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Item 4 - Staff Report with Exhibits 1 through 12.16510 Topping Way
PREPARED BY: Sean Mullin, AICP Senior Planner Reviewed by: Planning Manager and Community Development Director 110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874 www.losgatosca.gov TOWN OF LOS GATOS PLANNING COMMISSION REPORT MEETING DATE: 05/22/2024 ITEM NO: 4 DATE: May 17, 2024 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Requesting Approval for Demolition of an Existing Single-Family Residence and Construction of a New Single-Family Residence on Property Zoned R-1:8. Located at 16510 Topping Way. APN 532-09-029. Architecture and Site Application S-23-016. Categorically Exempt Pursuant to the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures. Property Owner: Steve Bamberger and Susan McGovern. Applicant: Eric Beckstrom. Project Planner: Sean Mullin. RECOMMENDATION: Consider approval of a request for demolition of an existing single-family residence and construction of a new single-family residence on property zoned R-1:8, located at 16510 Topping Way. PROJECT DATA: General Plan Designation: Low Density Residential Zoning Designation: R-1:8 Applicable Plans & Standards: General Plan; Residential Design Guidelines Parcel Size: 10,960 square feet Surrounding Area: Existing Land Use General Plan Zoning North Residential Low Density Residential R-1:8 South Residential Low Density Residential R-1:8 East Residential Low Density Residential R-1:8 West Residential Low Density Residential R-1:8 PAGE 2 OF 10 SUBJECT: 16510 Topping Way/S-23-016 DATE: May 17, 2024 S:\PLANNING COMMISSION REPORTS\2024\05-22-2024\Item 4 - 16510 Topping Way\Staff Report.16510 Topping Way.docx CEQA: The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act (CEQA), Section 15303(a): New Construction or Conversion of Small Structures. FINDINGS: ▪ The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act (CEQA), Section 15303(a): New Construction or Conversion of Small Structures. ▪ As required by Section 29.10.09030(e) of the Town Code fo r the demolition of an existing residence. ▪ The project complies with the objective standards of Chapter 29 of the Town Code (Zoning Regulations). ▪ The project complies with the Residential Design Guidelines. CONSIDERATIONS: ▪ As required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application. ACTION: The decision of the Planning Commission is final unless appealed within ten days. BACKGROUND: The subject property is located on the south side of Topping Way approximately 80 feet west of the intersection with Hilow Road (Exhibit 1). The property is approximately 10,960 square feet and is developed with an existing 1,755-square foot, single-story residence with a 478-square foot detached garage. The immediate neighborhood is comprised of one- and two-story residences. On July 6, 2023, the applicant submitted an Architecture and Site application for the demolition of the existing single-family residence and detached garage, and construction of a new 3,105- square foot two-story residence with a 728-square foot attached garage. The proposed project meets the technical requirements of the Town Code for floor area, building coverage, setbacks, parking, and height. The project is being referred to the Planning PAGE 3 OF 10 SUBJECT: 16510 Topping Way/S-23-016 DATE: May 17, 2024 S:\PLANNING COMMISSION REPORTS\2024\05-22-2024\Item 4 - 16510 Topping Way\Staff Report.16510 Topping Way.docx BACKGROUND (continued): Commission to consider the project’s compliance with the Residential Design Guidelines for mass and bulk compared to other homes in the immediate neighborhood. PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The subject property is located on the south side of Topping Way approximately 80 feet west of the intersection with Hilow Road (Exhibit 1). The property is approximately 10,960 square feet and is developed with an existing 1,755-square foot, single-story residence with a 478-square foot detached garage. The immediate neighborhood is comprised of one- and two-story residences. B. Project Summary The applicant proposes demolition of the existing single-family residence and construction of a new 3,105-square foot two-story residence with a 728-square foot garage (Exhibit 12). In the context of the immediate neighborhood, the proposed residence would not be the first two-story, would not be the largest in terms of floor area ratio (FAR), and would not be the largest in terms of floor area. C. Zoning Compliance A single-family residence is permitted in the R-1:8 zone. The proposed residence complies with the allowable floor area, building coverage, setbacks, parking, and height requirements for the property. No exceptions are requested. Pursuant to Town Code, a new single-family residence requires approval of an Architecture and Site application. DISCUSSION: A. Architecture and Site Analysis Pursuant to Town Code Section 29.40.075, the maximum allowable square footage for the 10,960-square foot property is 3,288 square feet for a residence and 910 square feet for a garage. The applicant proposes demolition of the existing single-family residence and construction of a new 3,105-square foot two-story residence with a 728-square foot garage (Exhibit 12). The applicant has provided a Project Description detailing the project (Exhibit 4). The project proposes a traditional style residence with details that are consistent with the PAGE 4 OF 10 SUBJECT: 16510 Topping Way/S-23-016 DATE: May 17, 2024 S:\PLANNING COMMISSION REPORTS\2024\05-22-2024\Item 4 - 16510 Topping Way\Staff Report.16510 Topping Way.docx DISCUSSION (continued): neighborhood (Exhibit 12). Proposed exterior materials include: a composition shingle roof; standing seam metal roof; vertical and horizontal cementitious siding; stucco siding; metal - clad wood windows; wood brackets; and wood posts. The proposed residence includes an 1,824-square foot first story, a 1,281-square foot partial second story, and a 728-square foot attached garage. A summary of the floor area for the existing and proposed residence is included in the table below. B. Site Design The applicant proposes demolition of the existing residence and detached garage, and construction of a new residence with an attached garage. The new residence would be located within the allowed building envelope with a front setback consistent with the existing and surrounding residences. An attached two -car garage would be located on the east side of the residence and served by a driveway located consistent with the existing driveway. The proposed site design provides a street presence that is consistent with the immediate neighborhood. C. Building Design The project consists of a traditional style residence with neutral colors and natural appearing materials. The proposed residence includes gable end and shed roof forms and a covered front porch. The residence includes projecting roof eaves and a partial second story that steps in from the first story to provide visual relief from the two-story massing. The proposed two-car garage has been separated into two bays, slightly offset from one another to add articulation along the front façade to minimize the visual impact of the street-facing garage doors. The carriage-style garage doors include windows to further integrate the garage into the overall design of the residence. The primary mass of the residence would be finished with vertical cementitious shiplap siding and stucco siding. Select portions of the residence would be finished with horizontal cementitious clapboard siding. The proposed residence includes a composition shingle roof and a standing seam Floor Area Summary Existing SF Proposed SF Allowed SF Main Residence First Floor Second Floor Total 1,755 -- 1,755 1,824 1,281 3,105 -- -- 3,288 Below-Grade Area 0 0 -- Garage 478 728 910 PAGE 5 OF 10 SUBJECT: 16510 Topping Way/S-23-016 DATE: May 17, 2024 S:\PLANNING COMMISSION REPORTS\2024\05-22-2024\Item 4 - 16510 Topping Way\Staff Report.16510 Topping Way.docx DISCUSSION (continued): metal roof on the front porch and over the garage. Additional detailing includes metal-clad simulated divided-lite windows, door and window trim, wood brackets supporting the roof overhangs, and square posts supporting the front porch. The Town’s Consulting Architect reviewed the proposed residence on July 18, 2023 (Exhibit 5). In the report, the Consulting Architect noted that the proposed residence is very well designed in a traditional architectural style and with details that are consistent with the style and the diversity of this neighborhood. The Consulting Architect identified two issues and concerns and provided recommendations for changes to the original design to increase compatibility with the Residential Design Guidelines and the immediate neighborhood. In response to these recommendations, the applicant made modifications to the design of the residence and submitted two letters responding to the recommendations (Exhibit 6). The applicant also provided supplemental letters discussing the greater context of project site, justification for the height of the residence, and a detailed description of the form of the residence (Exhibits 7, 8, and 9). The Consulting Architect’s issues and recommendations are provided below, followed by the applicant’s response in italics. The full response by the applicant is included in Exhibit 6. 1. The proposed house has a partial second story. The majority of nearby homes are one story in height, but there are two homes in the immediate neighborhood with partial second stories. One of them has a two-story wall at its front façade, but it is screened from view by heavy tree landscaping and set back from the street. The second home has its second story embedded within its roof form. In both cases, the second floor façades are set much further back from the street than this proposed house. Recommendation: Utilize a shed roof on the front and rear elevations in lieu of the proposed projecting gable roofs. The proposed design is totally ‘compatible’ with gable roofs on the front and back. The sketches showing the proposed shed roofs ‘dumbs’ down the design and is unnecessary. It makes the house look ‘ugly’ and there is no benefit to the public from this suggestion. The design already makes use of shed dormers on the front and back to add character. The front has a central gable which is only 19’ wide and is handsome and befitting of a Los Gatos house. The rear gable is 15’-6” wide and adds needed scale and variety. One only has to become familiar with the neighborhood on a short walk on Topping Way and the other streets to see that many houses have gables, many are on the front setback, etc. Los Gatos has a rich form vocabulary in the entire city and also within the neighborhood of: Englewood Avenue to Hilow Road with the cross streets, Topping Way, Marchmont Drive and Cardinal/Littlefield Lane. PAGE 6 OF 10 SUBJECT: 16510 Topping Way/S-23-016 DATE: May 17, 2024 S:\PLANNING COMMISSION REPORTS\2024\05-22-2024\Item 4 - 16510 Topping Way\Staff Report.16510 Topping Way.docx DISCUSSION (continued): The Architect lowered the entire house by 1’-3” by lowering the roof pitch. It makes no design sense to add the shed dormer idea of the Consulting Architect as the front of the house already has a shed dormer. The reason for the gable is to break up this shed form and the gable is totally consistent with other neighboring houses. It is what would have been built 100 years ago which is self-evident. 2. The windows shown are appropriate to the style, but the width of trim shown on the various windows is not consistent. Recommendation: Provide consistent trim on all windows and doors consistent with Residential Design Guideline 3.7.4. The proposed design has handsome trim throughout. Unfortunately, the first submission plans had a CAD layer turned off for two sets of windows on the right front. This layer is now turned back on-apologies (Exhibit 6). D. Neighborhood Compatibility The immediate neighborhood contains one- and two-story single-family residences. Based on Town and County records, the residences in the immediate area range in size from 964 square feet to 3,483 square feet. The FARs range from 0.09 to 0.30. Pursuant to Section 29.40.075 of the Town Code, the maximum FAR for the subject property is 0.30 (3,288 square feet). The proposed residence would have a FAR of 0.28 (3,105 square feet). The proposed residence would be the fourth largest in terms of house floor area and the third largest in terms of FAR. The table below reflects the current conditions of the homes in the immediate neighborhood: FAR Comparison - Neighborhood Analysis Address Zoning Gross Lot Area SF House SF* Garage SF Total SF** House FAR No. of Stories 16495 Topping Way R-1:8 12,838 3,483 742 4,225 0.27 2 16496 Topping Way R-1:8 11,782 1,899 559 2,458 0.16 1 16511 Topping Way R-1:8 10,515 3,202 601 3,803 0.30 2 16524 Topping Way R-1:8 10,960 964 400 1,364 0.09 1 16527 Topping Way R-1:8 10,560 1,174 440 1,614 0.11 1 16538 Topping Way R-1:8 10,960 3,214 672 3,886 0.29 1 16541 Topping Way R-1:8 10,560 2,029 440 2,469 0.19 1 16510 Topping Way (e) R-1:8 10,960 1,755 478 2,233 0.16 1 16510 Topping Way (p) R-1:8 10,960 3,105 728 3,833 0.28 2 PAGE 7 OF 10 SUBJECT: 16510 Topping Way/S-23-016 DATE: May 17, 2024 S:\PLANNING COMMISSION REPORTS\2024\05-22-2024\Item 4 - 16510 Topping Way\Staff Report.16510 Topping Way.docx DISCUSSION (continued): The proposed residence would comply with the maximum allowed floor area and height for the property; would not be the first two-story home in the immediate neighborhood; and would not be the largest home in the immediate neighborhood in terms of square footage or FAR. The project proposes a two-story residence. The residence would not be the first two-story in the immediate neighborhood and is reflective of the surrounding neighborhood as well. The traditional architectural design responds to the context of the immediate neighborhood and the residences along Topping Way. The Residential Design Guidelines states that, in the context of a design’s neighborhood compatibility, “the greatest attention will be given to the immediate neighborhood where nearby homeowners are most likely to be confronted with the new house on a daily basis, and where other residents driving by are most likely to see the new structure in the context of the nearby homes.” The Residential Design Guidelines also include some consideration of the surrounding neighborhood, although less weight is given in the consideration of homes located at a greater distance from a project site. The Residential Design Guidelines emphasizes neighborhood compatibility “with the recognition that some change is inevitable, may be an improvement to the existing structures and/or neighborhood, and may be desired by the neighborhood.” Like many post-war neighborhoods in the Town, Topping Way is within a neighborhood experiencing transition as redevelopment replaces the original modest-sized residences with