR ONLY ONE SHOWER OUTLET IS TO BE IN OPERATION AT A TIME. (CALGREEN
4.303.1.3.2)
i.FAUCETS (CALGREEN 4.303.1.4)
j.RESIDENTIAL LAVATORY FAUCETS (CALGREEN 4.303.1.5)
ALL HOSE BIBBS INSTALLED SHALL BE PROTECTED BY AN APPROVED NON-REMOVABLE TYPE BACK FLOW PREVENTION DEVICE.
BATHROOMS, WATER CLOSET COMPARTMENTS, LAUNDRY ROOMS, ETC., SHALL BE PROVIDED WITH NATURAL VENTILATION BY
MEANS OF OPENABLE EXTERIOR OPENINGS W/AN AREA OF NOT LESS THAN 1/20 OF THE FLOOR AREA W/MIN. OF 1-1/2 SQ.FT. OR 5
AIR CHANGES PER HOUR.
WALL SURFACE BEHIND CERAMIC TILE OR OTHER FIN. WALL MATERIALS SUBJECT TO WATER SPLASH SHALL BE CONSTRUCTED OF
MATERIALS NOT ADVERSELY AFFECTED BY WATER. (APPROVED WR GYP. BD. INSTALLED ACC. TO C.B.C 4712.)
PRIOR TO BUILDING FINAL INSPECTION AN 'APPLIANCE CERTIFICATE', SIGNED BY THE INSTALLER OR GEN. CONTRACTOR, SHALL BE
POSTED IN A CONSPICUOUS LOCATION.
WINDOW REPLACEMENT REQUIREMENTS:
1)FENESTRATION (WINDOWS) SHALL BE LOW E AND DUAL PANE; AND A MAXIMUM U-FACTOR OF 0.32 AND A MAX. SHGC OF 0.35.
(2016 TITLE 24 ENERGY STANDARDS)
2)EMERGENCY EGRESS WINDOWS (BEDROOM ESCAPE WINDOW) SHALL HAVE A MINIMUM OF 5.0 SQUARE FEET OF CLEAR
OPENING ON GRADE LEVEL FLOOR AND 57 SQUARE FEET ON SUBSEQUENT FLOORS; AND A MINIMUM CLEAR OPENING WIDTH
OF 20 INCHES AND HEIGHT OF 24 INCHES. (CRC 310)
3)GLAZING SHALL BE TEMPERED IF: (CRC R308) LOCATED IN THE WILD-LAND URBAN INTERFACE AREA, LOCATED LESS THAN 60
INCHES MEASURED VERTICALLY, ABOVE WALKING SURFACE OF SHOWER/TUB/STEAM ROOF, ETC., LOCATED IN HAZARDOUS
LOCATIONS AS INDICATED PER CRC R308.4.
4)PROVIDE A FALL PREVENTION DEVICE IF THE OPENING IS LOCATED MORE THAN 72 INCHES ABOVE THE FINISHED GRADE AND
THE LOWEST PART OF CLEAR OPENING IS LESS THAN 24 INCHES ABOVE FINISHED FLOOR. (CRC R312.2)
KITCHEN REMODEL REQUIREMENTS: (2016 CA CODE REQUIREMENTS):
1)KITCHEN DOORS LEADING FROM GARAGE SHALL BE 1-3/8" THICK SOLID WOOD OR HONEY COMB STEEL DOORS OR 20 MINUTE
FIRE-RATED DOORS EQUIPPED WITH SELF CLOSING AND SELF LATCHING DEVICES. (CRC R302.5.1).
2)MINIMUM OF 50% OF TOTAL RATED WATTAGE OF PERMANENTLY INSTALLED LIGHTING SHALL BE HIGH EFFICACY. (TITLE 24 -
BUILDING ENERGY EFFICIENCY STANDARDS 150.0 (K))
3)MINIMUM 30 INCHES CLEARANCE REQUIRED ABOVE KITCHEN RANGE, EXCEPT WHERE 24 INCHES IS ALLOWED PER CODE OR
MANUFACTURER'S SPECIFICATION. (CMC 916.1.2)
4)DOMESTIC DISHWASHING MACHINE SHALL NOT BE DIRECTLY CONNECTED TO A DRAINAGE SYSTEM OR FOOD WASTE
DISPOSER WITHOUT THE USE OF AN APPROVED AIR GAP FITTING ON THE DISCHARGE SIDE OF THE MACHINE. (CPC 807.4)
5)HOUSEHOLD COOKING APPLIANCES SHALL HAVE VERTICAL CLEARANCE ABOVE THE COOKING TOP OF NOT LESS THAN THIRTY
(30) INCHES TO COMBUSTIBLE MATERIAL OR METAL CABINETS.
6)EXHAUST DUCTS SHALL TERMINATE OUTSIDE THE BUILDING AND SHALL BE EQUIPPED WITH A BACK-DRAFT DAMPER PER CMC
SECTION 504.1.
7)ALL RECEPTACLES SHALL BE GFCI PROTECTED AND TAMPER RESISTANT (TR).
8)RECEPTACLES SHALL BE LOCATED SO THAT NO POINT IS MORE THAN 24 INCHES FROM A RECEPTACLE OUTLET MEASURED
HORIZONTALLY ALONG THE WALL.
9)RECEPTACLES SHALL BE LOCATED NO MORE THAN 20 INCHES ABOVE COUNTERTOP.
10)ON THE DISCHARGE SIDE OF THE DISHWASHER PROVIDE A LISTED AIR GAP FITTING. LISTED AIR GAPS SHALL BE INSTALLED
WITH THE FLOOD LEVEL (FL) MARKING AT OR ABOVE THE FLOOD LEVEL OF THE SINK OR DRAIN BOARD WHICHEVER IS
HIGHER PER SECTION 807.4.
PROPOSED FRONT ELEVATION
SCALE 1/4"=1'-0"
EXISTING REAR ELEVATION
SCALE 1/4"=1'-0"
GENERAL REQUIREMENTS:
1)ALL WORK SHALL BE DONE IN ACCORDANCE WITH LOCAL CITY, COUNTY AND STATE STANDARDS, AND SECTIONS OF CBC, CRC, CALIFORNIA
ENERGY CODE, CPC, CEC, IN THE EVENT OF CONFLICT, THE HIGHER STANDARDS AND SPECIFICATIONS SHALL PREVAIL.
2)IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY HORIZONTAL AND VERTICAL LOCATIONS OF ALL EXISTING UTILITIES PRIOR TO
COMMENCING WORK. THE DESIGNER ASSUMES NO RESPONSIBILITY FOR LOCATION OF EXISTING UTILITIES SHOWN OR NOT SHOWN ON PLANS.
3)ELEVATIONS AND DISTANCES SHOWN ON PLANS ARE APPROXIMATE AND MAY VARIES. IT SHALL BE THE CONTRACTOR RESPONSIBILITIES TO
VERIFY SUCH ELEVATIONS AND DISTANCES IN THE FIELD FOR ANY DISCREPANCIES.
4)PRIOR TO COMMENCING WORK, ALL NECESSARY BUILDING, PLUMING, ELECTRICAL PERMITS SHALL BE OBTAINED FROM THE APPROVED AGENCY BY
THE OWNER/CONTRACTOR AT HIS COST.
5)THE CONTRACTOR SHALL COORDINATE ALL WORK WITH OTHER SUBCONTRACTORS, PG&E, PACIFIC BELL AND OTHER PARTICIPANT ENTITIES.
6)FIELD VERIFY ALL WORK AND DIMENSIONS PRIOR TO CONSTRUCTION.
7)USE 2X4 STUDS @ 16" O.C. DF#2. AND AN EXTRA STUD UNDER TRUSS.
8)FINGER JOINTED STUDS IN STRUCTURAL WALLS (BEARING OR SHEAR) SHALL BE APPROVED AND ARE NOT ALLOWED AT HOLDOWN LOCATIONS.
9)ALL SLIDING GLASS DOORS, SHOWER DOORS AND TUB ENCLOSURES SHALL BE TEMPERED GLASS AND LABELED SAFETY GLAZING. ALL
WINDOWS SHALL MEET THE MINIMUM STANDARD A ESTABLISHED BY THE CRC.
10)PROVIDE AN EXHAUST FAN CAPABLE OF PROVIDING 75 CFM TO REST ROOMS.
11)FLASH ALL EXTERIOR OPENINGS W/G.I. OR ALUMINUM ON KRAFT PAPER OR 15# FELT, SO AS TO BE TOTALLY WATER PROOF AS PER CBC 1402.
12)PROVIDE SMOKE DETECTORS AT ALL BEDROOMS & HALLWAYS AS REQUIRED (MIN. 3' FROM AC RETURN/VENTS).
13)NAILING SHALL MEET REQUIREMENTS OF CBC TABLE 2304.9.1. CRC R602.3(1)
EXISTING FRONT ELEVATION
SCALE 1/4"=1'-0"
PROPOSED REAR ELEVATION
SCALE 1/4"=1'-0"
EXISTING RIGHT ELEVATION. NO CHANGE
SCALE 1/4"=1'-0"
CRAWLSPACE VENTING CALCULATIONS:
Required 488 Sq.Ft * 1/150 = 3.26 Sq.Ft * 144 = 469.44 Sq.In = Required
(9) 14" x 4" = 56 Sq.In for each * (9) = 504 Sq.In > 469.44 Sq.In (Okay)
ATTIC VENTILATION CALCULATIONS:
Required 488 Sq.Ft * 1/150 = 3.26 Sq.Ft * 144 = 469.44 Sq.In = Required
(6) 20" x 4" Eye Brow Vent = 80 Sq.In. for each * (6) = 480 SqIn. > 469.44 Sq.In
(Okay)
NOTE: CONTRACTOR TO COMPENSATE ADDITIONAL 5 VENTS FOR BOTH
BLOCKED (5 VENTS) CRAWLSPACE VENTILATION & ROOF VENTILATION ON THE
EXISTING HOUSE.
ARCHITECTURAL
CROSS SECTIONS
A-09
EXISTING LEFT ELEVATION
SCALE 1/4"=1'-0"
PROPOSED LEFT ELEVATION
SCALE 1/4"=1'-0"
NEW EYE BROW
VENT
PER CALCULATION
ELEVATIONS NOTES:
1.STUCCO IS TO BE APPLIED WITH A 3 COAT APPLICATION WHEN APPLIED OVER
METAL LATH OR WIRE LATH PER CRC R703.6.2.
2.PROVIDE WEEP SCREED AT THE BOTTOM OF STUCCO WALLS AT A LOCATION A
MINIMUM OF 4" ABOVE EARTH OR 2" ABOVE PAVED AREAS PER CRC R703.6.2.1.
3.PROVIDE TWO LAYERS OF TYPE "D" UNDERLAYMENT AT STUCCO WALLS
WHERE THE STUCCO IS APPLIED OVER WOOD SHEATHING PER CRC R703.6.3.
4.NO EAVE VENTS ARE ALLOWED WHERE SHEAR TRANSFER IS REQUIRED AT
FRIEZE BLOCK.
5.PROVIDE GALVANIZED STEEL METAL FLASHING AND COUNTER FLASHING AT
ALL ROOF TO WALL AND CHIMNEY INTERSECTIONS AS PER CBC 1503.2. ALSO
PROVIDE STEPPED FLASHING WHERE THE SLOPED ROOF ABUTS THE WALL.
6.PROVIDE HIGH RIBBED METAL LATH AT ALL HORIZONTAL STUCCO SURFACES.
NEW LANDING
MAX AT 2% SLOPE
MAX 1.5" HEIGHT FROM
THRESHOLD
RESIDENTIAL LANDINGS & THRESHOLDS SECTIONS R311.3 & R311.7.6
R311.3 FLOORS AND LANDINGS AT EXTERIOR DOORS.
THERE SHALL BE A LANDING OR FLOOR ON EACH SIDE OF EACH EXTERIOR DOOR. THE WIDTH OF EACH LANDING
SHALL NO BE LESS THAN THE DOOR SERVED. EVERY LANDING SHALL HAVE A MINIMUM DIMENSION OF 36 INCHES
MEASURED IN THE DIRECTION OF TRAVEL. EXTERIOR LANDINGS SHALL BE PERMITTED TO HAVE A SLOPE NOT TO
EXCESS 1/4 UNIT VERTICAL IN 12 UNITS HORIZONTAL (2 PERCENT)
R311.3.1 FLOOR ELEVATIONS AT REQUIRED EGRESS DOORS.