larger residences reflecting modern expectations. The lots on this block of Topping Way were created through the 1946 Kenwood Acres Subdivision and the original homes were constructed between 1947 and 1949. Many of the original homes have been added to or completely replaced. The proposed residence is 3,105 square feet and two stories. The size of the home and number of stories is consistent with those in both the immediate neighborhood and the newer homes along this block of Topping Way. The proposed project meets the technical requirements of the Town Code including allowable floor area, building coverage, setbacks, parking, and height requirements. In recognizing the transitional nature of the neighborhood, the Planning Commission could consider the project’s compliance with the Residential Design Guidelines for mass and bulk compared to other homes in the immediate neighborhood with some consideration of the homes along Topping Way beyond the immediate neighborhood. E. Grading The project includes site improvements with cumulative grading quantities less than 50 cubic yards. A Grading Permit will not be required. Site improvements adjacent to the residence would require approximately 12.4 cubic yards of grading to address drai nage and landscaping needs. PAGE 8 OF 10 SUBJECT: 16510 Topping Way/S-23-016 DATE: May 17, 2024 S:\PLANNING COMMISSION REPORTS\2024\05-22-2024\Item 4 - 16510 Topping Way\Staff Report.16510 Topping Way.docx DISCUSSION (continued): F. Tree Impacts There are 17 trees located on the subject property, five of which are protected trees. No protected trees are proposed for removal and all are located at least 25 feet from proposed improvements. The recommended conditions of approval include a condition requiring tree protection measures for the protected trees consistent with Section 29.10.1005 of the Town Code (Exhibit 3). The rest of the trees on the property are fruit trees that are not defined as protected trees in the Town Code. Five of the 12 fruit trees are proposed for removal due to their proximity to proposed improvements. Pursuant to Section 29.10.0970 of the Town Code, fruit trees less than 18 inches in diameter may be removed without a tree removal permit. G. Parking Section 29.10.150(c)(1) of the Town Code requires that a single-family residence provide two off-street parking spaces. The proposed project includes an attached two-car garage to meet this requirement. H. CEQA Determination The Project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act (CEQA), Section 15303(a): New Construction or Conversion of Small Structures. PUBLIC COMMENTS: Story poles and project signage were installed on the site by April 11, 2024. The applicant provided a summary of their efforts to communicate with their neighbors, which is included as Exhibit 10. At the time this report was published, no public comments had been received. CONCLUSION: A. Summary The applicant is requesting approval of an Architecture and Site application for demolition of the existing single-family residence, and construction of a new single-family residence. The project complies with the allowable floor area, building coverage, setbacks, parking, and height requirements for the property. No exceptions are requested. The residence would not result in the largest in the immediate neighborhood in terms of floor area or FAR, and would not be the first two-story residence in the immediate neighborhood. The project PAGE 9 OF 10 SUBJECT: 16510 Topping Way/S-23-016 DATE: May 17, 2024 S:\PLANNING COMMISSION REPORTS\2024\05-22-2024\Item 4 - 16510 Topping Way\Staff Report.16510 Topping Way.docx CONCLUSION (continued): is being referred to the Planning Commission to consider the compliance with the Residential Design Guidelines for mass and bulk compared to other homes in the immediate neighborhood. B. Recommendation Based on the analysis above, staff recommends that the Planning Commission consider approval of the Architecture and Site application subject to the recommended conditions of approval (Exhibit 3). If the Planning Commission finds merit with the proposed project, it should: 1. Make the finding that the proposed project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303(a): New Construction or Conversion of Small Structures (Exhibit 2); 2. Make the findings as required by Section 29.10.09030(e) of the Town Code for the demolition of existing structures (Exhibit 2); 3. Make the finding that the project complies with the objective standards of Chapter 29 of the Town Code (Zoning Regulations) (Exhibit 2); 4. Make the finding as required by the Town’s Residential Design Guidelines that the project complies with the Residential Design Guidelines (Exhibit 2); 5. Make the considerations as required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application (Exhibit 2); and 6. Approve Architecture and Site application S-23-016 with the conditions contained in Exhibit 3 and the development plans in Exhibit 12. C. Alternatives Alternatively, the Commission can: 1. Continue the matter to a date certain with specific direction; 2. Approve the application with additional and/or modified conditions; or 3. Deny the application. PAGE 10 OF 10 SUBJECT: 16510 Topping Way/S-23-016 DATE: May 17, 2024 S:\PLANNING COMMISSION REPORTS\2024\05-22-2024\Item 4 - 16510 Topping Way\Staff Report.16510 Topping Way.docx EXHIBITS: 1. Location Map 2. Required Findings and Considerations 3. Recommended Conditions of Approval 4. Project Description 5. Consulting Architect Review 6. Applicant’s Response to Consulting Architect 7. Discussion of Greater Context of Project Site 8. Justification for Height 9. Discussion of Residence Form 10. Neighborhood Outreach 11. Site Photos 12. Development Plans HILOW RDMARCHMONT D R TOPPING WY CARDINAL LNLONGMEADOW DRSHADY VIEW LNE LA CHIQUIT A A V ROSA L I E C T 16510 Topping Way 0 0.250.125 Miles ° Update Notes:- Updated 12/20/17 to link to tlg-sql12 server data (sm)- Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label- Updated 10/8/20 to add street centerlines which can be useful in the hillside area- Updated 02-19-21 to link to TLG-SQL17 database (sm)- Updated 08-23-23 to link to "Town Assessor Data" (sm) EXHIBIT 1 This Page Intentionally Left Blank \\tlg-file\data\SHARE\PLANNING COMMISSION REPORTS\2024\05-22-2024\Item 4 - 16510 Topping Way\Exhibit 2 - Required Findings and Considerations docx PLANNING COMMISSION – May 22, 2024 REQUIRED FINDINGS AND CONSIDERATIONS FOR: 16510 Topping Way Architecture and Site Application S-23-016 Requesting Approval for Demolition of an Existing Single-Family Residence and Construction of a New Single-Family Residence on Property Zoned R-1:8. APN 532-09- 029. Categorically Exempt Pursuant to the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures. Property Owner: Steve Bamberger and Susan McGovern Applicant: Eric Beckstrom FINDINGS Required finding for CEQA: ■ The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures. Required finding for the demolition of existing structures: ■ As required by Section 29.10.09030(e) of the Town Code for the demolition of an existing residence: 1. The Town's housing stock will be maintained as the single-family residence will be replaced; 2. The existing structure has no architectural or historical significance; 3. The property owner does not desire to maintain the structure as it exists; and 4. The economic utility of the structures was considered. Required compliance with the Zoning Regulations: ■ The project complies with the objective standards of Chapter 29 of the Town Code (Zoning Regulations). Required compliance with the Residential Design Guidelines: ■ The project complies with the Residential Design Guidelines. EXHIBIT 2 \\tlg-file\data\SHARE\PLANNING COMMISSION REPORTS\2024\05-22-2024\Item 4 - 16510 Topping Way\Exhibit 2 - Required Findings and Considerations docx CONSIDERATIONS Required considerations in review of Architecture and Site applications: ■ As required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application. PLANNING COMMISSION – May 22, 2024 CONDITIONS OF APPROVAL 16510 Topping Way Architecture and Site Application S-23-016 Requesting Approval for Demolition of an Existing Single-Family Residence and Construction of a New Single-Family Residence on Property Zoned R-1:8. APN 532- 09-029. Categorically Exempt Pursuant to the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures. Property Owner: Steve Bamberger and Susan McGovern Applicant: Eric Beckstrom TO THE SATISFACTION OF THE COMMUNITY DEVELOPMENT DIRECTOR: Planning Division 1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval and in substantial compliance with the approved plans. Any changes or modifications to the approved plans and/or business operation shall be approved by the Community Development Director, DRC, or the Planning Commission depending on the scope of the changes. 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested. 3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights shall be used unless it can be demonstrated that they are needed for safety or security. 4. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be removed, prior to the issuance of a building or grading permit. 5. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to be planted are specific subjects of approval of this plan, and must remain on the site. 6. TREE FENCING: Protective tree fencing and other protection measures consistent with Section 29.10.1005 of the Town Code shall be placed at the drip line of existing trees prior to issuance of demolition and building permits and shall remain through all phases of construction. Include a tree protection plan with the construction plans. 7. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties. 8. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must be landscaped. 9. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is more restrictive. A review fee based on the current fee schedule adopted by the Town Council is required when working landscape and irrigation plans are submitted for review. EXHIBIT 3 10. STORY POLES: The story poles on the project site shall be removed within 30 days of approval of the Architecture & Site application. 11. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement (“the Project”) from the Town shall defend (with counsel approved by Town), indemnify, and hold harmless the Town, its agents, officers, and employees from and against any claim, action, or proceeding (including without limitation any appeal or petition for review thereof) against the Town or its agents, officers or employees related to an approval of the Project, including without limitation any related application, permit, certification, condition, environmental determination, other approval, compliance or failure to comply with applicable laws and regulations, and/or processing methods (“Challenge”). Town may (but is not obligated to) defend such Challenge as Town, in its sole discretion, determines appropriate, all at applicant’s sole cost and expense. Applicant shall bear any and all losses, damages, injuries, liabilities, costs and expenses (including, without limitation, staff time and in-house attorney’s fees on a fully-loaded basis, attorney’s fees for outside legal counsel, expert witness fees, court costs, and other litigation expenses) arising out of or related to any Challenge (“Costs”), whether incurred by Applicant, Town, or awarded to any third party, and shall pay to the Town upon demand any Costs incurred by the Town. No modification of the Project, any application, permit certification, condition, environmental determination, other approval, change in applicable laws and regulations, or change in such Challenge as Town, in its sole discretion, determines appropriate, all the applicant’s sole cost and expense. No modification of the Project, any application, permit certification, condition, environmental determination, other approval, change in applicable laws and regulations, or change in processing methods shall alter the applicant’s indemnity obligation. 12. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed. Building Division 13. PERMITS REQUIRED: a. A Demolition Permit is required for the demolition of the existing single-family residence. b. A separate Building Permit is required for the construction of the new single-family residence and attached garage. c. An additional Building Permit will be required for the Photovoltaic system. d. An additional Building Permit will be required for the future swimming pool. 14. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos as of January 1, 2023, are the 2022 California Building Standards Code, California Code of Regulations Title 24, Parts 1-12, including locally adopted Reach Codes. 15. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue lined in full on the cover sheet of the construction plans. A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 16. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building Division prior to submitting for the building permit application process. 17. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”. 18. REQUIREMENTS FOR COMPLETE DEMOLITION OF STRUCTURE: Obtain a Building Department Demolition Application and a Bay Area Air Quality Management District Application from the Building Department Service Counter. Once the demolition form has been completed, all signatures obtained, and written verification from PG&E that all utilities have been disconnected, return the completed form to the Building Department Service Counter with the Air District’s J# Certificate, PG&E verification, and three (3) sets of site plans showing all existing structures, existing utility service lines such as water, sewer, and PG&E. No demolition work shall be done without first obtaining a permit from the Town. 19. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official, containing foundation, and retaining wall design recommendations, shall be submitted with the Building Permit Application. This report shall be prepared by a licensed Civil Engineer specializing in soils mechanics. 20. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project Building Inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the Soils Report, and that the building pad elevations and on-site retaining wall locations and elevations have been prepared according to the approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered Civil Engineer for the following items: a. Building pad elevation b. Finish floor elevation c. Foundation corner locations d. Retaining wall(s) locations and elevations 21. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be blue-lined (sticky-backed), i.e., directly printed, onto a plan sheet. 22. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed with adaptability features for single-family residences per Town Resolution 1994-61: a. Wood backing (2” x 8” minimum) shall be provided in all bathroom walls, at water closets, showers, and bathtubs, located 34 inches from the floor to the center of the backing, suitable for the installation of grab bars if needed in the future. b. All passage doors shall be at least 32-inch-wide doors on the accessible floor level. c. The primary entrance door shall be a 36-inch-wide door including a 5’x 5’ level landing, no more than 1 inch out of plane with the immediate interior floor level and with an 18-inch clearance at interior strike edge. d. A door buzzer, bell or chime shall be hard wired at primary entrance. 23. BACKWATER VALVE: The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12 inches above the elevation of the next upstream manhole. 24. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies. 25. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the Architect or Engineer of Record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the Building Permit. The Town Special Inspection form must be completely filled-out and signed by all requested parties prior to permit issuance. Special Inspection forms are available online at www.losgatosca.gov/building. 26. BLUEPRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program Sheet (page size same as submitted drawings) shall be part of the plan submittal as the second page. The specification sheet is available online at www.losgatosca.gov/building. 27. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development – Planning Division: (408) 354-6874 b. Engineering/Parks & Public Works Department: (408) 399-5771 c. Santa Clara County Fire Department: (408) 378-4010 d. West Valley Sanitation District: (408) 378-2407 e. Local School District: The Town will forward the paperwork to the appropriate school district(s) for processing. A copy of the paid receipt is required prior to permit issuance. TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS: Engineering Division 28. GENERAL: All public improvements shall be made according to the latest adopted Town Standard Plans, Standard Specifications and Engineering Design Standards. All work shall conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job-related mud, silt, concrete, dirt and other construction debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless an encroachment permit is issued by the Engineering Division of the Parks and Public Works Department. The Owner’s representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in the issuance of correction notices, citations, or stop work orders and the Town performing the required maintenance at the Owner’s expense. 29. PAYMENT OPTIONS: a. All payments regarding fees and deposits can be mailed to: Town of Los Gatos PPW – Attn: Engineering Dept 41 Miles Avenue Los Gatos, CA 95030 Or hand deliver/drop off payment in engineering lock box Checks made out to “Town of Los Gatos” and should mention address and application number on memo/note line. 30. APPROVAL: This application shall be completed in accordance with all the conditions of approval listed below and in substantial compliance with the latest reviewed and approved development plans. Any changes or modifications to the approved plans or conditions of approvals shall be approved by the Town Engineer. 31. CONSTRUCTION PLAN REQUIREMENTS: Construction drawings shall comply with Section 1 (Construction Plan Requirements) of the Town’s Engineering Design Standards, which are available for download from the Town’s website: https://www.losgatosca.gov/1088/Town-Engineering-Standards 32. CHANGE OF OCCUPANCY: Prior to initial occupancy and any subsequent change in use or occupancy of any non-residential condominium space, the buyer or the new or existing occupant shall apply to the Community Development Department and obtain approval for use determination and building permit and obtain inspection approval for any necessary work to establish the use and/or occupancy consistent with that intended. 33. GENERAL LIABILITY INSURANCE: The property owner shall provide proof of insurance to the Town on a yearly basis. In addition to general coverage, the policy must cover all elements encroaching into the Town’s right-of-way. 34. ENCROACHMENT PERMIT: All work in the public right-of-way will require a Construction Encroachment Permit. Please send application materials to trobnett-illges@losgatosca.gov to apply. 35. PUBLIC WORKS INSPECTIONS: The Owner, Applicant and/or Developer or their representative shall notify the Engineering Inspector at least twenty-four (24) hours before starting any work pertaining to on-site drainage facilities, grading or paving, and all work in the Town's right-of-way. Failure to do so will result in penalties and rejection of any work that occurred without inspection. 36. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner, Applicant and/or Developer or their representative shall repair or replace all existing improvements not designated for removal that are damaged or removed because of the Owner, Applicant and/or Developer or their representative's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc., shall be repaired and replaced to a condition equal to or better than the original condition. Any new concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore. Existing improvement to be repaired or replaced shall be at the direction of the Engineering Construction Inspector and shall comply with all Title 24 Disabled Access provisions. The restoration of all improvements identified by the Engineering Construction Inspector shall be completed before the issuance of a certificate of occupancy. The Owner, Applicant and/or Developer or their representative shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 37. PLAN CHECK FEES: Plan check fees associated with the Grading Permit shall be deposited with the Engineering Division of the Parks and Public Works Department prior to the commencement of plan check review. 38. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job site at all times during construction. 39. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of permits or recordation of maps. 40. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the approval of the Town prior to the commencement of any and all altered work. The Owner’s project engineer shall notify, in writing, the Town Engineer at least seventy-two (72) hours in advance of all the proposed changes. Any approved changes shall be incorporated into the final “as-built” plans. 41. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered Professional Engineer in the State of California and submitted to the Town Engineer for review and approval. Additionally, any post-project traffic or parking counts, or other studies imposed by the Planning Commission or Town Council shall be funded by the Owner, Applicant and/or Developer. 42. GRADING PERMIT DETERMINATION DURING CONSTRUCTION DRAWINGS: All grading work taking place with this application and related applications/projects within a two year time period are considered eligible for the grading permit process and will be counted toward the quantities used in determining grading permit requirements. In the event that, during the production of construction drawings and/or during construction of the plans approved with this application by the Town of Los Gatos, it is determined that a grading permit would be required as described in Chapter 12, Article II (Grading Permit) of the Town Code of the Town of Los Gatos, an Architecture and Site Application would need to be submitted by the Owner for review and approval by the Development Review Committee prior to applying for a grading permit. 43. GRADING: Any grading work, cut/fill, earthwork or combination thereof (completed or proposed on submitted plans) on the parcel over the upcoming two-year period are combined with regards to grading permit thresholds. This also applies to adjacent parcels with identical owners, applicants and or developers. 44. ILLEGAL GRADING: Per the Town’s Comprehensive Fee Schedule, applications for work unlawfully completed shall be charged double the current fee. As a result, the required grading permit fees associated with an application for grading will be charged accordingly. 45. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three (3) times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur. Streets shall be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on-site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one (1) late-afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed twenty (20) miles per hour (MPH). All trucks hauling soil, sand, or other loose debris shall be covered. For sites greater than four (4) acres in area: a. Enclose, cover, water twice daily or apply (non-toxic) soil binders to exposed stockpiles (dirt, sand, etc.). b. Limit traffic speeds on unpaved roads to fifteen (15) miles per hour. c. Install sandbags or other erosion control measures to prevent silt runoff to public roadways. d. Replant vegetation in disturbed areas as quickly as possible. e. Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas (previously graded areas inactive for ten days or more). 46. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest requirements of the CASQA Stormwater Best Management Practices Handbooks for Construction Activities and New Development and Redevelopment, the Town's grading and erosion control ordinance, and other generally accepted engineering practices for erosion control as required by the Town Engineer when undertaking construction activities. 47. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor and homeowner to make sure that all dirt tracked into the public right-of-way is cleaned up on a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town’s storm drains. 48. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered. 49. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during the course of construction. All construction shall be diligently supervised by a person or persons authorized to do so at all times during working hours. The Owner’s representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in penalties and/or the Town performing the required maintenance at the Owner’s expense 50. SITE DESIGN MEASURES: All projects shall incorporate at least one of the following measures: a. Protect sensitive areas and minimize changes to the natural topography. b. Minimize impervious surface areas. c. Direct roof downspouts to vegetated areas. d. Use porous or pervious pavement surfaces on the driveway, at a minimum. e. Use landscaping to treat stormwater. 51. CONSTRUCTION HOURS: All subdivision improvements and site improvements construction activities, including the delivery of construction materials, labors, heavy equipment, supplies, etc., shall be limited to the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. The Town may authorize, on a case-by- case basis, alternate construction hours. The Owner, Applicant and/or Developer shall provide written notice twenty-four (24) hours in advance of modified construction hours. Approval of this request is at discretion of the Town. 52. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays, construction, alteration or repair activities shall be allowed. No individual piece of equipment shall produce a noise level exceeding eighty-five (85) dBA at twenty-five (25) feet from the source. If the device is located within a structure on the property, the measurement shall be made at distances as close to twenty-five (25) feet from the device as possible. The noise level at any point outside of the property plane shall not exceed eighty-five (85) dBA. 53. DELAYED/DEFERRED REPORTS AND REVIEWS: TLGPPW strongly recommend that reports requiring a peer review be submitted and completed prior to committee approval/building permit stage. Note that these reviews may require a design change by the applicant and/or additional studies. Applicants who chose to defer assume risk that required changes may send project back to planning stage. 54. WATER METER: Water meters shall be relocated within the property in question, directly behind the public right-of-way line. The Owner, Applicant and/or Developer shall repair and replace to existing Town standards any portion of concrete flatwork within said right- of-way that is damaged during this activity prior to issuance of a certificate of occupancy. 55. SANITARY SEWER CLEANOUT: Sanitary sewer cleanouts shall be relocated within the property in question, within one (1) foot of the property line per West Valley Sanitation District Standard Drawing 3, or at a location specified by the Town. The Owner, Applicant and/or Developer shall repair and replace to existing Town standards any portion of concrete flatwork within said right-of-way that is damaged during this activity prior to issuance of a certificate of occupancy. 56. PRECONSTRUCTION MEETING: Prior to issuance of any grading or building permits or the commencement of any site work, the general contractor shall: a. Along with the Owner, Applicant and/or Developer, setup a pre-construction meeting with Eric Christianson, Senior Public Works Inspector: echristianson@losgatosca.gov or (408) 354-6824 to discuss the project conditions of approval, working hours, site maintenance and other construction matters; b. Acknowledge in writing that they have read and understand the project conditions of approval and will make certain that all project sub-contractors have read and understand them as well prior to commencing any work, and that a copy of the project conditions of approval will be posted on-site at all times during construction. 57. CONSTRUCTION VEHICLE PARKING: Construction vehicle parking within the public right- of-way will only be allowed if it does not cause access or safety problems as determined by the Town. 58. PRIVATE UTILITIES: Private utilities in town right of way is prohibited and should be located on parcel which it serves, unless otherwise allowed via easement. 59. STREET/SIDEWALK CLOSURE: Any proposed blockage or partial closure of the street and/or sidewalk requires an encroachment permit. Special provisions such as limitations on works hours, protective enclosures, or other means to facilitate public access in a safe manner may be required. 60. GRADING PERMIT A grading permit is required for all site grading and drainage work except for exemptions listed in Section 12.20.015 of The Code of the Town of Los Gatos (Grading Ordinance). All grading work taking place with this application and related applications /projects within a two year time period are considered eligible for the grading permit process and will be counted toward the quantities used in determining grading permit requirements. After the preceding Architecture and Site Application has been approved by the respective deciding body and the appeal period has passed, the grading permit application with grading plans and associated required materials shall be submitted via email to the PPW engineer assigned to the A&S review. Plan check fees (determined after initial submittal) shall be sent to the Engineering Division of the Parks and Public Works Department located at 41 Miles Avenue. Unless specifically allowed by the Director of Parks and Public Works, the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). Prior to Engineering signing off and closing out on the issued grading permit, the Owner’s soils engineer shall verify, with a stamped and signed letter, that the grading activities were completed per plans and per the requirements as noted in the soils report. A separate building permit, issued by the Building Department, located at 110 E. Main Street, is needed for grading within the building footprint. 