LANDINGS OR FLOORS AT THE REQUIRED EGRESS DOORS SHALL NOT BE MORE THAN 1 1/2 INCHES LOWER THAN
THE TOP OF THE THRESHOLD. EXCEPTION: THE EXTERIOR LANDING OR FLOOR SHALL NOT BE MORE THAN 7 3/4"
INCHES BELOW THE TOP OF THE THRESHOLD PROVIDED THE DOOR DOES NOT SWING OVER THE LANDING OR
FLOOR.
LANDIN
G
LANDIN
GCRAWLSPACE VENTING CALCULATIONS:
Required 488 Sq.Ft * 1/150 = 3.26 Sq.Ft * 144 = 469.44 Sq.In = Required
(9) 14" x 4" = 56 Sq.In for each * (9) = 504 Sq.In > 469.44 Sq.In (Okay)
NOTE: CONTRACTOR TO COMPENSATE ADDITIONAL 5 VENTS FOR BOTH
BLOCKED (5 VENTS) CRAWLSPACE VENTILATION & ROOF VENTILATION ON THE
EXISTING HOUSE.
PROPOSED ROOF PLAN
NOT SACALE
PROPOSED FLOOR PLAN
SCALE 1/4"=1'-0"
ABBREVIATIONS:
- G.L.:GROUND LEVEL
- F.L.:FLOOR LEVEL
- F.F.:FLOOR FINISH
- C.L.:CEILING LEVEL
- T.R.:TOP ROOF
ELEVATIONS NOTES:1.STUCCO IS TO BE APPLIED WITH A 3 COAT APPLICATION WHEN APPLIEDOVER METAL LATH OR WIRE LATH PER CRC R703.6.2.2.PROVIDE WEEP SCREED AT THE BOTTOM OF STUCCO WALLS AT A LOCATIONA MINIMUM OF 4" ABOVE EARTH OR 2" ABOVE PAVED AREAS PER CRCR703.6.2.1.3.PROVIDE TWO LAYERS OF TYPE "D" UNDERLAYMENT AT STUCCO WALLSWHERE THE STUCCO IS APPLIED OVER WOOD SHEATHING PER CRCR703.6.3.4.NO EAVE VENTS ARE ALLOWED WHERE SHEAR TRANSFER IS REQUIRED ATFRIEZE BLOCK.5.PROVIDE GALVANIZED STEEL METAL FLASHING AND COUNTER FLASHING ATALL ROOF TO WALL AND CHIMNEY INTERSECTIONS AS PER CBC 1503.2. ALSOPROVIDE STEPPED FLASHING WHERE THE SLOPED ROOF ABUTS THE WALL.6.PROVIDE HIGH RIBBED METAL LATH AT ALL HORIZONTAL STUCCO SURFACES.CRAWLSPACE VENTING CALCULATIONS:Required 488 Sq.Ft * 1/150 = 3.26 Sq.Ft * 144 = 469.44 Sq.In = Required(9) 14" x 4" = 56 Sq.In for each * (9) = 504 Sq.In > 469.44 Sq.In (Okay)NOTE: CONTRACTOR TO COMPENSATE ADDITIONAL 5 VENTS FOR BOTHBLOCKED (5 VENTS) CRAWLSPACE VENTILATION & ROOF VENTILATION ON THEEXISTING HOUSE.
ELEVATIONS NOTES:
1.STUCCO IS TO BE APPLIED WITH A 3 COAT APPLICATION WHEN
APPLIED OVER METAL LATH OR WIRE LATH PER CRC R703.6.2.
2.PROVIDE WEEP SCREED AT THE BOTTOM OF STUCCO WALLS AT A
LOCATION A MINIMUM OF 4" ABOVE EARTH OR 2" ABOVE PAVED AREAS
PER CRC R703.6.2.1.
3.PROVIDE TWO LAYERS OF TYPE "D" UNDERLAYMENT AT STUCCO
WALLS WHERE THE STUCCO IS APPLIED OVER WOOD SHEATHING PER
CRC R703.6.3.
4.NO EAVE VENTS ARE ALLOWED WHERE SHEAR TRANSFER IS
REQUIRED AT FRIEZE BLOCK.
5.PROVIDE GALVANIZED STEEL METAL FLASHING AND COUNTER
FLASHING AT ALL ROOF TO WALL AND CHIMNEY INTERSECTIONS AS
PER CBC 1503.2. ALSO PROVIDE STEPPED FLASHING WHERE THE
SLOPED ROOF ABUTS THE WALL.
6.PROVIDE HIGH RIBBED METAL LATH AT ALL HORIZONTAL STUCCO
SURFACES.
ATTIC VENTILATION CALCULATIONS: Required 339 Sq.Ft * 1/150 = 2.26 Sq.Ft * 144 = 325.44 Sq.In = Required(5) 20" x 4" Eye Brow Vent = 80 Sq.In. for each * (5) = 400 SqIn. > 325.44 Sq.In(Okay)NOTE: CONTRACTOR TO COMPENSATE ADDITIONAL 5 VENTS FOR BOTHBLOCKED (5 VENTS) CRAWLSPACE VENTILATION & ROOF VENTILATION ON THEEXISTING HOUSE.
WALL LINEAR LENGHT REMOVAL CALCULATION:
TOTAL EXTERIOR WALL LENGTH:375' 1" = 100%
TOTAL EXTERIOR WALL LENGTH TO BE REMOVED:87' 6"= 23.32%
HERS NOTE:
A HERS RATER MUST VERIFY THAT INSTALLED RANGE HOODS ARE
LISTED IN THE HVI CERTIFIED HOME VENTILATING PRODUCTS
DIRECTORY AND HAVE BEEN HVI-CERTIFIED AS MEETING ASHRAE 62.2
VENTILATION AND SOUND REQUIREMENTS. PROVIDE EVIDENCE OF HERS
VERIFICATION TO TOWN BUILDING INSPECTOR, PRIOR TO FINAL
INSPECTION.
KITCHEN HOOD NOTE:
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). ASHRAE 62.2, SECTION 6.4
ELEVATIONS NOTES:
1.STUCCO IS TO BE APPLIED WITH A 3 COAT APPLICATION WHEN
APPLIED OVER METAL LATH OR WIRE LATH PER CRC R703.6.2.
2.PROVIDE WEEP SCREED AT THE BOTTOM OF STUCCO WALLS AT A
LOCATION A MINIMUM OF 4" ABOVE EARTH OR 2" ABOVE PAVED AREAS
PER CRC R703.6.2.1.
3.PROVIDE TWO LAYERS OF TYPE "D" UNDERLAYMENT AT STUCCO
WALLS WHERE THE STUCCO IS APPLIED OVER WOOD SHEATHING PER
CRC R703.6.3.
4.NO EAVE VENTS ARE ALLOWED WHERE SHEAR TRANSFER IS
REQUIRED AT FRIEZE BLOCK.
5.PROVIDE GALVANIZED STEEL METAL FLASHING AND COUNTER
FLASHING AT ALL ROOF TO WALL AND CHIMNEY INTERSECTIONS AS
PER CBC 1503.2. ALSO PROVIDE STEPPED FLASHING WHERE THE
SLOPED ROOF ABUTS THE WALL.
6.PROVIDE HIGH RIBBED METAL LATH AT ALL HORIZONTAL STUCCO
SURFACES.
CROSS SECTION CS-01
SCALE 1/4"=1'-0"
CROSS SECTION CS-02
SCALE 1/4"=1'-0"2PLANNING COMMENTSCP06.26.2023DEMOLITION AREA FRONT ELEVATION
SCALE 1/4"=1'-0"
2
(N) 58" THK. OSB(N) RIDGEBOARD(N) ROOF TO (E) ROOFCONNECTIONN.T.S.(N) ROOFRAFTERE.N.(N) 38" THK.OSB(N) SILL?E.N.SHAPED SHIMBLKGE.N.DEMOLISH(E) EAVE(E)PLYWOODA35 @24"O.C.(N) 2X4 @ 16"O.C.(E)PLYWOOD(E)ROOFRAFTER16d @ 4"O.C.E.N.(N)/(E) 2XBLKGA35 @ 24"O.C.DETAIL"A"CLG JSTSPERPLAN W/4-16dCOMMON NAILS EA.END.PERPLANBWPE.N.B.N.PLYWDSHTH'GPERPLANPERPLANRAFTERSDETAIL"B"2X6 CEILING JOISTS@ 24" O.C. AS PERT2308.10.2RIDGEBDPERPLANPERPLANSIMPSONSLOPEDPLYWDSHTH'GSIMPSONST2115RAFTERSPERPLAN@ 32"o.c.U-HANGER W/16D @ 6"O.C.16d @ 6"o.c.PLYWDSHTH'GPERPLANRAFTERTOE NAILEDPERPLANB.N.2xFLAT2x BLK'G(TYP.)ROOFSHTH'G STRAP W/ CMSTCONT.OPENINGSHEARWALLPANELSPERPLAN.GENERALNOTES ENTIRE LENGTH OFWALL.SHEAR WALLDETAILCALIFORNIA FILLFRAMINGNOTE:1.TYPICAL DOORS - 138" THK. ENTRY DR. 134"THK.2.ALL LIVING SPACE ACCESS DOOR TO HAVESTL. STRIKE PLATES W/ #8X2" SCREWS & 1"THROW DEAD BOLTS.3.ALL DOORS SHALL BE PAINTED W/ ALLEDGES CLEARANCE TO FIT & PAINTED.4.PROPANE LOG LIGHTERS ARE NOTALLOWED.HEADERSCHEDULEAT INTERIOR BEARING WALLS FOR 36 FT BUILDING.0'-0"TO2'-5"2-2X4 HDR.2'-6"TO3'-6"2-2X6 HDR.3'-7"TO4'-5"2-2X8 HDR.4'-6"TO5'-5"2-2X10 HDR.5'-6"TO6'-3"2-2X12 HDR.ADDITIONAL SIZES AND VARIATIONS AVAILABLE ONCBC TABLE 2308.9.6. ALL HEADERS TO BE GRADE DF#2OR BETTER FOR ALL BEARING AND NONBEARINGPARTITIONS.1.UNLESS OTHERWISE SPECIFIED IN THE PLANS, ALL HORIZONTAL LUMBER TO BE DOUGLAS FIR #2OR BETTER ALL VERTICAL LUMBER TO BE STANDARD CONSTRUCTION GRADE OR BETTER, ALLLUMBER SHALL BE LEGIBLY GRADE STAMPED. ALL WOOD IN CONTACT WITH CONCRETE TO BEPRESSURE TREATED DOUGLAS FIR OR FOUNDATION GRADE REDWOOD.2.UNLESS OTHERWISE SPECIFIED IN THE PLANS, HEADERS TO BE PER HEADER SCHEDULE, OR ATLEAST MINIMUM 4"XI2" DF#2 OVER EXTERIOR OPENINGS.3.PLYWOOD ROOF SHEATHING SHALL BE STANDARD GRADE OR STANDARD WITH EXTERIOR GLUE.PLYWOOD SHEATHING AT OVERHANGS OR OTHERWISE EXPOSED TO THE WEATHER SHALL BE CCEXTERIOR APA GRADE OR BETTER. SEE NAILING SCHEDULE FOR PLYWOOD FASTENING. ALLPLYWOOD USED FOR FLOORING TO ALSO BE GLUED TO EACH FLOOR JOIST BELOWCONTINUOUSLY, UNLESS OTHERWISE NOTED, PLYWOOD SHALL BE INSTALLED PERPENDICULARTO THE MEMBER IT COVERS.4.UNLESS OTHERWISE SPECIFIED, ALL WALL