61. DRIVEWAY: The driveway conform to existing pavement on Street Name shall be constructed in a manner such that the existing drainage patterns will not be obstructed. 62. DRIVEWAY APPROACH: The Owner, Applicant and/or Developer shall install Town standard residential driveway approach. The new driveway approach shall be constructed per Town Standard Plans and must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore. 63. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the issuance of a building permit. An arborist report may be necessary. Please contact Tammy Robnett-Illges, Engineering Administrative Assistant trobnett-illges@losgatosca.gov (408) 399-5771 for more information. 64. UTILITIES: The Owner, Applicant and/or Developer shall install all new, relocated, or temporarily removed utility services, including telephone, electric power and all other communications lines underground, as required by Town Code Section 27.50.015(b). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. The Owner, Applicant and/or Developer is required to obtain approval of all proposed utility alignments from any and all utility service providers before a Certificate of Occupancy for any new building can be issued. The Town of Los Gatos does not approve or imply approval for final alignment or design of these facilities. 65. SIDEWALK/ IN-LIEU FEE: A curb and sidewalk in-lieu fee of $17,200 shall be paid prior to issuance of a grading or building permit. This fee is based on 80 linear feet of curb at $125.00 per linear foot and 360 square feet of 4.5-foot wide sidewalk at $20.00 per square foot in accordance with Town policy and the Town’s Comprehensive Fee Schedule. The final curb and sidewalk in-lieu fee for this project shall be calculated using the current fee schedule and rate schedule in effect at the time the fee is paid. A separate encroachment offsite improvement process is required for any public improvements designed to qualify for in-lieu fee reimbursement. Approval from the Town Engineer and PPW is required before any encroachment offsite improvement process can. 66. SIDEWALK REPAIR: The Owner, Applicant and/or Developer shall repair and replace to existing Town standards any sidewalk damaged now or during construction of this project. All new and existing adjacent infrastructure must meet current ADA standards. Sidewalk repair shall match existing color, texture and design, and shall be constructed per Town Standard Details. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore. The limits of sidewalk repair will be determined by the Engineering Construction Inspector during the construction phase of the project. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 67. CURB AND GUTTER REPAIR: The Owner, Applicant and/or Developer shall repair and replace to existing Town standards any curb and gutter damaged now or during construction of this project. All new and existing adjacent infrastructure must meet Town standards. New curb and gutter shall be constructed per Town Standard Details. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore. The limits of curb and gutter repair will be determined by the Engineering Construction Inspector during the construction phase of the project. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 68. FENCES: Fences between all adjacent parcels will need to be located on the property lines/boundary lines. Any existing fences that encroach into the neighbor’s property will need to be removed and replaced to the correct location of the boundary lines before a Certificate of Occupancy for any new building can be issued. Waiver of this condition will require signed and notarized letters from all affected neighbors. 69. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any grading or building permits, the Owner and/or Applicant’s design consultant shall submit a construction management plan sheet (full-size) within the plan set that shall incorporate at a minimum the Earth Movement Plan, Traffic Control Plan, Project Schedule, site security fencing, employee parking, construction staging area, materials storage area(s), construction trailer(s), concrete washout(s) and proposed outhouse locations. Please refer to the Town’s Construction Management Plan Guidelines document for additional information: http://www.losgatosca.gov/DocumentCenter/View/17600. 70. NPDES STORMWATER COMPLIANCE: In the event that, during the production of construction drawings for the plans approved with this application by the Town of Los Gatos, it is determined that the project will create and/or replace more than 2,500 square feet of impervious area, completion of the NPDES Stormwater Compliance Small Projects Worksheet and implementation of at least one of the six low impact development site design measures it specifies shall be completed and submitted to the Engineering Division before issuance of a grading/building permit. 71. LANDSCAPING: In finalizing the landscape plan for the biotreatment area(s), it is recommended that the landscape architect ensure that the characteristics of the selected plants are similar to those of the plants listed for use in bioretention areas in Appendix D of the Santa Clara Valley Urban Runoff Pollution Prevention Program (SCVURPPP) C.3 Stormwater Handbook. 72. EROSION CONTROL: Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks and Public Works Department. A maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building on an area if grading is allowed during the rainy season. Interim erosion control measures, to be carried out during construction and before installation of the final landscaping, shall be included. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The Town of Los Gatos Engineering Division of the Parks and Public Works Department and the Building Department will conduct periodic NPDES inspections of the site throughout the recognized storm season to verify compliance with the Construction General Permit and Stormwater ordinances and regulations. 73. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant emissions, the following the Bay Area Air Quality Management District (BAAQMD)- recommended basic construction measures shall be included in the project’s grading plan, building plans, and contract specifications: a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day, or otherwise kept dust- free. b. All haul trucks designated for removal of excavated soil and demolition debris from site shall be staged off-site until materials are ready for immediate loading and removal from site. c. All haul trucks transporting soil, sand, debris, or other loose material off-site shall be covered. d. As practicable, all haul trucks and other large construction equipment shall be staged in areas away from the adjacent residential homes. e. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day, or as deemed appropriate by Town Engineer. The use of dry power sweeping is prohibited. An on-site track-out control device is also recommended to minimize mud and dirt-track-out onto adjacent public roads. f. All vehicle speeds on unpaved surfaces shall be limited to fifteen (15) miles per hour. g. All driveways and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. h. Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within forty-eight (48) hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations. Please provide the BAAQMD’s complaint number on the sign: 24-hour toll-free hotline at 1-800-334- ODOR (6367). i. All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed twenty (20) miles per hour. j. Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in disturbed areas as soon as possible and watered appropriately until vegetation is established. 74. DETAILING OF STORMWATER MANAGEMENT FACILITIES: Prior to the issuance of any grading or building permits, all pertinent details of any and all proposed stormwater management facilities, including, but not limited to, ditches, swales, pipes, bubble-ups, dry wells, outfalls, infiltration trenches, detention basins and energy dissipaters, shall be provided on submitted plans, reviewed by the Engineering Division of the Parks and Public Works Department, and approved for implementation. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 75. GENERAL: Review of this Developmental proposal is limited to acceptability of site access, water supply and may include specific additional requirements as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 76. FIRE SPRINKLERS REQUIRED: (As Noted on Sheet A0.0) Approved automatic sprinkler systems in new and existing buildings and structures shall be provided in the locations described in this Section or in Sections 903.2.1 through 903.2.12 whichever is the more restrictive and Sections 903.2.14 through 903.2.21. For the purposes of this section, firewalls and fire barriers used to separate building areas shall be constructed in accordance with the California Building Code and shall be without openings or penetrations. 1. An automatic sprinkler system shall be provided throughout all new buildings and structures, other than Group R occupancies, except as follows: a. Buildings and structures not located in any Wildland-Urban Interface and not exceeding 1,200 square feet of fire area. b. Buildings and structures located in any Wildland-Urban Interface Fire Area and not exceeding 500 square feet of fire area. c. Group S-2 or U occupancies, including photovoltaic support structures, used exclusively for vehicle parking which meet all of the following: i. Noncombustible construction. ii. Maximum 5,000 square feet in building area. iii. Structure is open on not less than three (3) sides nor 75% of structure perimeter. iv. Minimum of 10 feet separation from existing buildings, or similar structures, unless area is separated by fire walls complying with California Building Code 706. d. Canopies, constructed in accordance with CBC 406.7.2, used exclusively for weather protection of vehicle fueling pads per CBC 406.7.1 and not exceeding 5,000 square feet of fire area. 2. An automatic sprinkler system shall be installed throughout all new buildings with a Group R fire area. Exception: Accessory Dwelling Unit, provided that all of the following are met: a. The unit meets the definition of an Accessory Dwelling Unit as defined in the Government Code Section 65852.2. b. The existing primary residence does not have automatic fire sprinklers. c. The accessory dwelling unit does not exceed 1,200 square feet in size. d. The unit is on the same lot as the primary residence. e. The unit meets all apparatus access and water supply requirements of Chapter 5 and Appendix B of the 2022 California Fire Code. 3. An approved automatic fire sprinkler system shall be installed in new manufactured homes (as defined in California Health and Safety Code Sections 18007 and 18009) and multifamily manufactured homes with two dwelling units (as defined in California Health and Safety Code Section 18008.7) in accordance with Title 25 of the California Code of Regulations. 4. An automatic sprinkler system shall be installed throughout existing buildings with a Group R fire area when additions are made causing the fire area to exceed 3,600 square feet. Exception: Additions where all of the following are met: a. Building addition does not exceed 500 square feet. b. The resultant structure meets all water supply requirements of Chapter 5 and Appendix B of the 2022 California Fire Code. 5. An automatic sprinkler system shall be provided throughout existing Group A, B, E, F, L, M, S and U buildings and structures, when additions are made that increase the fire area to more than 3,600 square feet or that create conditions described in Sections 903.2.1 through 903.2.18. 6. Any change in the character of occupancy or in use of any building with a fire area equal to or greater than 3,600 square feet which, in the opinion of the fire code official or building official, would place the building into a more hazardous division of the same occupancy group or into a different group of occupancies and constitutes a greater degree of life safety 1 or increased fire risk 2 , shall require the installation of an approved fire automatic fire sprinkler system. 77. REQUIRED FIRE FLOW: (Letter received) The minimum require fireflow for this project is 875 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3]. 78. WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2019 CFC Sec. 903.3.5 and Health and Safety Code 13114.7. 79. ADDRESS IDENTIFICATION: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Address numbers shall be maintained. CFC Sec. 505.1. 80. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33. 81. GENERAL: This review shall not be construed to be an approval of a violation of the provisions of the California Fire Code or of other laws or regulations of the jurisdiction. A permit presuming to give authority to violate or cancel the provisions of the fire code or other such laws or regulations shall not be valid. Any addition to or alteration of approved construction documents shall be approved in advance. [CFC, Ch.1, 105.3.6]. 16510 Topping Way Beckstrom Architecture+ Interiors page 1 Beckstrom Architecture + Interiors Eric Beckstrom PO Box 1317, Los Gatos, CA 94030 650 847-8351 E: Eric@BeckstromArchitecture.com September 25, 2020 TO: Los Gatos Planning/Building Dept Project: 16510 Topping Way, Los Gatos, 95032 APN: 532-09-029; Zoning: R:1-8 Construct New 2-story Residence in R:1-8 Zone Overview The subject area was used for orchards from 1880 until World War II and is not part of the historic Los Gatos which has a dense fabric of housing, business, hotels, etc. Topping Way was most likely platted during World War II. The 10,960SF lot sits in a suburban neighborhood approximately 3/4 mile from Los Gatos Boulevard. The neighborhood has a mixed fabric of very simple, orginal 1-story houses from the 50’s and 60’s. 16510 Topping Way 1-story house was built in 1947. In the neighborhood, most of the original, post War, suburban houses have either been completely remodeled or torn down for new 2-story houses to support the growing families who are drawn to the Los Gatos public school system. 2 - story houses are the norm for new houses in this neighborhood. Real estate prices have increased greatly since 1947 so that new 2-story houses capitalize on the very high lot costs in Silicon Valley. 