FRAMING TO INCLUDE MINIMUM 2"X SOLE PLATE TO2"X STUDS AT 16" O.C. TO DOUBLE 2"X TOP PLATE. LAP TOP PLATE AT 4'-O" O.C. WITH 8-I6d EACHLEG. IF STUD LENGTH EXCEEDS 8', FIREBLOCKING REQUIRED. INSTALL 1"X6" LATERAL, LET-INBRACING, ONE PIECE FOR EVERY 25 LINEAL FT. OF EXTERIOR WALL OR PORTION THEREOF,WHERE THE ANGLE TO THE HORIZ. IS NOT LESS THAN 45 DEGREES. USE SINGLE TRIMMER ANDKINGSTUD UP TO ROUGH OPENINGS OF 6'-l", AND USE DOUBLE TRIMMER FOR OPENINGS FROM6'-2" TO 10'-l", AND ADD DOUBLE KINGSTUD FOR OPENINGS LARGER THAN 10'-1".5.CUTTING AND NOTCHING OF RAFTERS, JOISTS AND BEAMS SHALL BE LIMITED TO THE OUTER 1/3AT EACH END, AND SHALL NOT EXCEED 1/5 OF THE DEPTH OF THE MEMBER UNLESS THE MEMBERHAS BEEN OVERSIZED FOR IT. BORING OF RAFTERS, JOISTS AND BEAMS SHALL BE LIMITED TOTHE MIDDLE 1/2 OF THE MEMBER, AND SHALL NOT EXCEED 1/4 OF DEPTH OF THE MEMBER NORCLOSER THAN 2" FROM THE TOP OR BOTTOM EDGE UNLESS THE MEMBER HAS BEEN OVERSIZEDFOR IT. BORING IN PLATES AND STUDS SHALL BE LIMITED TO 1-1/4" FOR 2"X4" NOT CLOSER THAN\M+2BE22 TO EDGE AND 1-3/4" FOR 2"X6" NOT CLOSER THAN 1" TO EDGE.6.LAP AND FACE NAIL WHERE POSSIBLE ALL JOISTS OVER FULL BEARING OF PARTITION OF ATLEAST 12", WHERE CEILING JOISTS ARE PARALLEL TO ROOF RAFTERS, COLLAR TIES MAY BEOMITTED IF JOISTS PROVIDE TYING OF RAFTERS AT PLATE. OTHERWISE, RAFTERS WILL HAVEMINIMUM 1"X6" COLLAR TIES AT 48" O.C. USE 2"X PURLINS OF THE SAME WIDTH AS THE RAFTERSTHEY SUPPORT WHEREVER POSSIBLE WITH 2"X4" DIAGONAL BRACING NOT LOWER THAN 45DEGREES FROM HORIZ. AT 48" O.C. BLOCK OR BRIDGE RAFTERS AT 10'-0" O.C. AND JOISTS AT 8'-O"O.C. INSTALL DOUBLE JOISTS UNDER ALL PARALLEL PARTITIONS. INSTALL DOUBLE RAFTERSUNDER ALL MECHANICAL HVAC UNITS.7.FLASH AND COUNTERFLASH AT ALL ROOF TO VERTICAL WALL INTERSECTIONS.8.INSTALL CONTINUOUS STUDS IN OUTER WALLS FROM SOLE PLATE AT FLOOR TO A DOUBLE TOPPLATE LOCATED DIRECTLY UNDER AND ATTACHED TO THE BOTTOM CHORD OF THE TRUSS.2X STUDS ASPER PLAN2X STUDS ASPER PLANPOST PERPLANSW/ 2X TRIMMERSSTUDS @ BOTHSIDES PROVIDE16d @ 16" O.C.STITCH NAILINGPROVIDE A34 OR A35 CLIPWHERE 2X TRIMMER STUDSARE NOT USEDPOST INWALL(2) 16d FACENAILDOUBLETOPPLATESDOUBLETOP
PLATES
(2) FACE
NAIL
INTERMEDIATE
CORNE
R
PLATE
CONNECTIONS
WALL
STUDS
DOUBLE2XTOP PLATE(3) 16d @LAPSPLICES(3) 8d TOE-NAILFROM BOTHSIDES2X BLOCKING@ JOISTENDS2X CEILING/FLOORJOISTS12"
LAP
SPLICE
1. ROOFING MATERIALS:TILE ROOFING OVER 30 LB. FELT UNDERLAYMENT OVER 1/2" CDX PLYWOOD SHEATING OR 7/16"OSB. NAILED WITH 8d NAILS AT 6:12.2 ROOF FRAMING:2X6 RAFTERS @ 24" O.C. AND 2X6 JOISTS AT 24" O.C. (2X6 CEILING JOISTS AT 12" O.C. OVERGREAT ROOM)3. PROVIDE 2X6 BLOCKING AT ENDS OF RAFTERS AND AT ALL WALLS.4. USE SIMPSON TC24 CLIPS AT ONE END OF EACH SCISSORS TRUSS OF SLOPED RAFTER TOALLOW FOR LATERAL DISPLACEMENT.5. PROVIDE MIN. 22"X30" ATTIC ACCESS. PROVIDE ONE ACCESS WITHIN 25'-0" OF ALL ACCESSIBLEATTIC AREAS OR HATCHES WITHIN 50'-0" OF EACH ACCESS HATCH.6. ATTIC ACCESS HATCHES SHALL BE WEATHERSTRIPPED.7. PROVIDE INSULATION EQUAL TO THAT INSTALLED IN THE ATTIC SPACE ON THE BACK SIDE OFACCESS HATCH(ES).8. PROVIDE 2X6 OUTRIGGERS OR OUTLOOKERS AT 24" O.C.. AT LATERAL VALLEYS FROM DOUBLE2X6 RAFTER TO SLEEPER AT RIDE FRAMED MEMBERS.9. PROVIDE FULL HEIGHT, CONTINUOUS STUDS TO BOTTOM CHORD OF RAFTERS AT ALL BEARINGWALLS. (PONY WALLS FRAMING AT RAISED FLOORING OVER SLAB)10. PROVIDE 2X4 CONTINUOUS LATERAL BRACING AT 10'-0" O.C.. COMPLY WITH ALL SPECIALBRACING REQUIREMENTS AS SPECIFIED IN THE TRUSS MANUFACTURERS CALCULATIONS ANDDRAWINGS.11. LUMBER GRADE: PROVIDE DF#2 OR BETTER.13. PLYWOOD SHEATHING SHALL RUN UNDERNEATH ALL FILL FRAMED AREAS.14. PROVIDE MIN. 22"X30" ACCESS TO ATTIC AREAS WITHIN THE FILL FRAMED AREAS.15. PROVIDE SHAPED BLOCKS WHEN FLAT NAILING SURFACE IS NOT PROVIDED.17. SHEAR WALLS SHALL EXTEND TO THE ROOF SHEATHING.18. PROVIDE BLOCKING BETWEEN RAFTERS AT THE BEARING POINTS WHERE THE TOP AND BOTTOMCHORDS DO NOT MEET.20. PROVIDE DIRECT STUD BEARING BELOW EACH RAFTER WITH A REACTION LOAD GREATER THAN1200 LBS.21. FIRE BLOCKING AND DRAFT STOPS SHALL BE INSTALLED AS PER CBC SEC 708.a) AT ALL INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES SUCH ASOCCUR IN SOFFITS, DROP CEILING AND COVE CEILING.b) IN OPENINGS AROUND VENTS, PIPES, DUCTS, CHIMNEYS, FIREPLACES, AND SIMILAR OPENINGSWHICH ALLOW PASSAGE FOR FIRE AT CEILING AND FLOOR LEVELS WITH NON-COMBUSTIBLEMATERIALS.c) SEAL ALL DUCT AND PIPE PENETRATION THROUGH THE GARAGE FIRE WALL WITH AN APPROVEDNON-COMBUSTABLE MATERIAL.APPLIES TO TWO STORY STRUCTURES ONLY:d) IN CONCEALED SPACES IN STUD WALLS AND PARTITIONS AT THE CEILING AND FLOOR LEVELS ANDTHE 10 FT INTERVALS BOTH HORIZONTAL AND VERTICAL.e) IN CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF THE RUN OFTHE STAIRS IF THE WALLS UNDER THE STAIRS ARE UNFINISHED.22. PROVIDE 1/8" GAP AT ALL PANEL EDGES.23. RAFTERS SHALL BE CONNECTED TO THE TOP PLATE W/ SIMPSON H-1 OR H-2.5 RAFTERCONNECTORS OR AS PER DETAILED. INSTALL SIMPSON H-1 OR H-2.5 CLIPS @ ALL INTERIOR BEARINGWALLS.24. PROVIDE SOLID BLOCKING AT TRUSS BEARING POINTS. BLOCKING IS REQUIRED AT THE TOP ANDBOTTOM CHORDS OF CHOPPED TRUSSES. OR AT INTERIOR BEARING POINTS, CROSS BEARING ISREQUIRED AT BOTH ENDS AND AT 20' INTERVALS.FRAMINGNOTESBEAM PERPLANTOPPLATESPROVIDE ST6224 STRAP @DISCONTINUE TOP PLATETURNED DOUBLE STUD W/16d @ 16" O.C. OR POSTPER PLANS WHENSPECIFIEDTRIMMED STUD W/ (4) 16d(BOTH SIDES) TO BEAMSEE FOUNDATION PLAN FORANCHOR BOLT SPACING3 STUD MIN.PERCORNERTYPICAL ANCHOR BOLTPLACEMENT @ MAX. 12"FROM ENDS ANDSPLICESBEAMPOCKETCORNER DETAIL#1SEE FOUNDATIONPLANFOR ANCHOR BOLT SPACINGTYPICAL ANCHOR BOLTPLACEMENT @ MAX. 12"FROM ENDS ANDSPLICESCORNER DETAIL#2
HTT16 5/8" 18-16d 1 3/4"
12"
3-16d @ 16"
(N) 2x LEDGER
W/
(N) 2X8 FLR JSTS AT 16"
O.C.
(E) FLR JSTS PER
PLAN
B.N
.
EMB. FTG MIN. 18"
INTO NATURAL
SOIL
5/8" DIA. ANCHOR BOLT @ PIERS w/ MIN. 7"
EMBED. @ 4'0" and 12" FROM EA. END
PROVIDE 3"X3"X.229 WASHER.
CONC. FOOTING W/ 1-#4
T.&B.2 BOLT # 1
TOP
HD6A 7/8" 2- 7/8" 1 3/4"
24"
HOLD DOWN ANCHOR DIA. STUD BOLTS EDGE DISTANCE
PHD2/HD2A 5/8" 2- 5/8" 1 3/4"
12"PHD5/HD5A 5/8" 2- 3/4" 1 3/4"
16"
2x4 PRESSURE TREATED DOUGLAS
FIR
SIMPSON SSTB ANCHOR BOLT
PERTABLE W/ SIMPSON CNW
COUPLER
16d PER SHEARWALL
SCHEDULEA35 PER
SHEARWALL
HTT22 5/8" 32-16d 1 3/4"
24"
HD8A 7/8" 3- 7/8" 1 3/4"
24"
BWP HDA HOLDOWN
(E) FOOTING DETAIL
FOOTING HOLDOWN
DETAIL
ANCHO
R
ALL-THREAD
PER
PLAN
SIMPSON
HDA
PER
PLAN
BW
P
DBL STUD OR 4x
POSTINTERIOR
FINISH
BW
PPER
PLANS
E
N
B
N
E
N
SCHEDUL
E
PER
PLAN
FLOOR
SHEATHING
2x FLOOR JOISTS PER
PLAN
(E) CONC.