16510 Existing House It is apparent from the pictures that the house has been through many facelifts a nd renovations prior to codes, zoning and development guidelines. It is challenging to know how the original house looked due to all the changes inside and out, there are no records for this humble house. Street View-Looking SouthWest Street View-Looking West Rear View-Looking North EXHIBIT 4 16510 Topping Way Beckstrom Architecture+ Interiors page 2 Proposed Project Description The proposed new single-family house project with attached Garage entails deconstructing/demolishing the existing and worn 1947, 3 Bedroom/3 Bath 1-story home.The lot is relatively flat with no significant trees. The lot faces North- NorthWest. The lot to the west is heavily wooded and the lot to the back has tall large trees near the property line. The attempt was to create a handsome, classic, transitional house design wh ich blends with all the different style in the neighborhood. There is a friendly, large front porch as the ‘public face’ of the house. Street View-Looking SouthWest Rear View-Looking North Please call or email with any follow up questions. Thanks Sincerely, Eric A. Beckstrom Architect July 18, 2023 Ms. Savannah Van Akin Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, CA 95031 RE: 16510 Topping Way Dear Savannah: I reviewed the drawings and evaluated the neighborhood context. My comments and recommendations on the design are as follows: NEIGHBORHOOD CONTEXT The site is located in an established neighborhood of one and two story traditional homes. Photos of the site and its surrounding neighborhood are shown on the following page. EXHIBIT 5 16510 Topping Way Design Review Comments July 18, 2023 Page 2 Nearby house across Topping Way THE SITE House immediately to the left House immediately to the right Nearby house to the right Nearby house to the right House immediately across Topping Way Nearby house across Topping Way 16510 Topping Way Design Review Comments July 18, 2023 Page 3 PROPOSED PROJECT Proposed Front Elevation Proposed Rear Elevation Proposed Right Side Elevation Proposed Left Side Elevation Proposed Front Elevation Proposed Rear Elevation 16510 Topping Way Design Review Comments July 18, 2023 Page 4 ISSUES AND CONCERNS The proposed house is very well designed in a traditional architectural style and with details that are consistent with the style and the diversity of this neighborhood. There are only a few issues related to the Town’s Resi- dential Design Guidelines. 1. The proposed house has a partial second story. The majority of nearby homes are one story in height, but there are two homes in the immediate neighborhood with partial second stories. One of them has a two story wall at its front facade but it is screened from view by heavy tree landscap- ing and set back from the street - see photos below. The second home has its second story imbedded within its roof form - see photo below.. In both cases the second floor facades are set much further back from the street than this proposed house - see illustration to the right. 16510 Topping Way Design Review Comments July 18, 2023 Page 5 16510 Topping Way Design Review Comments July 18, 2023 Page 6 2.3.1 Design two story houses in predominantly one story neighborhoods to blend with the smaller homes. Two-story houses may not be appropriate for every neighborhood. For neighborhoods dominated by one-story homes, an effort should be made to limit the house to one-story in height or to accom- modated second floor space within the existing roof. If a two-story house is proposed in this type of a neighborhood, the house shall be designed to blend with the smaller homes. 2.3.2 Avoid structures with height and bulk at front and side setback lines which are significantly greater than those of the adjacent homes 3.3.2 Height and bulk at front and side setbacks • Two story houses may not be appropriate for every neighborhood. For neighborhoods dominated by one story homes, an effort should be made to limit the house to one story in height or to accommo- date second floor space within the roof form as is common in the Craftsman Style. • Avoid eave lines and roof ridge lines that are substantially taller than the adjacent houses. • Give special attention to adapting to the height and massing of adjacent homes. 2. The windows shown are appropriate to the style but the width of trim shown on the various windows is not consistent RECOMMENDATIONS 1. Utilize a shed roof on the front and rear elevations in lieu of the proposed projecting gable roofs. 2. Provide consistent trim on all windows and doors consistent with Residential Design Guideline 3.7.4. 3.7.4 Design the windows with attention to matching the traditional details of the architectural style • Most architectural styles - except Mission, Spanish Eclectic or Modern - should have wood trim around the windows. The trim width should be matched to the style, but in general, should not be less than 3 1/2 inches wide. Head trim depth should be equal to or wider than the jamb casing, but not less than one-sixth of the opening width. • Projecting window sills and heads are strongly encouraged unless the architectural style would not normally have those features. • Wood trim is also encouraged on stucco houses unless the window frames are recessed at least 6 inches from the outside face of the wall. The use of stucco covered foam trim is strongly discouraged. 16510 Topping Way Design Review Comments July 18, 2023 Page 7 Savannah, please let me know if you have any questions or if there are any issues that I did not address. Sincerely, CANNON DESIGN GROUP Larry L. Cannon This Page Intentionally Left Blank S-23-016 Response #2 CDG Response 16510 Topping Way Beckstrom Architecture+ Interiors PO Box 1317, Los Gatos, CA 94030 650 847-8351 Eric@BeckstromArchitecture.com November 15, 2023 PROJECT PLANNER: Savannah Van Akin Town of Los Gatos - Planning Department 110 E. Main Street, Los Gatos CA 95031 16510 Topping Way, Architecture and Site Application S-23-016 CDG - Neighbor Context Review Background Overview We appreciate the input and opinions shared in the report from the consulting Architect whose firm seems primarily focused on Commercial projects which are different to the Los Gatos Village Residential fabric. We also appreciate the effort to try to find neighborhood themes or ‘cues’ in the CDG report. However, the report only examines only 5 houses, half of which are likely to be demolished and rebuilt in the near future for reasons described below. This current methodology used for neighborhood ‘compatibility’ ironically would have prevented construction of the historic Los Gatos core back in 1880’s which was dense, vertical and had strong street wall/frontages. Fortunately, Los Gatos has a very rich and varied tapestry of its built environment and does not suffer from mass, ‘suburbanization’ such as other communities such as Saratoga, Los Altos, etc. It is not an accident that Los Gatos historic, dense neighborhoods are also the region ‘draw’ for Halloween revelers. This type of positive, civic activity is not possible in less dense suburbs. In the past decades there is a strong ‘New Urbanism’ and dense village approach to rectify the ‘emptiness’ that typical suburbs suffer. Urban Designers and Architects have pivoted to relearn the lessons of density, character and ‘street wall’. This Village Urbanization pattern/tapestry is ironically a major ‘draw’ to Los Gatos and other communities which actually have an ‘identity and sense of place’. This response attempts to examine and reveal the ‘real’ existing neighborhood context and the ‘anticipated’ effect of the proposed design on this Los Gatos area. The Applicant/Architect believes the proposed design is very ‘compatible’ with the ‘neighborhood’ and appropriate in Los Gatos based on a thorough examination of the development history of Los Gatos revealed in the applicant’s other reports which have been submitted and based on the Urban Design background of the applicant (see resume, etc.). The Applicant/Architect lives in the historic Loma Alta neighborhood in a new 2-story home a few minutes away from the subject site. We went through the same process. The cul-de-sac neighbors are also post World War 2 tract homes, which contrast to the nearby Loma Alta house fabric which is denser, more vertical and closer to the street which is positive and more friendly. The Architect is writing a longer report here due to concerns on how these ‘Architect’ review reports can adversely affect the quality and nature of new and rebuilt housing stock in Los Gatos. The Planners of Los Gatos rely on these reports to garner a better ‘Architectural’ understand of submissions, yet perhaps more Village Fabric context and understanding would help the process? EXHIBIT 6 S-23-016 Response #2 CDG Response 16510 Topping Way Page 2 of 7 The Topping Way Client selected the Architect based on the Architect’s recently designed 2- story home 3 minutes away on Englewood Avenue during one of their neighborhood walks. This site also had a post War low-quality structure. 16497 Englewood Avenue, 3 min walk away 16510 Topping Way Site This coastal highland plateau was used first as Tribal lands, then Spanish/Mexican ranch/grazing land. Later converted to orchards, post Gold Rush; then post World War 2 it was platted with low/medium quality paved streets, ie. without curbs & sidewalks. The GI Bill made possible the construction and home ownership of extremely low-cost/low quality 1-story housing of 1200-1800 sf in this neighborhood as seen in maps below. 1956 MAP S-23-016 Response #2 CDG Response 16510 Topping Way Page 3 of 7 1973 MAP OF NEIGHBORHOOD: SUBJECT PROPERTY AND OTHER BECKSTROM DESIGN HOUSE ON ENGLEWOOD AVE; STREET/LOTS CONSTRUCTED IN 1940’S ON ORCHARDS, 1-STORY ‘GI’ HOUSES Neighborhood Economic History and Current Economic Forces The 1940’s site is located in a transitioning neighborhood of simple, 1-story, poor to medium quality homes built after World War II when the GI bill made first time home ownership a possibility for the middle class with low interest loans - this was a new phenomenon. This existing housing stock is marginal quality in design and construction compared to the ‘heart’ of Los Gatos. The houses were built quickly without insulation and low to minimal durability. The lack of permanence is apparent from direct observation and from the extremely low tax basis of existing homes with a real estate tax ‘burden’ of $2-3K whereas a new house burden is $35- 50K+! The neighborhood has been in rapid transition since the Silicon Valley tech boom starting in the 80’s (and earlier). Today the value these small lots and marginal houses is $2-3M! The post 1980’s Silicon Valley sky rocketing wealth creation and red hot intense housing demand made these low quality/low design houses into rental gold mines fetching $7-10K/month for a tiny house that originally cost $20-40K to buy. These structures can bring in $120k/year rental with only $2K in taxes making an owner over $100K in annual passive income on non-insulated houses that in houses that in the rest of the country would be worth $200K at best… The existing housing stock profit potential shown above is enormous and is a deterrence to home rental improvements which is plainly evident on adjacent and nearby lots. If the ownership remains in the family there is little financial incentive for owner improvements and the resultant property tax savings are in the hundreds of thousands of dollars. S-23-016 Response #2 CDG Response 16510 Topping Way Page 4 of 7 Construction/Permitting - Financial Context The current applicants bought this lot for $2m with a ‘tear down’ house which has no value now that the real estate taxes adjusted up. Neighbors to the North and the back are extremely worn rental houses that will obviously be torn down once they are sold and will make the original owners into instant millionaires. There is a lack of existing ‘historic’ or high quality housing stock on the Englewood Ave to Hillow Rd Neighborhood. A new owner such as the current applicant pays $2-3M for the privilege of demolishing one of these minimally constructed houses. They now have a heavy real estate tax burden. The new owner is under enormous financial and emotional pressure to rebuild as fast as possible. Construction costs are $2M-3M for a new house with a total outlay of $4.5-$6M! They will need to set aside $120-300K rent just to keep their children in the same school district while they go through the rebuilding process which can take 2.5 – 4 years. The new home investment is unlivable for 2.5 – 4 years through the design/permitting and construction process. It is a tall order unlike any other neighborhood outside of Silicon Valley in the USA. The Architect just finished this process on their new 2-story house nearby in Loma Alta. It is not small task in any way. It is a privilege to live in Los Gatos yet it takes a marathon will. Neighborhood Analysis about has a high is markedly different from the typical Los Gatos/USA historic, fairly high quality, high density urban village housing the low density of the 40’s development is reflective of the very low value/cost of land back then. ypical all across the USA. quality paved streets post‘GI Bill’ affordable/low cost housing neighborhood when the streets were laid down right after World War 2, There are no sidewalks or curbs. The houses were simple one story ‘ranchbuThe site is located in a larger neighborhood in transition. This transitional nature is explicit by walking or driving the neighborhood defined by: Englewood Ave., Topping Way, Marchmont Drive, Hillow Road, Cardinal/Littlefield Lanes and Kennedy Road. A more relevant neighborhood context is defined by: Englewood Ave. to Hillow Road with the cross streets, Topping Way, Marchmont Drive and Cardinal/Littlefield Lane. 2.3.1 2-story houses in neighborhoods The context information above reveals the low quality of the existing neighborhood houses. These were low quality/low design, minimal houses when built and many have been altered to mixed effect. If one does a leisurely dog walk around the neighborhood, one will see a profusion of new 2-story houses with a wide variety of form and style which matches the rich texture of Los Gatos. The proposed design is much smaller than many of the nearby houses. The proposed design is handsome and presents a friendly, neighborhood face that respects the rich history of Los Gatos Village fabric. 2.3.2 Height/Bulk and setbacks The proposed design is ‘compatible’ with other Topping Way houses, seen below. Many houses are on the front setback and wider than the proposed design. They ‘hold’ the street and S-23-016 Response #2 CDG Response 16510 Topping Way Page 5 of 7 create a lovely and safe sense of place. These other houses are not ‘bad’ because they are taller, wider or have a stronger street presence. Contrary to that, it is the ‘heart’ and draw of Los Gatos neighborhoods. The proposed design will blend in the rich tapestry and be a welcoming house for the owner’s children’s friends to visit. This is the top requests from our client’s with young families! They want a house that says welcome to all their children’s friends and that is easily seen from the street. 