FOOTING
PER
PLAN
FLR
SHTH'G
EXIST'
G
NE
W
E
N
(N) FOOTING
DETAIL
MAIN BEAM PERPLANST2215 STRAP@ OUTERCORNER
8" Min 8" Min
POST SIZE PERPLAN W/BCCAP TO MAINBEAMCORNERPOSTSECONDARYBEAMPER PLANHUC HANGER(CONCEALEDFLANGE
E
N
CONVENTIONAL CONSTRUCTIONBRACED WALL DETAILSEDGE NAIL 8d COMMON@ 6" O.C., (IF 12" PLYWD. IS USED,10d NAILS IS RECOMMENDED)SOLID BLOCKING AND EDGE NAIL ALLEDGES IF HIRIZ. SEAM OCCURS (APPLIESTO ALL BRACEDPANELS AND ALTERNATEBRACED PANELS)FIELD NAIL 8d COMMON @ 12"O.C.MINIMUM 38" STRUCTURAL WOODPANEL SEATHINGANCHOR BOLTS W/ WASHER PLATES(SEE FOUNDATION DETAIL)SUPPORT ON FOUNDATIO PER SEC.1806, OR FLOOR W/ 3-NAILS PER EA.16" TO DBL JOIST BELOWNOTE:SIMMILAR SEATHING AND NAILING ALLEXTERIOR WALLS WHEN BRACED WALLPANELS ARE NOT SPECIFIED.TOTAL LENGTH OF PANELS IN EA. 25' OFBRACED WALL LINE MUST ADD UP TO12'-0" FOR 1 STORY OR 21'-4 FOR 1STSTORY OF 2-STORY PER TABLE 1208.12.4U.O.N.(DBL SIDDED COUNT FOR TWICE THELENGTH)2X4 DF#2 STUDS @ 16"O.C.10'-0" MAX.*4'-0" MIN.*FOR 10' HIGH WALL,MIN. LENGTH = 5'-0"(TABLE 1208.12.4,REQUIRES BRACEDPANELS TO BE 2:1MAX VERT TO HORIZ.)TYPICAL BRACED PANEL (TYPE 3 - WOOD STRUCTURALSHEATHING)EDGE NAIL 8d COMMON@ 6" O.C., (IF 12" PLYWD. IS USED,10d NAILS IR RECOMMENDED)FIELD NAIL 8d COMMON @ 12"O.C.MINIMUM 38" STRUCTURALWOOD PANEL SHEATHING(BOTH SIDES OF WALL FOR 2- STORY)2 ANCHOR BOLTS FOR 1-STORY @ 14 POINTS, 3ANCHOR BOLTS FOR 2-STORY @ 14 POINTS, (SEE DETAILS)DOUBLE STUDS MIN.AT HOLDOWN.VERIFY W/ MFR.PROVIDE HOLDOWN AT EACH END OF PANEL,1,800 # MIN. UPLIFTCAPACITY FOR 1-STORY,OR 3,000 # FOR 2-STORY(SEE NOTES AND FLOORPLAN)VERIFY HOLDOW TYPE AND LOCATION ON FOUNDATIONPLAN. (OTHERWHIZE USE PHD5 W/SSTB A.B. W/ 7" MIN. EMBEDMENT)ALTERNATE BRACEDWALL PANEL AS PER SEC2308.9.3.2 TIPICALLYUSED ADJACENT TODOOR OR WINDOWPROVIDE HOLDOWNAT EACH END OFPANEL, 1,800 # MIN.UPLIFT CAPACITYFOR 1-STORY, OR3,000 # FOR 2-STORY (SEE NOTESAND FLOOR PLAN)10'-0" MAX.2'-8" MIN.UP TO 3'-11"ALTERNATIVE BRACEDPANELTYPICAL HOLDOWNDEVICEDETAIL"C"
ROOFING
MATERIAL
SHEATHING
SEE
STRUCTURAL
NAILING SEE
S-5
2X10 RAFTERS
@ 16" O.C.
SEE S-4
3-16d @ 16"
HTT16 5/8" 18-16d 1 3/4"
12"
(E) FLR JSTS PER
PLAN (N) 2X8 FLR JSTS AT 16"
O.C.
(N) 2x LEDGER
W/
EMB. FTG MIN. 12"
INTO NATURAL
SOIL
B.N
.
HD6A 7/8" 2- 7/8" 1 3/4"
24"
8" THICK
CONC. FOOTING W/ #4
T.&B.
5/8" DIA. ANCHOR BOLT @ PIERS w/ MIN. 7"
EMBED. @ 4'0" and 12" FROM EA. END
PROVIDE 3"X3"X.229 WASHER.
PHD5/HD5A 5/8" 2- 3/4" 1 3/4"
16"
PHD2/HD2A 5/8" 2- 5/8" 1 3/4"
12"
HOLD DOWN ANCHOR DIA. STUD BOLTS EDGE DISTANCE
A35 PER
SHEARWALL
16d PER SHEARWALL
SCHEDULE
TABLE W/ SIMPSON CNW
COUPLER
SIMPSON SSTB ANCHOR BOLT
PER
2x4 PRESSURE TREATED DOUGLAS
FIR
HD8A 7/8" 3- 7/8" 1 3/4"
24"
HTT22 5/8" 32-16d 1 3/4"
24"
FOOTING HOLDOWN
DETAIL
(E) FOOTING DETAIL
BWP HDA HOLDOWN
PER
PLAN
ALL-THREAD
ANCHO
R
BW
PPER
PLANSIMPSON
HDA
DBL STUD OR 4x
POST
PER
PLANS
BW
P
INTERIOR
FINISH
B
NE
N
E
N
SCHEDUL
E
FLOOR
SHEATHINGPER
PLAN
2x FLOOR JOISTS PER
PLAN
(E) CONC.
FOOTING
FLR
SHTH'GPER
PLAN
EXIST'
G
NE
W
E
N
(N) FOOTING
DETAIL
E
N
8" Min
8" Min
5" THINK CONC.. FLOATING
SLAB
W/ #4 BARS @ 12" O.C. EA WAY
NO EAVE
VENTS2X EXTERIOR GRADE
T.&G. STARTER
BOARDEXPOSED RAFTER
TAILS
4X6 MINIMUM SIZE
METAL DRIP
EDGE
FASCIA WHER
USED
3X6 MINIMUMEXTERIOR SIDDING
OUTSIDE OF THE 5'
MINIMUM DISTACE
8" Min
8" Min
8" Min
8" Min
Match Existing
Elev.
2x4 D.F Std & Btr. Studs @ 16"
O.C.
5/8" TYPE "X" GYPSUM
WALLBOARD
5/8" TYPE "X" GYPSUM
WALLBOARD
BRICK
SIDING
8" Min
2%
5%
8" Min
ATTI
C
(N) R-30 Roof Insulation
8" Min
2%
2x4 connector
2sds
screws
5%
5%
5%
(E) ROOF COVER
MIN CLASS "C"
SHINGLES
8" Min
5%
5%
5%
2%
(N) 40 year ac shingles Class
C
(MATCH WITH EXISTING)8" MinNEW ROOF COVERING SHALL BE CLASS A
ICC APPROVAL REPORT FOR ROOFING
MATERIAL
TO BE PROVIDED BY THE CONTRACTOR TO CITY
BEFORE INSTALLATION
8" Min
8" Min
8" Min2%
5%
5%
8" Min
8" Min
CONTINUOUS
SOFFIT
VENT
2x4 D.F. Std & Btr.
Studs @ 16" O.C.
1" AIR GAP
MIN.
CONTINUOUS
RIDGE
VENT
5%
5%
5%5%
2%
5%
5%
ROOF SLOPE
AS INDICATED
ON
SITE PLAN
JACQUELIN
E
2%
5%
LENOLT
STREET
WASHINGTO
N
8" Min5%
FARLE
Y
MAU
D
5%
KIL
O
KINGSFOR
D
5%5%
CORTE
LIBRE
5%
2%
5%
5%
HUMBOLDT
5%
5%
6
12
R-19 Floor Insulation
R-15 Wall Insulation
Flooring
R-30 Ceiling Insulation
2x4 D.F. Std & Btr. Fire Block
2x4 D.F. Std & Btr. Plate
1/2" Sheetrock
5/8" CDX Plywood Shear
Sub-Siding
5/8" CDX Plywood Roof Sheathing
O.S.B Acceptable
1x8 Fascia
2x4 D.F. Std & Btr. Studs @ 16" O.C.
2x6 D.F. P.T. Mudsill
Roof Rafters
R-11 Insulation
Ceiling Joists
2x8 D.F. Std & Btr.
Floor Joists @ 16" O.C
See Structural
See Foundation details
Moisture Barrier
Crawl Space
18" Min.
Grade
Foundation Vent @ 8'
Fascia Gutter
Grade
1/2" SheetrockMATCH
EXISTING
(N) ASPHALT SHINGLE ROOF MIN. CLASS
"C" WITH 2 LAYERS OF UNDERLAYMENT
#15 TO MATCH WITH (E) COLOR
ASHLER
2"x18" Fish Eye Vent
Evenly Spread
(N) EXTERIOR
STUCCO FINISH
TO MATCH WITH
(E) COLOR
BAKER RD
PROJECT:
DESIGNERS STAMP:
SHEET :SHEET :
SHEET TITLE:
26 Ashler Ave.
Los Gatos,
CA 95030
APN:
410-14-042
07/31/2023
DATE:
A-10
EXISTING RIGHT
ELEVATION
6 1/16
ELECTRICAL FLOOR PLAN SCALE 1/4"=1'-0"
ARCHITECTURAL
FLOOR PLAN
NOTES
WINDOW REPLACEMENT REQUIREMENTS:
1)FENESTRATION (WINDOWS) SHALL BE LOW E AND DUAL PANE; AND A MAXIMUM U-FACTOR OF 0.32 AND A MAX. SHGC OF 0.25. (2019
TITLE 24 ENERGY STANDARDS)
2)EMERGENCY EGRESS WINDOWS (BEDROOM ESCAPE WINDOW) SHALL HAVE A MINIMUM OF 5.0 SQUARE FEET OF CLEAR OPENING
ON GRADE LEVEL FLOOR AND 57 SQUARE FEET ON SUBSEQUENT FLOORS; AND A MINIMUM CLEAR OPENING WIDTH OF 20 INCHES
AND HEIGHT OF 24 INCHES. (CRC 310)
3)GLAZING SHALL BE TEMPERED IF: (CRC R308) LOCATED IN THE WILD-LAND URBAN INTERFACE AREA, LOCATED LESS THAN 60
INCHES MEASURED VERTICALLY, ABOVE WALKING SURFACE OF SHOWER/TUB/STEAM ROOF, ETC., LOCATED IN HAZARDOUS
LOCATIONS AS INDICATED PER CRC R308.4.
4)PROVIDE A FALL PREVENTION DEVICE IF THE OPENING IS LOCATED MORE THAN 72 INCHES ABOVE THE FINISHED GRADE AND THE
LOWEST PART OF CLEAR OPENING IS LESS THAN 24 INCHES ABOVE FINISHED FLOOR. (CRC R312.2)
MATERIAL CONSERVATION AND RESOURCE:
4.406.1 RODENT PROOFING. ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS OR OTHER OPENINGS IN SOLE/BOTTOM
PLATES AT EXTERIOR WALLS SHALL BE PROTECTED AGAINST THE PASSAGE OF RODENTS BY CLOSING SUCH OPENINGS WITH
CEMENT MORTAR, CONCRETE MASONRY OR A SIMILAR METHOD ACCEPTABLE TO THE ENFORCING AGENCY.
4.408.1 RECYCLE AND/OR SALVAGE FOR REUSE OF A MINIMUM OF 65 PERCENT OF THE NONHAZARDOUS CONSTRUCTION AND
DEMOLITION WASTE IN ACCORDANCE WITH EITHER SECTION 4.408.2, 4.408.3 OR 4.408.4. OR MEET A MORE STRINGENT LOCAL
CONSTRUCTION AND DEMOLITION WASTE MANAGEMENT ORDINANCE. CGBSC SECTION 4.408.1
4.410.1 OPERATION AND MAINTENANCE MANUAL. AN OPERATION AND MAINTENANCE MANUAL SHALL BE PROVIDED TO THE BUILDING
OCCUPANT OR OWNER.
ENVIRONMENTAL QUALITY:
4.503.1 FIREPLACE. ANY INSTALLED GAS FIREPLACE SHALL BE A DIRECT-VENT SEALED-COMBUSTION TYPE. ANY INSTALLED
WOODSTOVE OR PELLET STOVE SHALL COMPLY WITH U.S. EPA NEW SOURCE PERFORMANCE STANDARDS (NSPS) EMISSION
LIMITS WHERE APPLICABLE.
WOODSTOVES, PELLET STOVES AND FIREPLACES SHALL ALSO COMPLY WITH APPLICABLE LOCAL ORDINANCES.
4.504.2.1 ADHESIVES, SEALANTS AND CAULKS. ADHESIVES, SEALANTS AND CAULKS SHALL BE COMPLIANT WITH VOC AND OTHER
TOXIC COMPOUND LIMITS.
4.504.2.2 PAINTS AND COATINGS. PAINTS, STAINS. PAINTS, STAINS AND OTHER COATINGS SHALL BE COMPLIANT WITH VOC LIMITS.
4.504.2.3 AEROSOL PAINTS AND COATINGS. AEROSOL PAINTS AND COATINGS SHALL BE COMPLIANT WITH PRODUCT WEIGHTED MIR
LIMITS FOR ROC AND OTHER TOXIC COMPOUNDS.
4.504.2.4 VERIFICATION. DOCUMENTATION SHALL BE PROVIDED TO VERIFY THAT COMPLIANT VOC LIMIT FINISH MATERIALS HAVE BEEN
USED.