16608 Topping Way 16622 Topping Way 16566 Topping Way 16555 Topping Way Below are less than desirable ‘street’ presences and form vocabulary 16571 Topping Way 16700 Topping Way 2. Trim The two sets of windows shown on the right side inadvertently had the 3D trim layer turned off. The revised plans show the trim as planned. CDG Recommendations and Responses S-23-016 Response #2 CDG Response 16510 Topping Way Page 6 of 7 1. Utilize a shed roof on the front and rear instead of gable roofs. The proposed design is totally ‘compatible’ with gable roofs on the front and back. The sketches showing the proposed shed roofs ‘dumbs’ down the design and is unnecessary. It makes the house look ‘ugly’ and there is no benefit to the public from this suggestion. The design already makes use of shed dormers on the front and back to add character. The front has a central gable which is only 19’ wide and is handsome and befitting of a Los Gatos house. The rear gable is 15’-6” wide and adds needed scale and variety. One only has to become familiar with the neighborhood on a short walk on Topping Way and the other streets to see that many houses have gables, many are on the front setback, etc. Los Gatos has a rich form vocabulary in the entire city and also within the neighborhood of: Englewood Ave. to Hillow Road with the cross streets, Topping Way, Marchmont Drive and Cardinal/Littlefield Lane. 2. Provide consistent trim per 3.7.4 The proposed design has handsome trim throughout. Unfortunately the first submission plans had a CAD layer turned off for 2 sets of windows on the right front. This layer is now turned back on-apologies. Further City-wide comment: Trim consistency is not a ‘binary – yes or no’ approach on a single house in the rich history of Residential Architectural Design and in the History of Architecture. This Architect has designed scores of houses from 1,500sf to 17,000 sf in all types of settings. Some designs have different trim on the same house, such as Shingle Style houses, etc. One can travel the globe and see handsome designs with all types of trim/form vocabulary. S-23-016 Final Outline Beckstrom Architecture+ Interiors page 1 Beckstrom Architecture+ Interiors PO Box 1317, Los Gatos, CA 94030 650 847-8351 Eric@BeckstromArchitecture.com May 16, 2024 PROJECT PLANNER: Sean Mullin Town of Los Gatos - Planning Department 110 E. Main Street, Los Gatos CA 95031 16510 Topping Way, Architecture and Site Application S-23-016 Final Outline Background: The Architect has had many meetings and conferences with the City to address an question which affects .04% of the house mass. The Architect responded in a timely and thorough manner, in effect writing White Papers on the development history of Los Gatos all in support of the design of this one single family residence. Several years ago, the Architect designed a neighboring house, 16457 Englewood Ave. This house inspired the current owners and they wished to emulate a similar design. The Architect worked closely with the entire family for nearly 2 years to fine tune the design including the incredible, helpful input of their 12 year old daughter who has Architectural sensibilities and perceptions beyond most adults and professionals. 1. The Los Gatos Consulting Architect report states: ‘The proposed house is very well designed in a traditional architectural style and with details that are consistent with the style and the diversity of this neighborhood. There are only a few issues related to the Town’s Residential Design Guidelines.’ A. Issue #1 – The Consulting Architect wants to redesign the house front with a solid shed dormer which he sketche in the report. The front gable area is approx. .04% of the total house mass and totally affects the design integrity. a. Response - The Architect lowered the entire house by 1’-3” by lowering the roof pitch. b. It makes no design sense to add the shed dormer idea of the Consulting Architect as the front of the house already has a shed dormer, the reason for the gable is to break up this shed form and the gable is totally consistent with other neighboring houses. It is what would have been built 100 years ago which is self- evident. B. Issue #2 – (4) windows on the front were missing trim due to a CAD issue. a. Response - This trim is included on Rev #1. The other areas he says need trim already have trim. Conclusion: This house design is totally consistent with the neighborhood as seen in A1.7, A1.8, etc. Our goal is to design houses that look like they have always been there. This neighborhood will actually benefit from more ‘Village’ houses as opposed to the extremely low quality 1-story houses which were built right after World War 2, many without insulation, proper wiring, etc. They are literally the cheapest structures one could build at the time. This Architect builds too, so speaking from a building science/structural perspective. Please call or email with any follow up questions. Thanks Sincerely, Eric A. Beckstrom Architect S-23-016 Response #2 Form Description 16510 Topping Way page 3 Form Evolution over time, narrative only. This is how American housing transformed over time. S-23-016 Response #2-Neighborhood pics 16510 Topping Way Beckstrom Architecture+ Interiors PO Box 1317, Los Gatos, CA 94030 650 847-8351 Eric@BeckstromArchitecture.com November 15, 2023 16510 Topping Way, Architecture and Site Application S-23-016 ADDITIONAL NEIGHBORHOOD/VILLAGE FABRIC / NEIGHBORHOOD CONTEXT The proposed design blends in seamlessly with the neighborhood pattern which is exceptionally diverse. Los Gatos was founded with a dense village fabric in the 1880’s, centered around the rail station downtown spreading out along Santa Cruz Avenue and over to Los Gatos Boulevard. The Los Gatos Boulevard neighborhood is the subject of this proposed house. There was considerable postwar ‘suburban’ development across the USA and in Los Gatos Boulevard neighborhood. The entire country experienced rapid growth of 1 and 2 story houses of medium quality(some less than medium quality). Up until the 1960/70’s the real estate values in Los Gatos had parity with other neighborhoods across the USA. Then Silicon Valley’s industry might rose quickly. Real estate values have skyrocketed to be some of the highest residential land prices in the USA. For others visiting or relocating to the Bay Area, the real estate price shock is unbelievable. This is due to the deep, diverse Tech Ecosystems here. The Bay area is considered the 2nd wealthiest economic zone after the Dubai area. The real estate values in Silicon Valley are at a global level. This extraordinary value increase can be seen in just a few of the tax assessments near the subject property as seen on A1.3. A typical homeowner who purchased their homes back in the 1950-70’s can become an instant millionaire when selling a typical suburban home. This unique to Silicon Valley. Los Gatos School system becomes one of the main drivers for this high valuation, similar to other Bay Area communities such as Palo Alto, Menlo Park, Los Altos, Saratoga, etc. The subject property is walking/bicycle distance to Van Meter, Fisher and Los Gatos High. Due to this extraordinary real estate valuation increase and the subsequent high $/sf land costs, it is typical for most lots to transition from 1 to a 2-story house. The increased density is a better use of space and is the worldwide trend. Many of the 1-story houses were not built for the long term, they were quick, cheap builds and most post war structures are quite tired out. Fortunately, Los Gatos has a 140 year tradition of quaint, diverse and dense 2 story village fabric so that any new 2-story home ‘blends in’ with the historic pattern and recent conversions as seen below. People move to Los Gatos for this quaint/dense fabric, they move to Morgan Hill and other communities for more space at a lower cost. The neighborhood pics below reveal the very diverse design fabric around the subject property and throughout neighborhoods closer to the Los Gatos. The current proposed design blends in seamlessly with the neighborhood pattern which is exceptionally diverse, just as the people are diverse in Los Gatos which is our strength. The Architect and Design Partner recently finished their own 2 -story house nearby in the Loma Alta neighborhood on a 5,250 sf lot. EXHIBIT 7 S-23-016 Response #2-Neighborhood pics 16510 Topping Way Page 2 of 8 16510 PROPOSED DESIGN BECKSTROM ARCH. DESIGN-ENGLEWOOD AVE. S-23-016 Response #2-Neighborhood pics 16510 Topping Way Page 3 of 8 S-23-016 Response #2-Neighborhood pics 16510 Topping Way Page 4 of 8 S-23-016 Response #2-Neighborhood pics 16510 Topping Way Page 5 of 8 S-23-016 Response #2-Neighborhood pics 16510 Topping Way Page 6 of 8 S-23-016 Response #2-Neighborhood pics 16510 Topping Way Page 7 of 8 Architect’s house near Loma Alta, note houses either side SOME OF THE ISSUES AND CONCERNS FROM THE CONSULTING COMMERCIAL ARCHITECT The proposed house is very well designed in a traditional architectural style and with details that are consistent with the style and the diversity of this neighborhood. There are onl y a few issues related to the Town’s Residential Design Guidelines. 1. The proposed house has a partial second story. The majority of nearby homes are one story in height, but there are two homes in the immediate neighborhood with partial second stories. Response: See separate letter on neighborhood village fabric. This response letter does not truly assess the larger neighborhood fabric which is a very diverse mixture of styles. If the input from the Consulting, Commercial Architect was applied to all the houses above, then all would have Shed Dormers front and back. Comparing the proposed project to this small sample set in the response is not accurate with all due respect. It is obvious from the house photos in the separate attachment that there is a profusion of 2-story homes, some are old, many are new. Many new ones have much larger street presences in terms of full 2-story walls, single or multiple gables facing the street. There appears to be a deep misunderstanding of what makes village fabric especially here in Los Gatos? There is no ‘harm’ or ‘negative’ effect of seeing a 2-story house with a multitude of different ‘form’ vocabulary. The neighborhood itself has a very rich tapestry of styles-the people of Los Gatos are not ‘harmed’ by this situation. It is was makes Los Gatos desirable. The Architect lives walking distance from the subject property. The pattern in Los Gatos and other peninsula communities is a conversion of 1- story post war, very mediocre houses into larger houses especially due to the $7-figure costs of merely buying an empty lot or in many cases removing a very substandard S-23-016 Response #2-Neighborhood pics 16510 Topping Way Page 8 of 8 structure and then constructing a new house so that the total investment is $4m-8m and more. The attached letter attempts to show and describe this. The proposed house has a mixed form vocabulary as desired by the client. However, the proposed house could have an even larger full 2-story ‘face’ and it would still be ‘appropriate’ for the neighborhood and Los Gatos. It is not as if someone would drive by the subject site and expect anything different than the multitude of even larger ‘presence’ houses within a 2 min. walk. The Architect has a masters in Urban Design and has the opportunity to work in London(English, Swedish and Saudia Arabian project), Stockholm, Lund, NYC(I M Pei, HOK), SF, VT, ME on many residential and historic projects in a 40 year career. The Residential guidelines are suggestive and extremely subjective. Given the response in this review letter almost none of the houses shown on the separate attachment would be allowed and they would be abhorred by Los Gatos residents. The proposed ‘design’ input of having exclusively ‘shed dormers’ front and back is not needed and frankly ‘totally kills’ the design and makes it quite ugly. It is not necessary at all to make these changes. The Architect would be delighted to do a neighborhood walk with the commercial, consulting Architect and Los Gatos Planners to learn the diverse form vocabulary in Los Gatos. The way this letter is written it would make it seem that most of Los Gatos is ‘bad’ due to the distances to the street, etc. I apologize profusely if this letter comes on strong but we spend hours and hours developing designs in collaboration with the client with an ultimate goal of having welcome additions to the Los Gatos neighborhood fabric. We try to make designs that are portraits of the people we work with-that is the entire point. The house should connect to the client, to the site, to the neighborhood. The house should have a face and countenance that makes people want to visit, come in and have a cup of coffee and chat with the owners. It can be a place that the children can have their friends come over and feel safe and connected. That is all that matters. S-23-016 Response #2 Height Info 16510 Topping Way Beckstrom Architecture+ Interiors PO Box 1317, Los Gatos, CA 94030 650 847-8351 Eric@BeckstromArchitecture.com November 15, 2023 PROJECT PLANNER: Savannah Van Akin Town of Los Gatos - Planning Department 110 E. Main Street, Los Gatos CA 95031 16510 Topping Way, Architecture and Site Application S-23-016 Proposed Height Info The neighborhood is zoned R-1:8 which legally allows structures 30’ high, regardless if the structure has a flat or slope roof. A 30’ flat roof is allowed. However, modern design style flat roofs have also been allowed in Los Gatos. The Architect/Applicant lives right next door to a flat roofed, modern ‘Bauhaus-ish’ design in the historic Loma Alta neighborhood nearby. Below is a comparison of what is legally allowed overlaid on the proposed design. Proposed design w/ sloping roof Proposed design w/ allowed flat roof overlaid A sloped roof is constantly descending from the ridge, which means the height goes down. The proposed design’s main roof pitch is 9/12 which is ‘compatible’ with many historic Los Gatos homes. House constructed after World War II tend to have much lower pitch roofs which was a cost saving approach-the Ranch-burger type house. Some 1920’s craftsman houses also had low pitches in the USA. However, neither approach is wrong or right, nor is either approach less compatible or more compatible. Compatibility in the Los Gatos fabric is nearly impossible to determine. Perhaps the most important quality is a house design that ‘talks’ or ‘connects’ to the City and street scape. Los Gatos is blessed to be covered with a healthy and tall tree canopy similar to the street which this project sits. This neighborhood alone has an incredible wide range of Architectural expression and morphology. No one suffers from this situation, the opposite seems true. The variety of design vocabulary is ‘all over the map’ in Los Gatos-which this Architect believes is a good thing. It also appears that everyone else thinks that too as