4.504.3 CARPET SYSTEMS. ALL CARPET SHALL MEET THE TESTING AND PROJECT REQUIREMENTS PER SEC 4.504.3 ALL CARPET
CUSHION INSTALLED IN THE BUILDING INTERIOR SHALL MEET THE REQUIREMENTS OF THE CARPET AND RUG INSTITUTE'S
GREEN LABEL PROGRAM. ALL CARPET ADHESIVE SHALL MEET THE REQUIREMENTS OF TABLE 4.504.1.
4.504.4 RESILIENT FLOORING SYSTEMS. AT LEAST 80% OF FLOOR AREA RECEIVING RESILIENT FLOORING SHALL COMPLY WITH THE
REQUIREMENTS PER SEC. 4.504.4.
4.504.5 COMPOSITE WOOD PRODUCTS. HARDWOOD PLYWOOD, PARTICLEBOARD AND MEDIUM DENSITY FIBERBOARD (MDF) USED ON
INTERIOR OR EXTERIOR OF THE BUILDING SHALL COMPLY WITH FORMALDEHYDE EMISSION LIMITS PER TABLE 4.504.5.
4.505.2 CONCRETE SLAB FOUNDATIONS. VAPOR RETARDER AND CAPILLARY BREAK IS INSTALLED AT SLAB-ON-GRADE FOUNDATIONS.
4.503.3 MOISTURE CONTENT OF BUILDING MATERIALS. MOISTURE CONTENT OF BUILDING MATERIALS USED IN WALL AND FLOOR
FRAMING SHALL NOT TO EXCEED 19% BEFORE ENCLOSURE. INSULATION PRODUCTS WHICH ARE VISIBLY WET OR HAVE A HIGH
MOISTURE CONTENT SHALL BE REPLACED OR ALLOWED TO DRY PRIOR TO ENCLOSURE.
4.506 INDOOR AIR QUALITY AND EXHAUST. BATHROOM EXHAUST FANS SHALL BE ENERGY STAR DUCTED TO OUTSIDE. UNLESS
FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, BATHROOM EXHAUST FANS MUST BE CONTROLLED
BY A HUMIDISTAT BETWEEN A RELATIVE HUMIDITY RANGE OF 50-80.
4.507.2 HEATING AND AIR-CONDITIONING SYSTEM DESIGN. DUCT SYSTEMS ARE SIZED, DESIGNED AND EQUIPMENT IS SELECTED USING
THE FOLLOWING METHODS:
1. ESTABLISH HEAT LOSS AND HEAT GAIN VALUES ACCORDING TO ANSI/ACCA 2 MANUAL J-2011 OR EQUIVALENT.
2. SIZE DUCT SYSTEMS ACCORDING TO ANSI/ACCA 1 MANUAL D-2014 OR EQUIVALENT.
3. SELECT HEATING AND COOLING EQUIPMENT ACCORDING TO ANSI/ACCA 3 MANUAL S-2014 OR EQUIVALENT.
INSTALLER AND SPECIAL INSPECTOR QUALIFICATIONS:
702.1 INSTALLER TRAINING. HVAC SYSTEM INSTALLERS ARE TRAINED AND CERTIFIED IN THE PROPER INSTALLATION OF HVAC
SYSTEMS.
702.2 SPECIAL INSPECTION. SPECIAL INSPECTORS EMPLOYED BY THE ENFORCING AGENCY MUST BE QUALIFIED AND ABLE TO
DEMONSTRATE COMPETENCE IN THE DISCIPLINE THEY ARE INSPECTING.
703.1 DOCUMENTATION. VERIFICATION OF COMPLIANCE WITH THIS CODE MAY INCLUDE CONSTRUCTION DOCUMENTS, PLANS,
SPECIFICATIONS BUILDER OR INSTALLER CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO THE
ENFORCING AGENCY WHICH SHOW SUBSTANTIAL CONFORMANCE.
RESIDENTIAL LANDINGS & THRESHOLDS SECTIONS R311.3 & R311.7.6
R311.3 FLOORS AND LANDINGS AT EXTERIOR DOORS.
THERE SHALL BE A LANDING OR FLOOR ON EACH SIDE OF EACH EXTERIOR DOOR. THE WIDTH OF EACH LANDING SHALL NO BE
LESS THAN THE DOOR SERVED. EVERY LANDING SHALL HAVE A MINIMUM DIMENSION OF 36 INCHES MEASURED IN THE DIRECTION
OF TRAVEL. EXTERIOR LANDINGS SHALL BE PERMITTED TO HAVE A SLOPE NOT TO EXCESS 1/4 UNIT VERTICAL IN 12 UNITS
HORIZONTAL (2 PERCENT)
R311.3.1 FLOOR ELEVATIONS AT REQUIRED EGRESS DOORS.
LANDINGS OR FLOORS AT THE REQUIRED EGRESS DOORS SHALL NOT BE MORE THAN 1 1/2 INCHES LOWER THAN THE TOP OF
THE THRESHOLD. EXCEPTION: THE EXTERIOR LANDING OR FLOOR SHALL NOT BE MORE THAN 7 3/4" INCHES BELOW THE TOP OF
THE THRESHOLD PROVIDED THE DOOR DOES NOT SWING OVER THE LANDING OR FLOOR.
CRAWLSPACE VENTING CALCULATIONS:
Required 581 Sq.Ft * 1/150 = 3.88 Sq.Ft * 144 = 558.72 Sq.In =
Required
(10) 14" x 4" = 56 Sq.In for each * (10) = 560 Sq.In > 558.72 Sq.In
(Okay)
ATTIC VENTILATION CALCULATIONS:
581 Sq.Ft.* 1/150 = 3.88 Sq.Ft. *144 = 558.72 Sq.In. = Required
(5) 16" x 4" under eave = 64 Sq.In for each * (5) = 320 Sq.In
(3) 20" x 4" Eye Brow Vent = 80 Sq.In. for each * (3) = 240 SqIn.
Total = 320 + 240 =560 >558.72 Sq.In. (Okay)
NOTE: CONTRACTOR TO COMPENSATE ADDITIONAL (MIN. 5) VENTS
FOR BOTH BLOCKED CRAWLSPACE VENTILATION & ROOF VENTILATION
ON THE EXISTING HOUSE.
BARON CONSTRUCTION
14510 Big Basin Way. # B
Saratoga, CA. 95070
2016 GENERAL ELECTRICAL REQUIREMENTS:
1)PROVIDE ARC-FAULT CIRCUIT INTERRUPTER AT ALL BRANCH CIRCUITS THAT SUPPL 125 VOLT,
SINGLE-PHASE, 15 AND 20 AMPERE RECEPTACLE OUTLETS INSTALLED INDWELLING UNIT
FAMILY ROOMS, DINING ROOMS, LIVING ROOMS, PARLOS, LIBRARIES, DENS, BEDROOMS,
SUNROOMS, RECREATION ROOMS, CLOSETS, HALLWAYS, KITCHENS, LAUNDRY OR SIMILAR
ROOMS OR AREAS.
2)ALL 125-VOLT, 15-AN 20-AMPERE RECEPTACLE OUTLETS SHALL BE LISTED TAMPER RESISTANT
RECEPTACLES (CEC 406.12)
3)PROVIDE AT LEAST ONE WEATHER-RESISTANT TYPE RECEPTACLE IN A WEATHERPROOF
ENCLOSURE AT THE FRONT AND BACK OF THE DWELLING. (CEC 210.52 (E)(1) & 406.8(B)(1))
4)ALL 125-VOLT, SINGLE-PHASE, 15- AND 20-AMPERE RECEPTACLES INSTALLED IN THE
FOLLOWING LOCATIONS SHALL HAVE GROUND-FAULT CIRCUIT INTERRUPTER PROTECTION
FOR PERSONNEL (CEC 210.8):
A)BATHROOM, GARAGES, OUTDOORS, CRAWL SPACES, UNFINISHED BASEMENTS
B)KITCHEN COUNTERTOP SURFACES
C)LAUNDRY, UTILITY, AND WET BAR SINKS (WITHIN 6 FEET OF THE EDGE OF SINK)
D)BOATHOUSES.
FLOOR PLAN NOTES:
- ALL WINDOWS SHALL BE DUAL PANE UNLESS OTHERWISE NOTED. AND SAFETY GLASS (TEMPERED GLASS) TO BE PROVIDED
FOR DOORS AND WINDOWS ADJACENT TO OPENINGS. ALL WINDOWS IN BATHS, AND IN WINDOWS WHERE EXPOSED BOTTOM
EDGE OF GLAZING IS LESS THAN 18" ABOVE FLOOR.
- CONTRACTOR TO PROVIDE CERTIFICATE OF COMPLIANCE FOR INSULATION FOR R-15 WALL, R-30 ATTIC OR BETTER.
- WATER METER MUST BE INSTALLED PRIOR TO FINAL INSPECTION AND MUST NOT BE LOCATED IN DRIVE OR APPROACH WHERE
REQUIRED.
- ALL WEATHER STRIPPING, CAULKING, AND SEALING OF EXTERIOR DOORS, WINDOWS AND BLDG. ENVELOPE OPENINGS, AS
REQUIRED BY THE C.R.C. SHALL BE SUBJECT TO FIELD INSPECTION.
- ALL MANUFACTURED DOORS AND WINDOWS SHALL BE CERTIFIED AND LABELED.
- NAILING SPECIFIED WITHIN THE STRUCTURE CALCULATIONS AND DETAIL SHALL BE DONE USING COMMON NAILS. PROVIDE I.C.C
APPROVAL PRIOR TO THE INSTALLATION OF AN ALTERNATE FASTENER.
- PIPING IN UNCONDITIONED SPACE LEADING TO AND FROM WATER HEATERS SHALL BE INSULATED WITH AN INSTALLED THERMAL
RESISTANCE OF R-3 OR GREATER FOR FIVE FEET OF PIPE CLOSEST TO THE WATER HEATER, OR WHATEVER SHORTER LENGTH IS
IN UNCONDITIONED SPACES.
- FOR KITCHEN, A CLEAR PASSAGEWAY OF NOT LESS THAN 3-FEET BETWEEN THE COUNTER FRONTS AND APPLIANCE OR
COUNTER FRONTS AND WALLS. CBC 1208.1
BATHROOMS & KITCHEN:
a.22" MIN SHOWER DOOR CLEARANCE
b.TEMPER GLAZING FOR THE SHOWER DOOR AND SLIDING WINDOWS. CEMENT BOARD SUBSTRATE FOR SHOWER WALLS.
c.LAVATORY FACETS TO HAVE A FLOW RATE OF 1.2 GPM OR LESS AT 60 PSI. ( CALGREEN 4.303.1)
d.WATER CLOSETS TO HAVE A FLOW THAT NOT EXCEEDS 1.28 GPF. TANK- TYPE WATER CLOSET SHALL BE CERTIFIED TO THE
PERFORMANCE CRITERIA OF THE U.S. EPA WATERSENSE SPECIFICATION FOR TANK-TYPE TOILETS. ( CALGREEN 4.303.1)
e.THE EFFECTIVE FLUSH VOLUME OF URINALS SHALL NOT EXCEED 0.5 GPF
f.CEMENT BOARD SUBSTRATE (IE. DUROCK OR WONDERBOARD.ETC) FOR TILE APPLICATION SURROUNDING THE BATH TUB
WALLS.
g.KITCHEN FAUCETS TO HAVE A FLOW RATE OF 1.8 GPM OR LESS AT 60 PSI. (CALGREEN 4.303.1)
h.SHOWER COMPARTMENTS AND WALLS ABOVE BATHTUBS WITH INSTALLED SHOWER HEADS SHALL BE FINISHED WITH A
NONABSORBENT SURFACE TO HEIGHT NOT LESS THAN 6 FEET ABOVE THE FLOOR PER CRC R307.2.
i.SINGLE SHOWERHEAD: SHOWERHEADS SHALL HAVE A MAX. FLOW RATE OF NOT MORE THAN 1.8 GPM AT 80 PSI. SHOWER
HEADS SHALL BE CERTIFIED TO THE PERFORMANCE CRITERIA OF THE U.S. EPA WATER SENSE SPECIFICATION FOR
SHOWERHEADS.
j.MULTIPLE SHOWERHEADS: COMBINED FLOW RATE OF ALL SHOWERHEADS AND/OR SHOWER OUTLETS CONTROLLED BY A
SINGLE VALVE SHALL NOT EXCEED 1.8 GPM @ 80PSI OR ONLY ONE SHOWER OUTLET IS TO BE IN OPERATION AT A TIME.