there is such a high demand to live in Los Gatos. It does not appear that people are moving to other Bay area cities because the architecture in Los Gatos is overwhelming or scary? Los Gatos embraces every design morphology. There are historic and new houses with roofs 30’ high that do not cause harm to the public. EXHIBIT 8 S-23-016 Response #2 Height Info 16510 Topping Way Page 2 of 12 Ironically Los Gatos was first developed with tall houses with steep roofs as that was how all cities/towns in the USA developed. The current proposed design is working within the legal height limit and is compatible with the precedents in Los Gatos and this neighborhood. The 30’ height is legally allowed within the setbacks without requiring a variance. Sometimes a jurisdiction grants a variance to exceed the height due site or other circumstances. This application is not requesting a variance. The subject property sits in a neighborhood west of Los Gatos Boulevard: Englewood Ave. to Hillow Rd; with the cross streets Kennedy Rd,Littlefield Lane, Marchmont Dr & Topping Way. The history of development of this area is shown in maps and photos below. Becoming familiar with the unique Village/Urban historical context of Los Gatos is vital in making future decisions as the City evolves. USA morphology history (an attempt..): the first settlers constructed the classic cape and shortly after the 2-story Colonial below. Both designs would be modified extensively over the ensuing decades. Additions of Shed dormers, Dog-house dormers, porches, wings, etc. This was the classic American domestic typology until the 19th C. Then a profusion of styles sprouted all over the country, some are shown below. Plymouth, MA-circa 17th C Cape Design, circa 17th -18thC Colonial Design, circa 17th -18thC Abraham Lincoln, Ohio-circa 19th C Craftsman-circa 19th C Shingle Style-circa 19th C Shingle Style-circa 19th C Queen Anne-circa 19th C Beckstrom project-SF-circa 19th C; Sutro house S-23-016 Response #2 Height Info 16510 Topping Way Page 3 of 12 Beckstrom project-SF-circa 1840; Maine Beckstrom project-SF-circa 1910; Maine Beckstrom project-SF-circa 1910; Maine Gast Arch project-Beckstrom on team-SF-circa 1926, R Williams house The Architect/Applicant’s ancestors arrived in 1635 and some of their New York/Connecticut/Vermont houses are still standing. This is the Tapping Reeve house in Lichfield Connecticut, current population 1200. Houses are what gave fabric and anchored the new towns Tapping Reeve House and Law School Litchfield, Connecticut Photograph by Evan DaRoss , first Law School in USA S-23-016 Response #2 Height Info 16510 Topping Way Page 4 of 12 The applicants earlier submission ‘Neighborhood/Village Fabric/Neighborhood Context’ provides additional background to this Height Discussion/Justification. The applicant and the owners have worked for many months on several designs. The owners selected the applicant/Architect based on the design of 16457 Englewood Ave. shown below which is a 5 min. walk away. This design also replaced a worn 1940’s 1-story house, just like the house to the right and left. 16457 Englewood Ave. – Beckstrom Architecture The current design proposal is below the height limit, the FAR limit, the coverage limit. The current zoning guidelines were imposed on this pre-existing, 1945 neighborhood in the 1970’s. This was a few decades after the neighborhood was platted/subdivided (composed of 30-50 lots). This neighborhood/area was probably platted right after WWII 1945-ish, when the GI bill financially allowed many middle-class families to own their first homes. The existing 1-story homes built in the area at this time are very basic in nature as befits the middle-class incomes at the time. It was in the 1950’s/60’s when Moffet field was selected by the US military as a base which brought the large aerospace concerns which then led to the foundation of Silicon Valley. In the late 70’s the land values started the sharp upward trend which is still prevalent today. Silicon Valley/Bay area is the wealthiest zone in the world after Dubai. This is relevant as the costs of land and construction are extremely steep. Economics always plays a part in urban design/density. In many ways the density of Silicon Valley/Los Gatos is way under what it should be given the raw land costs. This entire area had previously been orchards 1850’s to 1940’s; prior to that it was exceeding large Mexican ranches used primarily for cattle grazing. 10,000-12,000 years ago, the primary S-23-016 Response #2 Height Info 16510 Topping Way Page 5 of 12 inhabitants were the ‘newcomers’ who came out of the area of Eastern/Northern China(before there was a China) over the land bridge to Alaska when the ice sheets of the glaciers retreated some. This mixture of Native Indians inhabited the area for approx. 10,000-12,000 years and it was used jointly between them as tribal lands. 1873 Santa Clara Map, detail of part of the Los Gatos area(bottom left, pink area), shown enlarged below S-23-016 Response #2 Height Info 16510 Topping Way Page 6 of 12 1873 Map detail 1876 map, see enlarged version below for more detail, Topping Way is approx. In the pink zone on lower right at Mrs. J. F. Kennedy (where the letter ‘J’ is located) 1876 map enlargement; the future subject neighborhood: from Englewood to Hillow; with cross streets Kennedy/Littlefield/Marchmont/Topping is located in the lower right side where it says: Mrs. J. F. Kennedy S-23-016 Response #2 Height Info 16510 Topping Way Page 7 of 12 1908 Sanborn Fire map, this is the limit of detailed mapping; San Jose Road is the previous name of Los Gatos Boulevard. Market street is the previous name for Loma Alta 2023 Google earth view similar to 1910 view below. Note the high density and mixed use of the downtown core which also ebbs and flows along the Los Gatos Boulevard corridor. S-23-016 Response #2 Height Info 16510 Topping Way Page 8 of 12 1910 view above Los Gatos, looking towards subject property-middle/slightly left (downtown is in front). Enlarged view below. Please note the high density of Los Gatos downtown and the heights of the buildings which were 2-4 stories and more. The density was focused around the downtown train stop (where the current Post Office is located). Unlike other South Bay towns, Los Gatos has always had a dense, urban village fabric since the 1870’s. 1910 zoom view, the future subject neighborhood: from Englewood to Hillow; with cross streets Kennedy/Littlefield/Marchmont/Topping is located just behind the middle group of white houses located on San Jose Road/future Los Gatos Boulevard. S-23-016 Response #2 Height Info 16510 Topping Way Page 9 of 12 1956 map, Topping Way at quadrant C/6 above; this area was probably platted right after WWII 1945-ish, when the GI bill allowed many middle-class families to own homes. The existing 1-story homes built in the area at this time are very basic in nature as befits the middle class incomes at the time. It was in the 1950’s/60’s when Moffet field was selected by the US military as a base which brought the large aerospace concerns which then led to the foundation of Silicon Valley. In the late 70’s the land values started the sharp upward trend which is still prevalent today. Silicon Valley/Bay area is the wealthiest zone in the world after Dubai. This is relevant as the costs of land and construction are extremely steep. Economics always plays a part in urban design/density. In many ways the density of Silicon Valley/Los Gatos is way under what it should be given the raw land costs. This entire area had previously been orchards 1850’s to 1940’s; prior to that it was exceeding large Mexican ranches used primarily for cattle grazing. 10,000-12,000 years ago, the primary inhabitants were the ‘newcomers’ who came out of the area of Eastern/Northern China(before there was a China) over the land bridge to Alaska when the ice sheets of the glaciers retreated some. This mixture of Native Indians inhabited the area for approx. 10,000-12,000 years and it was used jointly between them as tribal lands. S-23-016 Response #2 Height Info 16510 Topping Way Page 10 of 12 1973 USGS Map, the neighborhood is in the middle right, to the left of the 393’ topo demarcation and above the 400’ topo demarcation. This map shows the post war development of the neighborhood of middle-class housing prior to the existence of zoning. It is this map which shows the ‘neighborhood’ as a child coming home from school on a bicycle would understand S-23-016 Response #2 Height Info 16510 Topping Way Page 11 of 12 The current proposed design is working within the legal height limit and is compatible with the precedents in Los Gatos and this neighborhood. S-23-016 Response #2 Height Info 16510 Topping Way Page 12 of 12 16510 Topping Way proposed design S-23-016 Response #2 Form Description Beckstrom Architecture+ Interiors page 1 Beckstrom Architecture+ Interiors PO Box 1317, Los Gatos, CA 94030 650 847-8351 Eric@BeckstromArchitecture.com November 27, 2023 B PROJECT PLANNER: Savannah Van Akin Town of Los Gatos - Planning Department 110 E. Main Street, Los Gatos CA 95031 16510 Topping Way, Architecture and Site Application S-23-016 CDG – Form Description – Topping House The Topping House is designed to look like a 1900’s Los Gatos Village House which has been modified over time. The main 2-story, 2,500 sf house ‘block’ is 26’ wide and 48’ long. A ‘tall-story cape’ with a small, 19’ wide, cross gable facing the street. The 2-story main house block is 48’ (60% of the lot width) and 32’ from the front property line which is typical of Los Gatos Village houses. Street proximity fosters a ‘friendly and accessible’ front elevation which ‘connects’ to the street. Other neighborhood houses have longer street elevations, similar front setbacks and larger 2-story massing (not an adverse quality, this Architect thinks the other houses are appropriate too, given Los Gatos Urban history and the high real estate values). In a ‘fictional narrative’, as the house developed over time, 13’ wide shed dormer roofs were added to either side of the front cross gable. To add more scale/detail there are small shed dormer projections at the windows. A 6’-4 1/2” wide, left shed dormer projects 9” over the 1-story porch roof below and on the right is a 9’ dormer. The 1-story front porch wraps around part of the front and around the left side where it has been in-filled to become the garage. The different size garage doors are placed on separate, stepped back walls which to reduce the scale and add interest. The public sees a 2,500 sf 2-story house from the street with a partial, wrap around porch. The front of the house screens the 1-story rear wing which holds the Kitchen, Dining and Family areas. EXHIBIT 9 S-23-016 Response #2 Form Description Beckstrom Architecture+ Interiors page 2 The rear elevation is broken up with a similar shed dormer on the second story which runs into the 15’-5” wide, Primary Bedroom rear gable which is not visible from the street. Below the shed dormer and part of the Primary Bedroom gable is the ‘L’, 1-story back wing which has the Family Rm, Dining and Kitchen which are not visible from the street. The Architect in collaboration with the owners have attempted to design a nuanced, handsomely scaled and proportioned Los Gatos Village house that would look appropriate in most neighborhoods. The front porch invites connection to neighbors, it would be a porch and house which would beckon Halloween revelers of all ages, perhaps the most important neighborhood test. Please call or email with any follow up questions. Thanks Sincerely, Eric A. Beckstrom Architec S-23-016 Response #2 Form Description 16510 Topping Way page 3 Form Evolution over time, narrative only. This is how American housing transformed over time. This Page Intentionally Left Blank S-23-016 Response #2 Neighbor Input 16510 Topping Way Beckstrom Architecture+ Interiors PO Box 1317, Los Gatos, CA 94030 650 847-8351 Eric@BeckstromArchitecture.com November 15, 2023 PROJECT PLANNER: Savannah Van Akin Town of Los Gatos - Planning Department 110 E. Main Street, Los Gatos CA 95031 16510 Topping Way, Architecture and Site Application S-23-016 Localized Neighbor Meetings Note: all info is publicly available, SCCTAX 16496 Topping Way, Circa 1948 1-story House, 2-story ADU,1-story Garage; (remodeled/modified over past 70 years) Transfer Date: 9/17/1986, Current Zestimate: $3,396,000 Assessed Value: $2,566,939; RE taxes: $30,477 Current Residents are owners Meeting: July 12, 2023 afternoon. Neighbor expressed support and no concerns 16524 Topping Way, Circa 1947 1-story House, 1-story Garage; (original condition, quite worn over past 70 years) Transfer Date: 9/17/1986, Current Zestimate: $2,058,300 Assessed Value: $79,986; RE taxes: $2,112 Current Residents are renters Meeting: July 12, 2023 afternoon. Neighbor expressed support and no concerns 16527 Topping Way, Circa 1948 1-story House, 1-story Garage; (remodeled/modified over past 70 years) Transfer Date: 11/18/2014, Current Zestimate: $2,297,900 Assessed Value: $345,058; RE taxes: $5,091 Current Residents are owners Meeting: July 12, 2023 afternoon. Neighbor expressed support and no concerns 16511 Topping Way, Circa 2011 2-story House/Garage; (new build, 12 years old) Transfer Date: 4/3/2012, Current Zestimate: $5,815,500 Assessed Value: $3,138,925; RE taxes: $36,472 Current Residents are owners Meeting: July 13, 2023 afternoon. Neighbor expressed support and no concerns 16511 Topping Way, Circa 2006 2-story House/Garage; (new build, 17 years old) Transfer Date: 12/31/2020, Current Zestimate: $4,451,900 Assessed Value: $1,912,287; RE taxes: $22,693 Current Residents are owners Meeting: July 13, 2023 afternoon. Neighbor expressed support and no concerns EXHIBIT 10 This Page Intentionally Left Blank S-23-016 Response Existing House Pics 16510 Topping Way Page 1 Beckstrom Architecture+ Interiors PO Box 1317, Los Gatos, CA 94030 650 847-8351 Eric@BeckstromArchitecture.com October 6, 2023 PROJECT PLANNER: Savannah Van Akin Town of Los Gatos- Planning Department 110 E. Main Street, Los Gatos, CA 95031 16510 Topping Way, Architecture and Site Application S-23-016 Existing House Pictures FRONT - LOOKING SOUTHWEST FRONT - LOOKING SOUTHEAST FRONT FRONT/WEST SIDE WEST SIDE AT BACK WEST SIDE OF HOUSE, FRONT OF GARAGE EXHIBIT 11 S-23-016 Response Existing House Pics 16510 Topping Way Page 2 WEST SIDE LOOKING NORTH AT STREET WEST SIDE LOOKING NORTH BACK – LOOKING NORTH, GARAGE ON RIGHT BACK – LOOKING NORTH, EAST SIDE OF GARAGE BACK OF HOUSE, LOOKING EAST AT NEIGHBOR EAST SIDE OF HOUSE FROM FRONT, LOOKING SOUTH WEST SIDE OF GARAGE BACK OF GARAGE LOOKING NORTH 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A0.0 1' = 1'-0", 1:2.13, 1:1.29, 1:1.15, 1:1.16, 1:1.89 EB COVER SHEET REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB LOT CALCULATIONS 16510 Topping Way LOT AREA 10,960.00 SF COVERAGE CALCULATIONS BULDING COVERAGE ALLOWED 40% ALLOWED COVERAGE 4,384.00 SF IMPERVIOUS EXISTING STRUCTURES HOUSE, 1-STORY 1,755.00 SF 16.2' HT GARAGE - DETACHED, 1-STORY 478.00 SF 13.3' HT TOTAL EXISTING STRUCTURES 2,233.00 SF PROPOSED COVERAGE HOUSE 1,824.00 SF GARAGE (ATTACHED)728.00 SF FRONT PORCH 203.00 SF REAR PORCH 176.00 SF TOTAL PROPOSED COVERAGE 2,931.00 SF IMPERVIOUS COVERAGE AMOUNT UNDER ALLOWED 1,453.00 SF IMPERVIOUS 16510 Topping Way FAR LOT AREA 10,960 SF FAR CALCULATIONS AREA FAR HOUSE 10.96 5 5.96 25 0.24 0.2 0.0477 0.35 0.302 10,960.00 3,288.0 SF from City GARAGE FAR CALCULATIONS AREA FAR GARAGE 10.96 5 5.96 25 0.24 0.1 0.0167 0.1 0.083 10,960.00 910.1 SF from City FLOOR AREAS 10.96 FIRST FLOOR 1,824.0 SF SECOND FLOOR 1,281.0 SF PROPOSED HOUSE TOTAL 3,105.0 SF HOUSE ALLOWED 3,288.0 SF HOUSE AMOUNT UNDER 183.0 SF PROPOSED GARAGE TOTAL 728.0 SF GARAGE ALLOWED 910.1 SF GARAGE AMOUNT UNDER 182.1 SF HOUSE/GARAGE TOTAL 3,833.0 SF 1265 S. Bascom Avenue San Jose, CA 95128-3514 Writer’s Direct Line: (408) 279-7821 Email: marty.henderson@sjwater.com November 6, 2023 Eric Beckstrom Po Box 1317 Los Gatos, CA 95030 Subject: 16510 Topping Wy., Los Gatos, CA APN: 532-09-029 Dear Mr. Beckstrom: Based on the information that was supplied by you, the table below provides the results of a water supply computer simulation at the location indicated. These results are valid for one year from the date of the simulation. Flow data is from the water distribution main, not from the meter connection. Elevations are interpolated from United States Geological Survey contours. Flow Location: Topping Wy., approx. 