(CALGREEN 4.303.1.3.2)
k.RESIDENTIAL LAVATORY FAUCETS. THE MAX FLOW RATE OF RESIDENTIAL LAVATORY FAUCETS SHALL NOT EXCEED 1.2 GPM AT
60 PSI. THE MIN. FLOW RATE OF RESIDENTIAL LAVATORY FAUCETS SHALL NOT BE LESS THAN 0.8 GPM AT 20 PSI. (CALGREEN
4.303.1.4.1)
l.LAVATORY FAUCETS IN COMMON AND PUBLIC USE AREAS. THE MAX FLOW RATE OF LAVATORY FAUCETS INSTALLED IN
COMMON AND PUBLIC USE AREAS (OUTSIDE OF DWELLINGS OR SLEEPING UNITS) IN RESIDENTIAL BULDINGS SHALL NOT
EXCEED 0.5 GPM AT 60 PSI.
m.METERING FAUCETS. METERING FAUCETS WHEN INSTALLED IN RESIDENTIAL BUILDINGS SHALL NOT DELIVER MORE THAN 0.25
GALLONS PER CYCLE.
n.IRRIGATION CONTROLLERS. AUTOMATIC IRRIGATION CONTROLLERS INSTALLED AT THE TIME OF FINAL INSPECTION SHALL BE
WEATHER OR SOIL MOISTURE-BASED.
- ALL HOSE BIBBS INSTALLED SHALL BE PROTECTED BY AN APPROVED NON-REMOVABLE TYPE BACK FLOW PREVENTION DEVICE.
- BATHROOMS, WATER CLOSET COMPARTMENTS, LAUNDRY ROOMS, ETC., SHALL BE PROVIDED WITH NATURAL VENTILATION BY
MEANS OF OPENABLE EXTERIOR OPENINGS W/AN AREA OF NOT LESS THAN 1/20 OF THE FLOOR AREA W/MIN. OF 1-1/2 SQ.FT. OR 5
AIR CHANGES PER HOUR.
- WALL SURFACE BEHIND CERAMIC TILE OR OTHER FIN. WALL MATERIALS SUBJECT TO WATER SPLASH SHALL BE CONSTRUCTED
OF MATERIALS NOT ADVERSELY AFFECTED BY WATER. (APPROVED WR GYP. BD. INSTALLED ACC. TO C.B.C 4712.)
- PRIOR TO BUILDING FINAL INSPECTION AN 'APPLIANCE CERTIFICATE', SIGNED BY THE INSTALLER OR GEN. CONTRACTOR, SHALL
BE POSTED IN A CONSPICUOUS LOCATION.
TUB/SHOWER AND WATER CLOSET REQUIREMENTS:
a. THE MIXING VALVE IN A SHOWER (INCLUDING OVER A TUB) SHALL BE PRESSURE BALANCING SET AT A MAXIMUM DEGREE F.
THE WATER-FILLER VALVE IN BATHTUBS/WHIRLPOOLS SHALL HAVE A TEMPERATURE LIMITING DEVICE SET AT A MAXIMUM OF
120 DEGREE F. THE WATER HEATER THERMOSTAT CANNOT BE USED TO MEET THESE PROVISIONS (CPC 403.3, 409.4)
b. NEW OR RECONFIGURED SHOWER STALL SHALL BE A MINIMUM FINISHED INTERIOR OR 1,024 SQUARE INCHES, BE CAPABLE
OF ENCOMPASSING A 30 INCH DIAMETER CIRCLE. ANY DOORS SHALL SWING OUT OF THE ENCLOSURE, HAVE A CLEAR
OPENING OF 22 INCHES MINIMUM (CPC 408.5, 408.6)
c. SHOWER STALLS AND BATHTUB WITH SHOWER HEADS INSTALLED, SHALL HAVE WALLS FINISHED WITH A NON-ABSORBENT
SURFACE FOR A MINIMUM OF 6 FEET ABOVE FLOOR. (CBC 1210 AND CRC R307.2)
d. THE WATER CLOSET SHALL HAVE A CLEARANCE OF 30 INCHES WIDE (15 INCHES ON CENTER) AND 24 INCHES IN FRONT (CPC
402.5).
e. WHERE THE WATER CLOSET (OR OTHER PLUMBING FIXTURE) COMES INTO CONTACT WITH THE WALL OR FLOOR THE JOINT
SHALL BE CAULKED AND SEALED TO BE WATERTIGHT. (CPC 402.2)
- LOCATE AND EXPOSE ALL PROPERTY CORNERS AND STRING THE SIDE YARD PROPERTY LINES PRIOR TO FOUNDATION
INSPECTION.PLAN CHECKCOMMENTSDATENO.BYDESCRIPTIONCHANGES PEREASEMENTHERS NOTE:
A HERS RATER MUST VERIFY THAT INSTALLED RANGE HOODS ARE LISTED IN THE HVI CERTIFIED HOME VENTILATING PRODUCTS
DIRECTORY AND HAVE BEEN HVI-CERTIFIED AS MEETING ASHRAE 62.2 VENTILATION AND SOUND REQUIREMENTS. PROVIDE EVIDENCE
OF HERS VERIFICATION TO TOWN BUILDING INSPECTOR, PRIOR TO FINAL INSPECTION.
KITCHEN HOOD NOTE:
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). ASHRAE 62.2, SECTION
6.4
MATERIAL CONSERVATION AND RESOURCE:4.406.1 RODENT PROOFING. ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS OR OTHER OPENINGS IN SOLE/BOTTOMPLATES AT EXTERIOR WALLS SHALL BE PROTECTED AGAINST THE PASSAGE OF RODENTS BY CLOSING SUCH OPENINGS WITHCEMENT MORTAR, CONCRETE MASONRY OR A SIMILAR METHOD ACCEPTABLE TO THE ENFORCING AGENCY.4.408.1 CONSTRUCTION WASTE MANAGEMENT. RECYCLE AND/OR SALVAGE FOR REUSE A MINIMUM OF 50 PERCENT OF THE NON-HAZARDOUS CONSTRUCTION AND DEMOLITION WASTE IN ACCORDANCE WITH ONE OF THE FOLLOWING:1. COMPLY WITH A MORE STRINGENT LOCAL CONSTRUCTION AND DEMOLITION WASTE MANAGEMENT ORDINANCE; OR2. A CONSTRUCTION WASTE MANAGEMENT PLAN, PER SECTION 4.408.2; OR3. A WASTE MANAGEMENT COMPANY, PER SECTION 4.408.3; 4. THE WASTE STREAM REDUCTION ALTERNATIVE, PER SECTION 4.408.44.410.1 OPERATION AND MAINTENANCE MANUAL. AN OPERATION AND MAINTENANCE MANUAL SHALL BE PROVIDED TO THE BUILDINGOCCUPANT OR OWNER.ENVIRONMENTAL QUALITY:4.503.1 FIREPLACE. ANY INSTALLED GAS FIREPLACE SHALL BE A DIRECT-VENT SEALED-COMBUSTION TYPE. ANY INSTALLEDWOODSTOVE OR PELLET STOVE SHALL COMPLY WITH U.S. EPA NEW SOURCE PERFORMANCE STANDARDS (NSPS) EMISSIONLIMITS WHERE APPLICABLE.WOODSTOVES, PELLET STOVES AND FIREPLACES SHALL ALSO COMPLY WITH APPLICABLE LOCAL ORDINANCES.4.504.2.1 ADHESIVES, SEALANTS AND CAULKS. ADHESIVES, SEALANTS AND CAULKS SHALL BE COMPLIANT WITH VOC AND OTHERTOXIC COMPOUND LIMITS.4.504.2.2 PAINTS AND COATINGS. PAINTS, STAINS. PAINTS, STAINS AND OTHER COATINGS SHALL BE COMPLIANT WITH VOC LIMITS.4.504.2.3 AEROSOL PAINTS AND COATINGS. AEROSOL PAINTS AND COATINGS SHALL BE COMPLIANT WITH PRODUCT WEIGHTED MIRLIMITS FOR ROC AND OTHER TOXIC COMPOUNDS.4.504.2.4 VERIFICATION. DOCUMENTATION SHALL BE PROVIDED TO VERIFY THAT COMPLIANT VOC LIMIT FINISH MATERIALS HAVE BEENUSED.4.504.3 CARPET SYSTEMS. ALL CARPET SHALL MEET THE TESTING AND PROJECT REQUIREMENTS PER SEC 4.504.3 ALL CARPETCUSHION INSTALLED IN THE BUILDING INTERIOR SHALL MEET THE REQUIREMENTS OF THE CARPET AND RUG INSTITUTE'SGREEN LABEL PROGRAM. ALL CARPET ADHESIVE SHALL MEET THE REQUIREMENTS OF TABLE 4.504.1.4.504.4 RESILIENT FLOORING SYSTEMS. AT LEAST 80% OF FLOOR AREA RECEIVING RESILIENT FLOORING SHALL COMPLY WITH THEREQUIREMENTS PER SEC. 4.504.4.4.504.5 COMPOSITE WOOD PRODUCTS. HARDWOOD PLYWOOD, PARTICLEBOARD AND MEDIUM DENSITY FIBERBOARD (MDF) USED ONINTERIOR OR EXTERIOR OF THE BUILDING SHALL COMPLY WITH FORMALDEHYDE EMISSION LIMITS PER TABLE 4.504.5.4.505.2 CONCRETE SLAB FOUNDATIONS. VAPOR RETARDER AND CAPILLARY BREAK IS INSTALLED AT SLAB-ON-GRADE FOUNDATIONS.4.503.3 MOISTURE CONTENT OF BUILDING MATERIALS. MOISTURE CONTENT OF BUILDING MATERIALS USED IN WALL AND FLOORFRAMING SHALL NOT TO EXCEED 19% BEFORE ENCLOSURE. INSULATION PRODUCTS WHICH ARE VISIBLY WET OR HAVE A HIGHMOISTURE CONTENT SHALL BE REPLACED OR ALLOWED TO DRY PRIOR TO ENCLOSURE.4.506 INDOOR AIR QUALITY AND EXHAUST. BATHROOM EXHAUST FANS SHALL BE ENERGY STAR DUCTED TO OUTSIDE. UNLESSFUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, BATHROOM EXHAUST FANS MUST BE CONTROLLEDBY A HUMIDISTAT BETWEEN A RELATIVE HUMIDITY RANGE OF 50-80.4.507.2 HEATING AND AIR-CONDITIONING SYSTEM DESIGN. DUCT SYSTEMS ARE SIZED, DESIGNED AND EQUIPMENT IS SELECTED USINGTHE FOLLOWING METHODS:1. ESTABLISH HEAT LOSS AND HEAT GAIN VALUES ACCORDING TO ANSI/ACCA 2 MANUAL J-2011 OR EQUIVALENT.2. SIZE DUCT SYSTEMS ACCORDING TO ANSI/ACCA 1 MANUAL D-2014 OR EQUIVALENT.3. SELECT HEATING AND COOLING EQUIPMENT ACCORDING TO ANSI/ACCA 3 MANUAL S-2014 OR EQUIVALENT.INSTALLER AND SPECIAL INSPECTOR QUALIFICATIONS:702.1 INSTALLER TRAINING. HVAC SYSTEM INSTALLERS ARE TRAINED AND CERTIFIED IN THE PROPER INSTALLATION OF HVACSYSTEMS.702.2 SPECIAL INSPECTION. SPECIAL INSPECTORS EMPLOYED BY THE ENFORCING AGENCY MUST BE QUALIFIED AND ABLE TODEMONSTRATE COMPETENCE IN THE DISCIPLINE THEY ARE INSPECTING.703.1 DOCUMENTATION. VERIFICATION OF COMPLIANCE WITH THIS CODE MAY INCLUDE CONSTRUCTION DOCUMENTS, PLANS,SPECIFICATIONS BUILDER OR INSTALLER CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO THEENFORCING AGENCY WHICH SHOW SUBSTANTIAL CONFORMANCE.1BUILDING COMMENTSCP06.26.2023PORAVI
550 W HACIENDA AVE
CAMPBELL, CA 95008
PORAVI.INFO@GMAIL.COM
2PLANNING COMMENTSCP06.26.20231 TYPICAL WALL DETAIL
WP
R
4
GFCI
3WP
SD SDUP
UP
H
RA
GD
GD
DW
R GFCI
GFCI
GFCI
GFCI
GFCI
GFCI
GFCI
GFCI
R R
R
RRR
R
R
R R R
RRR
GFCI
R
R
R
R R
RR R
R R
R
3
R
R
3
GFCI
3
3
3
3
3
3
3 3
3
3 3
R R
R
3
R
R
R
3
3
R
OC
GFCI
R
R
3
R R
RR
3
3
R R
RR
3
3
3
CO/SD
CO/SD
CO/SD
R R R
SD
SD
SD
CO/SD
CO/SD
GFCI
R
CD GFCI
GFCI
BEDROOM 1
LIVING
PORCH
BEDROOM 2
STUDY
BATH
BEDROOM 4
BATH
FAMILY
KITCHEN - DINING
IV
PROJECT:
DESIGNERS STAMP:
SHEET :SHEET :
SHEET TITLE:
26 Ashler Ave.
Los Gatos,
CA 95030
APN:
410-14-042
07/31/2023
DATE:
BARON CONSTRUCTION
14510 Big Basin Way. # B
Saratoga, CA. 95070
PLAN CHECKCOMMENTSDATENO.BYDESCRIPTIONCHANGES PEREASEMENT1BUILDING COMMENTSCP06.26.2023PORAVI
550 W HACIENDA AVE
CAMPBELL, CA 95008
PORAVI.INFO@GMAIL.COM
DESCRIPTIONSYMBOL
ELECTRICAL - DATA - AUDIO LEGEND
Ventilation Fans: Ceiling Mounted, Wall Mounted
CONTROLLED BY HUMIDITY CONTROL
Ceiling Mounted Light Fixtures: Surface/Pendant,
Recessed, Heat Lamp, Low Voltage
Wall Mounted Light Fixtures: Flush Mounted,
Wall Sconce
240V Receptacle
110V Receptacles: Duplex, Weather Proof, GFCI
Switches: Single Pole, Weather Proof, 3-Way, 4-Way
Switches: VACANCY SENSOR
VAC
SMOKE DETECTORS
CARBON MONOXIDE /SMOKE DETECTORSSD/CO
REQUIRED LIGHTING NOTES:
A)ALL LIGHTING TO BE HIGH EFFICACY (I.E. PIN BASED CFL; PULSE -START MH, HPS, GU24 SOCKETS OTHER THAN LEDS, LED LUMINAIRES WITH INTEGRAL
SOURCE, ETC) CEC TABLE 150.0A.
B)SCREWED-BASED PERMANENTLY INSTALLED LIGHT FIXTURES MUST CONTAIN SCREW-BASED JA8 (JOINT APPENDIX 8) COMPLIANT LAMPS. JA8 COMPLIANT
LIGHT SOURCES MUST BE MARKED AS "JA8-2019" OR "JA8-2019-E" ("JA8-2019-E" LUMINARIES ARE DEEMED APPROPRIATE FOR USE IN ENCLOSED
LUMINARIES). ADVISORY: "JA8-2016-E" MARKED LUMINARIES ARE STILL ALLOWED FOR USE THROUGH THE END OF THE 2019 CODE CYCLE. CEC 150.0(k)G.
C)ALL JA8 COMPLIANT LIGHT SOURCES IN THE FOLLOWING LOCATIONS ARE CONTROLLED BY VACANCY SENSORS OR DIMMERS.
I) CEILING RECESSED DAM LIGHT LUMINARIES.
II) LED LUMINARIES WITH INTEGRAL SOURCES.
III) PIN-BASED. LED LAMPS (MR16, AR-III, ETC.,)
IV) G0-24 BASED LED LIGHT SOURCES.
D) AT LEAST ONE FIXTURE IN EACH BATHROOM CONTROLLED BY A VACANCY SENSOR. CEC 150(K)2J.
E) AT LEAST ONE FIXTURE IN EACH LAUNDRY ROOM CONTROLLED BY VACANCY SENSOR. 150(K)2J.
F) ALL OUTDOOR LIGHTING AS HIGH EFFICACY WITH MANUAL ON/OFF SWITCH AND ONE OF THE FOLLOWING IN ACCORDANCE WITH CEC 150.0(K)3:
I) PHOTO CONTROL AND MOTION SENSOR.
II) PHOTO CONTROL AND AUTOMATIC TIME SWITCH CONTROL.
III) ASTRONOMICAL TIME SWITCH CONTROL.
IV) ENERGY MANAGEMENT CONTROL SYSTEMS.
SMOKE DETECTOR REQUIREMENTS
ALL CONSTRUCTION, INTERIOR REPAIRS OR ALTERATIONS REQUIRING A PERMIT OCCUR, THE DWELLING SHALL BE PROVIDED WITH SMOKE ALARMS LOCATED
AS REQUIRED FOR NEW DWELLINGS AND EXISTING CONSTRUCTION.
SMOKE DETECTORS REQUIRED AT THE FOLLOWING LOCATIONS PER CRC 314.3: IN ALL BEDROOMS, AT ALL HALLWAYS LEADING TO BEDROOMS, AND AT EACH
FLOOR LEVEL INCLUDING BASEMENTS AND HABITABLE ATTICS.
SMOKE ALARMS SHALL BE INSTALLED A MINIMUM OF 3 FEET FROM A DOOR OPENING OF A BATHROOM THAT CONTAIN A TUB OR SHOWER, UNLESS IT WOULD
PREVENT PLACEMENT OF THE REQUIRED SMOKE ALARM.
SMOKE DETECTORS SHALL BE HARD WIRED TOGETHER IN SERIES WITH BATTERY BACK UP.
CARBON MONOXIDE DETECTORS/ALARMS: REQUIRED ON EVERY HABITABLE LEVEL OF A RESIDENCE THAT CONTAINS A FUEL BURNING APPLIANCE AND IN THE
IMMEDIATE VICINITY OF THE BEDROOMS AND ON EACH LEVEL OF THE DWELLING UNIT INCLUDING BASEMENT PER CRC R315. CARBON MONOXIDE ALARMS
SHALL BE HARD-WIRED WITH A BATTERY BACKUP (SEE CRC R315.1.1 FOR EXCEPTIONS).
ALL SMOKE AND CARBON MONOXIDE ALARMS THROUGHOUT THE DWELLING MUST BE HARD-WIRED.
INSTALL DETECT-WIRED 110V SMOKE DETECTORS WITH BATTERY BACKUP THAT EMITS SIGNAL WHEN BATTERIES ARE LOW.
ELECTRICALLY INTERCONNECTED SO THAT WHEN ALARM SOUNDS ALL ALARMS WILL SOUND.
VENTILATION HEATING AND AIR CONDITIONING SYSTEMS SHALL HAVE MERV 13 FILTERS OR BETTER CEC 150.0(M)12C.
COMPLETED CF2R-LTG-01-E FORM MUST BE PROVIDED TO THE TOWN BUILDING INSPECTOR, PRIOR TO FINAL INSPECTION. 2019 CA ENERGY CODE SECTION
150(k) FOR LIGHTING.
CONTRACTOR READ NOTE:
** SMOKE ALARM WITHIN 20 FEET OF THE KITCHEN COOKING APPLIANCE SHALL BE AN IONIZATION SMOKE ALARMS WITH AN ALARM SILENCING SWITCH OR
PHOTOELECTRIC SMOKE ALARMS SHALL BE INSTALLED A MINIMUM OF 10 FEET FROM A PERMANENTLY INSTALLED COOKING APPLIANCE. CRC R314.
ELECTRICAL NOTES
1. ELECTRICAL INSTALLATION SHALL BE IN ACCORDANCE WITH THE LATEST EDITION OF NATIONAL ELECTRICAL CODE (NEC), ELECTRICAL SAFETY ORDERS,
STATE OF CALIFORNIA AND ALL APPLICABLE LOCAL CODES.
2. ALL RECEPTACLES SHALL BE GROUNDED AND OF THE GROUNDING TYPE (SEC. 210-256 NEC.)
3. ALL EXHAUST FANS SHALL HAVE MIN. 50 CFM (VENTED THRU ROOF) TYPICAL WITH DAMPERS.
4. SMOKE ALARMS SHALL BE HARD-WIRED DIRECT TO THE BUILDING'S ELECTRICAL SYSTEM. INTERCONNECTED AND SHALL HAVE BATTERY BACK-UP AND
INSTALLED PER THE MANUFACTURER'S INSTALLATION INSTRUCTION AND 3' AWAY FROM A/C SUPPLY VENT. (FIRE-X ICBO NO. 3423.)
5. NO ALUMINUM SHALL BE USED ANYWHERE.
6. PROVIDE FUSED DISCONNECT SWITCH FOR A/C UNITS AS REQUIRED.
7. ALL LIGHT FIXTURES WITHIN TUB/SHOWER ENCLOSURES SHALL BE LISTED FOR DAMP LOCATION.
8. WATER HAMMER ARRESTORS SHALL BE INSTALLED AT THE FOLLOWING QUICK ACTION SHUT-OFF VALVES (SOLENOID OPERATED)
A. AUTOMATIC WASHER, HOT AND COLD WATER.
B. ICEMAKER.
C. DISHWASHER.
D. FRONT AND REAR SPRINKLER OUTLETS.
9. AT BATHTUB, THERE SHALL BE NO CORD CONNECTED FIXTURES, HANGING FIXTURES, PENDANTS, LIGHTING TRACK, OR CEILING FANS NEC 410-4(d)|.
10. BATHROOM RECEPTACLES MUST BE SERVED BY A SEPARATE 20 AMP BRANCH CIRCUIT WITH NO OTHER OUTLETS SERVED FROM THAT CIRCUIT.
11. 20. PROVIDE DESIGNATED 20 AMP GFCI CIRCUIT FOR:
A. EACH SMALL APPLIANCE CIRCUIT IN KITCHEN.
B. BATHROOMS
C.GARAGE & OUTDOORS
12. AFTER INSTALLING HVAC EQUIPMENT AND WATER HEATING SYSTEMS, THE INSTALLER SHALL POST, IN A CONSPICUOUS LOCATION AT THE BUILDING SITE, AN
'INSTALLATION CERTIFICATE' (CF-2R FORM) SIGNED BY THE INSTALLER, LISTING THE EQUIPMENT INSTALLED, (MANUFACTURER, MODEL AND EFFICIENCIES)
AND THAT IT MEETS OR EXCEEDS THE REQUIREMENTS OF THE ENERGY DOCUMENTATION.
13. ELECTRICAL GROUNDING TO CONFORM TO NEC 250-81 WITH AWG GROUND TO METAL UNDERGROUND WATER PIPE IN DIRECT CONTACT WITH THE EARTH
FOR 10'-0". SUPPLEMENTED WITH 20'-0" OF BARE COPPER #4 AWG WIRE ENCASED BY AL LEAST 2" OF CONCRETE, LOCATED WITHIN AND NEAR THE BOTTOM
OF THE CONCRETE FOUNDATION OR FOOTING THAT IS IN DIRECT CONTACT WITH THE EARTH.
14. ELECTRICAL WIRES TO BE KEPT MINIMUM OF 6'-0" FROM ATTIC ACCESS. WIRES LESS THAN 6'-0" TO BE COVERED FOR PROTECTION. ELECTRICAL
CONTRACTOR TO PROVIDE 2-1/2" DIA. SCHEDULE 40 PVC CONDUIT RISER AND 24" RADIUS SWEEP STUBBED OUT MIN. 24" FROM STRUCTURE FOR
INCOMING POWER UNLESS OTHERWISE NOTED. ELECTRICAL CONTRACTOR TO CHECK MECHANICAL PLANS AND PLUMBING PLANS FOR MECHANICAL DUCT
LOCATION AND PROVIDE PROPER CLEARANCE FOR DUCTS. DUCTS MAY BE INSTALLED LATER.
15. EXTERIOR WEATHERPROOF 110V OUTLETS WITHIN 25'-0" OF AIR CONDITIONING UNITS TO BE ON GFI CIRCUIT. 110V OUTLETS WITHIN 6'-0" OF A KITCHEN SINK,
IN THE BATHROOM OR GARAGE MUST ALSO BE ON GFI CIRCUIT.
16. INDIVIDUAL BRANCH CIRCUITS MUST BE IDENTIFIED IN THE MAIN OR SUBPANEL TO INDICATE THE EQUIPMENT THAT THEY SERVE. EVERY OUTLET SHALL BE
PROVIDED WITH A COVER UNLESS COVERED BY A FIXTURE RECEPTACLE OR SIMILAR DEVICE. DISCONNECT LINK REQUIRED FOR NEUTRAL BUSS. ALSO
PROVIDE QUICK-DISCONNECT FORM MECHANICAL EQUIPMENT. ALL SUBPANELS TO HAVE AN EQUIPMENT GROUNDING BUSS. ALL GROUNDING OF FACILITIES
SHALL MEET REQUIREMENTS OF TITLE 8 AND 24.
17. IN KITCHEN AREA, A 20 AMP SMALL APPLIANCE RECEPTACLE OUTLET SHALL BE INSTALLED AT 48" O.C., AND AT EACH COUNTER SPACE WIDER THAN 12", AT
THE END OF COUNTERS, AND TO BE INSTALLED NOT HIGHER THAN 12" ABOVE THE COUNTER SURFACE. NO FACE UP RECEPTACLES ARE PERMITTED.
18. ALL BRANCH CIRCUITS THAT SUPPLY 125 VOLT, 15 AND 20 AMP OUTLETS INSTALLED IN DWELLING UNIT BEDROOMS SHALL BE PROVIDED BY ARC FAULT
CIRCUIT INTERRUPTER(S), (AFCI) AS PER CEC 210-12.
19. REQUIRED OUTLETS: (2019 CEC 210.52B (2))
- KITCHEN COUNTERTOPS OUTLETS REQUIRE AT LEAST TWO (2) DEDICATED CIRCUITS.
- WALL SPACES 2' OR MORE WIDE SO THAT ANY POINT IS NOT MORE THAN 6' FROM A RECEPTACLE MEASURED ALONG THE FLOOR LINE.
- WALL COUNTER SPACES 12" OR WIDER SHALL HAVE OUTLETS SPACED SO THAT NO POINT ALONG THE WALL IS MORE THAN 24" FROM AN OUTLET.
- PENINSULAR AND ISLAND COUNTER SPACES WITH A LONG DIMENSION OF 24" OR GREATER SHALL HAVE AT LEAST ONE RECEPTACLE.
- RECEPTACLES SHALL NOT BE INSTALLED UNDER COUNTERTOP WHICH EXTEND MORE THAN 6" BEYOND THEIR BASE.
- BATHROOMS, AT LEAST ONE RECEPTACLE OUTLET SHALL BE INSTALLED WITHIN 36" OF THE OUTSIDE EDGE OF EACH.
- OUTDOOR, AT LEAST ONE RECEPTACLE OUTLET SHALL BE INSTALLED IN THE FRONT AND BACK OF A DWELLING, NOT MORE THAN 6.5' ABOVE GRADE.
- LAUNDRY, AT LEAST ONE RECEPTACLE OUTLET REQUIRED.
- HALLWAYS, AT LEAST ONE RECEPTACLE OUTLET REQUIRED IN HALLWAYS OF 10' OR MORE IN LENGTH.
- BASEMENTS & GARAGES, AT LEAST ONE RECEPTACLE OUTLET REQUIRED 35. REQUIRED 20 AMP BRANCH CIRCUITS: (NEC 210.11).
- KITCHEN, DINING ROOM, PANTRY, BREAKFAST ROOM, OR SIMILAR AREAS SHALL BE SERVED BY AT LEAST 2 - DEDICATED 20 AMP SMALL APPLIANCE BRANCH
CIRCUITS.
- BATHROOM RECEPTACLES SHALL BE SERVED BY A DEDICATED 20 AMP CIRCUIT
- LAUNDRY OUTLET IS A DEDICATED CIRCUIT PER 210.11c OF 2019CEC.
20. GFCI PROTECTION: SHALL BE PROVIDED FOR ALL RECEPTACLE OUTLETS ON KITCHEN COUNTERTOPS, IN BATHROOMS, GARAGES, OUTDOORS, WITHIN 6' OF
LAUNDRY, UTILITY OR WET BAR, AND IN UNFINISHED BASEMENTS. CEC 210.8A.
21. ELECTRICAL PANELS: FUSE BOXES, SWITCHGEAR, AND SIMILAR EQUIPMENT WILL BE PROVIDED WITH ADEQUATE WORKING SPACE. (MIN. 30" WIDE, 36" DEEP,
AND 78" HIGH) CEC 110.26
22. NAIL PLATES: (SHIELD PLATES) SHALL BE INSTALLED TO PROTECT CONCEALED WIRING INSIDE OF FRAMING MEMBERS WHERE THE BORED HOLE IS CLOSER
THAN 1-1/4" TO THE NEAREST EDGE OF THE FRAMING MEMBER OR THE FRAMING MEMBER IS NOTCHED, A STEEL PLATE NOT LESS THAN 1/16" THICK AND
APPROPIATE LENGTH AND WIDTH SHALL BE INSTALLED TO COVER THE AREA OF THE WIRING. TABLE NEC 300.4 (A)(1) & (2)
2019 GENERAL ELECTRICAL REQUIREMENTS:
1)PROVIDE ARC-FAULT CIRCUIT INTERRUPTER AT ALL BRANCH CIRCUITS THAT SUPPL 125 VOLT, SINGLE-PHASE, 15 AND 20 AMPERE RECEPTACLE OUTLETS
INSTALLED INDWELLING UNIT FAMILY ROOMS, DINING ROOMS, LIVING ROOMS, PARLOS, LIBRARIES, DENS, BEDROOMS, SUNROOMS, RECREATION ROOMS,
CLOSETS, HALLWAYS, KITCHENS, LAUNDRY OR SIMILAR ROOMS OR AREAS.
2)ALL 120-VOLT,SINGLE-PHASE, 15- AND 20-AMPERE BRANCH CIRCUITS SUPPLYIN OUTLETS OR DEVICES INSTALLED IN DWELLING UNITS, KITCHENS, FAMILY
ROOMS, DINING ROOMS, LIVING ROOMS, PARLORS, LIBRARIES, DENS, BEDROOMS, SUNROOMS, RECREATION ROOMS, CLOSET5S, HALLWAYS, LAUNDRY
AREAS, OR SIMILAR ROOMS OR AREAS SHALL BE PROTECTED BY A LISTED ARC-FAULT CIRCUIT INTERRUPTER (CEC 210.12)
3)PROVIDE AT LEAST ONE WEATHER-RESISTANT TYPE RECEPTACLE IN A WEATHERPROOF ENCLOSURE AT THE FRONT AND BACK OF THE DWELLING. (CEC
210.52 (E)(1) & 406.8(B)(1))
4)ALL 125-VOLT, SINGLE-PHASE, 15- AND 20-AMPERE RECEPTACLES INSTALLED IN THE FOLLOWING LOCATIONS SHALL HAVE GROUND-FAULT CIRCUIT
INTERRUPTER PROTECTION FOR PERSONNEL (CEC 210.8):
A)BATHROOM, GARAGES, OUTDOORS, CRAWL SPACES, UNFINISHED BASEMENTS
B)KITCHEN COUNTERTOP SURFACES
C)LAUNDRY, UTILITY, AND WET BAR SINKS (WITHIN 6 FEET OF THE EDGE OF SINK)
D)BOATHOUSES.
HERS NOTE:
A HERS RATER MUST VERIFY THAT INSTALLED RANGE HOODS ARE LISTED IN THE HVI CERTIFIED HOME VENTILATING PRODUCTS DIRECTORY AND HAVE
BEEN HVI-CERTIFIED AS MEETING ASHRAE 62.2 VENTILATION AND SOUND REQUIREMENTS. PROVIDE EVIDENCE OF HERS VERIFICATION TO TOWN BUILDING
INSPECTOR, PRIOR TO FINAL INSPECTION.
KITCHEN HOOD NOTE:
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). ASHRAE 62.2, SECTION 6.4
CALGREEN NOTE:
ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENT OPENINGS SHALL BE COVERED WITH TAPE, PLASTIC, SHEET METAL, OR OTHER
ACCEPTABLE METHODS AT THE TIME OR ROUGH INSTALLATION OR DURING STORAGE ON THE CONSTRUCTION SITE AND UNTIL FINAL STARTUP OF THE
HEATING AND COOLING EQUIPMENT. CGBSC SECTION 4.504.1
ADDITIONAL NOTES:
A MINIMUM OF TWO 20 AMP SMALL APPLIANCE BRANCH CIRCUIT SHALL BE PROVIDED FOR ALL RECEPTACLE OUTLETS IN THE KITCHEN, DINING ROOM,
PANTRY, OR OTHER SIMILAR AREAS. (CEC 210.11(C)(1))./
AT LEAST ONE 20 AMP BRANCH CIRCUIT SHALL BE PROVIDED TO SUPPLY LAUNDRY RECEPTACLE OUTLETS. SUCH CIRCUITS SHALL HAVE NO OTHER
OUTLETS (CEC 210.11 (C)(2)).
BATHROOM ELECTRICAL NOTES:
LIGHT OVER TUBS AND SHOWERS ARE MARKED FOR DAMP LOCATIONS OR WET LOCATIONS WHERE SUBJECT TO SHOWER SPRAY. [CEC 410.10(D)]
TYP. BATHROOM FAN: SHALL HAVE MINIMUM 50 CFM EXHAUST RATE, AND FAN TO HAVE BACKDRAFT DAMPER. IF FAN IS PART OF INTERMITTENT WHOLE
HOUSE FAN VENTILATION SYSTEM PER ASHRAE 62.2, MAXIMUM SOUND RATING OF 3-SONES IS ALLOWED AT 100 CFM.
BATHROOM FANS SHALL BE SWITCHED SEPARATELY FROM ANY LIGHTING SYSTEM, OR AN APPROVED EXHAUST FAN WITH AN INTEGRAL "HIGH EFFICACY"
LIGHTING CAN BE ON THE SAME SWITCH BE MANUALLY TURNED ON AND OFF WHILE ALLOWING THE FAN TO BE CONTINUE TO OPERATE FOR AN EXTENDED
PERIOD OF TIME (CENC 150(K)(2)(B)) _ ENERGY STAR.
EACH BATHROOM SHALL BE MECHANICALLY VENTILATED WITH AN EXHAUST FAN CONTROLLED BY A HUMIDITY CONTROL.
A-11
ARCHITECTURAL
ELECTRICAL
PLAN
PROPOSED LEFT ELEVATION
SCALE 1/4"=1'-0"
VACANCY SENSOR
DEDICATED
SWITCH
MIN. 50 CFM
EXHAUST
FAN REQUIRED.
RANGE
DEDICATED
OUTLET
ALL KITCHEN
LIGHTING
TO BE HIGH EFFICACY
DISHWASHER
DEDICATED
OUTLET
GARBAGE DISPOSAL
DEDICATED SWITCH &
OUTLET
REFRIGERATOR
DEDICATED
OUTLET
MIN. 100 CFM
EXHAUST
HOOD REQUIRED
VACANCY SENSORDEDICATED SWITCHMIN. 50 CFM EXHAUSTFAN REQUIRED.WASHER AND DRYERDEDICATED OUTLET MIN. 100 CFM EXHAUSTHOOD REQUIREDRANGE DEDICATEDOUTLETGARBAGE DISPOSAL DEDICATEDSWITCH & OUTLET
MIN. 100 CFM EXHAUST
HOOD REQUIRED
HOOD DEDICATED OUTLET
ELECTRICAL RANGE
DEDICATED OUTLET
GARBAGE DISPOSAL DEDICATED
SWITCH & OUTLET
MIN. 50 CFM EXHAUST
FAN REQUIRED.
VACANCY SENSOR
DEDICATED SWITCH
WATERPROOF
PROPOSED ELECTRICAL PLAN
SCALE 1/4"=1'-0"
MIN. 50 CFM EXHAUST
FAN REQUIRED.
VACANCY SENSOR
DEDICATED SWITCH
GARBAGE DISPOSAL
DEDICATED SWITCH & OUTLET
MIN. 100 CFM EXHAUST
HOOD REQUIRED
HOOD DEDICATED OUTLET
ELECTRICAL RANGE
DEDICATED OUTLET
(E) TANKLESS WATER HEATER
WATER PROOF
NEW IV CHARGER
(N) ELECTRICAL METER AT
200 AMP 2PLANNING COMMENTSCP06.26.2023MIN. 50 CFM EXHAUST
FAN REQUIRED.