146’ W. of Hillow Rd Main Size: 6 in. Elevation: 378 ft. Date of Computer Simulation: June 15, 2023 Static Pressure: 96 psi Residual Pressure: 88 psi Simulation Discharge: 750 gpm Determining the size of a Private Fire Protection Service or adequacy of a private fire protection system from the information provided herein is the responsibility of those qualified to do so. San Jose Water Company undertakes to supply only such water at such pressure as may be available any time through the normal operation of its system. Section 774 of the Public Utilities Code limits the liability of the utility resulting from a claim regarding the provision or maintenance of an adequate water supply, water pressure, equipment or other fire protection facility or service. MH:hg 16510ToppingWayPOF.doc Sincerely, Marty Henderson Engineering Support Supervisor Email: Engineering.dept@sjwater.com 1 N N N 16510 TOPPING WAY 16510 TOPPING WAY16510 TOPPING WAY 16510 TOPPING WAY 16510 TOPPING WAY Bamberger/McGovern Residence CLIENT: Steve Bamberger & Susan McGovern 16510 Topping Way Los Gatos, CA 95032 ARCHITECT: Beckstom Architecture + Interiors PO Box 1317 Los Gatos, CA 95030 650 847-8351, eric@beckstromarchitecture.com STRUCTURAL ENGINEER: Efe Sozkesen MS. PE. 4x Engineering, Inc. 4340 Stevens Creek Blvd. Suite # 240 San Jose, CA 95129 408 642-5464, contact@4xengineering.com CONTRACTOR: TBD TITLE 24/ Title 24 Data Corp GREENPOINT RATER: Monika Taylor CEA R13-14-10017 633 Monterey Trail, POB 2199, Frazier Park, CA 93225-2199 800-237-8824; title24@frazmtn.com ABBREVIATIONS LEGEND ELEVATION HEIGHTS SLOPE (UNLESS NOTED OTHERWISE) SECTION A-XX Sheet # Detail # X'-X" X X A-XX A-XX X'-X" WINDOW# #DOOR DETAIL INTERIOR ELEVATIONS Sheet # Sect. # X X X X X EXTERIOR ELEVATIONX A-XX Sheet # Sect. # ARCH. ARCHITECTURAL BTWN. BETWEEN BLDG. BUILDING BLK. BLOCK BM. BEAM CSMT. CASEMENT CLR. CLEAR CL'G. CEILING C.J.CEILING JOIST COL.COLUMN CONC.CONCRETE CONT.CONTINUOUS DRY.DRYER DIA.DIAMETER DIM.DIMENSION(S) D.W.DISHWASHER DWGS.DRAWINGS ELEV.ELEVATION EQ.EQUAL (E)EXISTING EXT. EXTERIOR F.A.U. FORCED AIR UNIT FIN. FINISH, FINISHED FLR. FLOOR F.J. FLOOR JOIST FTG. FOOTING FRZ. FREEZER GA. GAUGE GALV. GALVANIZED G.D.GARBAGE DISPOSAL GRD. GRADE GYP. BD. GYPSUM BOARD HDR. HEADER HGT. HEIGHT INT. INTERIOR MAX. MAXIMUM MIN. MINIMUM MECH. MECHANICAL MFGR. MANUFACTURER MICRO. MICROWAVE MTL. METAL NAT. NATURAL (N)NEW NO. NUMBER O.C.ON CENTER PLYWD. PLYWOOD RIS. RISERS R.O. ROUGH OPENING R.R. ROOF RAFTERS REV. REVISION REFR. REFRIDGERATOR REQD. REQUIRED SHT. SHEET SL. SLIDER SIM. SIMILAR STL. STEEL STRUCT. STRUCTURAL TEMP. TEMPE RED TR. TREADS T&G. TOUNGE & GROOVE T.O. TOP OF TYP. TYPICAL U.N.O UNLESS NOTED OTHERWISE V.I.F.VERIFY IN FIELD WASH. WASHER W.H. WATER HEATER WD. WOOD PROJECT DATA & DESCRIPTION CONTENTS CONTACTS ARCHITECTURAL A0.0 COVER SHEET A0.1 BLUEPRINT FOR A CLEAN BAY A0.2 GREENPOINT RATED CHECKLIST A0.3 CA GREEN BLDG STEDS CODE-1 A0.4 CA GREEN BLDG STEDS CODE-2 ZONING MAP ASSESSOR MAP APPLICABLE CODES PROJECT DESCRIPTION EXISTING 1947 1-STORY RESIDENCE TO BE DEMOLISHED. CONSTRUCT NEW 2-STORY RESIDENCE EXISTING LOT IS FLAT/LEVEL, LANDSCAPING/VEGETATION REMAINS AS IS Assessor's Parcel Number(APN): 532-09-029 ZONING: R-1:8 LOT SIZE(GROSS): 10,960 SF CONSTRUCTION TYPE: TYPE VB OCCUPANCY GROUP: R3 - 2-STORY SINGLE FAMILY DWELLING ; ATTACHED GROUP U PRIVATE GARAGE VICINITY MAP SCFD NOTES Fire sprinklers required 2022 California Building Code - CCR Title 24 Part 2 2022 California Residential Code - CCR Title 24 Part 2.5 2022 California Electrical Code - CCR Title 24 Part 3 2022 California Mechanical Code - CCR Title 24 Part 4 2022 California Plumbing Code - CCR Title 24 Part 5 2022 California Building Energy Efficiency Standards – CCR Title 24 Part 6 2022 California Historical Building Code - CCR Title 24 Part 8 2022 California Existing Building Code - CCR Title 24 Part 10 2022 California Green Building Standards Code - CCR Title 24 Part 11 2022 International Existing Building Code, Appendix Chapters A2 and A5 2022 California Code of Regulations Title 24, Parts 1-12, including locally adopted Reach Codes PROJECT AREA CALCULATIONS 1.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 2.“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 project are within the emission limits specified in CGBSC Section 4.504.” 3.Verification of replacement of all existing to remain non-compliant plumbing fixtures with water- conserving 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.” NOTES 1.Pursuant to Town Code, all permanent exterior light fixtures should utilize shields so that no bulb is visible and to ensure that light is directed to the ground surface and does not spill light onto neighboring parcels or produce glare when seen from nearby homes PLANNING NOTES TREE PROTECTION Sec. 29.10.1005. - Protection of trees during construction. (a)Protective tree fencing shall specify the following: (1)Size and materials. Six (6) foot high chain link fencing, mounted on two-inch diameter galvanized iron posts, shall be driven into the ground to a depth of at least two (2) feet at no more than ten-foot spacing. For paving area that will not be demolished and when stipulated in a tree preservation plan, posts may be supported by a concrete base. (2)Area type to be fenced. Type I: Enclosure with chain link fencing of either the entire dripline area or at the tree protection zone (TPZ), when specified by a certified or consulting arborist. Type II: Enclosure for street trees located in a planter strip: chain link fence around the entire planter strip to the outer branches. Type III: Protection for a tree located in a small planter cutout only (such as downtown): orange plastic fencing shall be wrapped around the trunk from the ground to the first branch with two-inch wooden boards bound securely on the outside. Caution shall be used to avoid damaging any bark or branches. (3)Duration of Type I, II, III fencing. Fencing shall be erected before demolition, grading or construction permits are issued and remain in place until the work is completed. Contractor shall first obtain the approval of the project arborist on record prior to removing a tree protection fence. (4)Warning sign. Each tree fence shall have prominently displayed an eight and one-half-inch by eleven-inch sign stating: "Warning—Tree Protection Zone—This fence shall not be removed and is subject to penalty according to Town Code 29.10.1025." (b)All persons, shall comply with the following precautions: (1)Prior to the commencement of construction, install the fence at the dripline, or tree protection zone (TPZ) when specified in an approved arborist report, around any tree and/or vegetation to be retained which could be affected by the construction and prohibit any storage of construction materials or other materials, equipment cleaning, or parking of vehicles within the TPZ. The dripline shall not be altered in any way so as to increase the encroachment of the construction. (2)Prohibit all construction activities within the TPZ, including but not limited to: excavation, grading, drainage and leveling within the dripline of the tree unless approved by the Director. (3)Prohibit disposal or depositing of oil, gasoline, chemicals or other harmful materials within the dripline of or in drainage channels, swales or areas that may lead to the dripline of a protected tree. (4)Prohibit the attachment of wires, signs or ropes to any protected tree. (5)Design utility services and irrigation lines to be located outside of the dripline when feasible. (6)Retain the services of a certified or consulting arborist who shall serve as the project arborist for periodic monitoring of the project site and the health of those trees to be preserved. The project arborist shall be present whenever activities occur which may pose a potential threat to the health of the trees to be preserved and shall document all site visits. (7)The Director and project arborist shall be notified of any damage that occurs to a protected tree during construction so that proper treatment may be administered. 1.PV SYSTEM - A separate building permit is required for the PV system that is required by the California Energy Code Performance or Prescriptive standards. The separate PV System permit must be finaled prior to issuance of Certificate of Occupancy 2.ALL ELECTRIC HOUSE - This residence will comply with the Town’s all electric appliance, electric vehicle and energy storage system requirements in accordance with Town Code. 3.HVAC SYSTEM - “HERS Verification required for the HVAC Cooling, HVAC Distribution, and HVAC Fan Systems. Provide evidence of Third Party Verification (HERS) to project building inspector, prior to final inspection”. 4.OUTDOOR/EXTERIOR LIGHTING - all exterior lighting will be downward directed with bulbs shielded from neighbor’s view, SEE A1.0 FOR SPEC INFO Exterior lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights shall be used unless it can be demonstrated that they are needed for safety or security LG GIS MAP TOPPING WAY / STREET VIEW REAR YARD VIEW (POOL UNDER SEPARATE PERMIT) LANDSCAPE L1.0 IRRIGATION PLAN MASTER SHEET SJWD FIRE FLOW NOTES: 1.Fire Sprinklers Required: Approved automatic sprinkler systems in new and existing buildings and structures shall be providedin the locations described in this Section or in Sections 903.2.1 through 903.2.12 whichever is the more restrictive and Sections903.2.14 through 903.2.21. For the purposes of this section, firewalls and fire barriers used to separate building areas shall beconstructed in accordance with the California Building Code and shall be without openings or penetrations. 1. An automaticsprinkler system shall be provided throughout all new buildings and structures, other than Group R occupancies, except asfollows: a. Buildings and structures not located in any Wildland-Urban Interface and not exceeding 1,200 square feet of firearea. b. Buildings and structures located in any Wildland-Urban Interface Fire Area and not exceeding 500 square feet of firearea. c. Group S-2 or U occupancies, including photovoltaic support structures, used exclusively for vehicle parking which meetall of the following: i. Noncombustible construction. ii. Maximum 5,000 square feet in building area. iii. Structure is open on notless than three (3) sides nor 75% of structure perimeter. iv. Minimum of 10 feet separation from existing buildings, or similarstructures, unless area is separated by fire walls complying with California Building Code 706. d. Canopies, constructed inaccordance with CBC 406.7.2, used exclusively for weather protection of vehicle fueling pads per CBC 406.7.1 and notexceeding 5,000 square feet of fire area. 2. An automatic sprinkler system shall be installed throughout all new buildings with aGroup R fire area. Exception: Accessory Dwelling Unit, provided that all of the following are met: a. The unit meets the definitionof an Accessory Dwelling Unit as defined in the Government Code Section 65852.2. b. The existing primary residence does nothave automatic fire sprinklers. c. The accessory dwelling unit does not exceed 1,200 square feet in size. d. The unit is on thesame lot as the primary residence. e. The unit meets all apparatus access and water supply requirements of Chapter 5 andAppendix B of the 2022 California Fire Code. 3. An approved automatic fire sprinkler system shall be installed in newmanufactured homes (as defined in California Health and Safety Code Sections 18007 and 18009) and multifamilymanufactured homes with two dwelling units (as defined in California Health and Safety Code Section 18008.7) in accordancewith Title 25 of the California Code of Regulations. 4. An automatic sprinkler system shall be installed throughout existingbuildings with a Group R fire area when additions are made causing the fire area to exceed 3,600 square feet. Exception:Additions where all of the following are met: a. Building addition does not exceed 500 square feet. b.The resultant structure meets all water supply requirements of Chapter 5 and Appendix B of the 2022California Fire Code. 5. An automatic sprinkler system shall be provided throughout existing Group A, B, E, F, L, M, S and U buildingsand structures, when additions are made that increase the fire area to more than 3,600 square feet or that create conditionsdescribed in Sections 903.2.1 through 903.2.18. 6. Any change in the character of occupancy or in use of any building with a fire areaequal to or greater than 3,600 square feet which, in the opinion of the fire code official or building official, would place the building intoa more hazardous division of the same occupancy group or into a different group of occupancies and constitutes a greater degree oflife safety 1 or increased fire risk 2 , shall require the installation of an approved fire automatic fire sprinkler system.2.Required Fire Flow: The minimum require fireflow for this project is 875 Gallons Per Minute(GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3]Provide a fire flow letter from a local water purveyor confirming the required fire flow of 875 GPM @ 20 psi residual from afire hydrant located within 600' of the farthest exterior corner of the structure is required. Contact your local water purveyor(San Jose Water) for details on how to obtain the fire flow letter.3.Water Supply Requirements: Potable water supplies shall be protected from contamination caused by fire protection watersupplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplyingthe site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into thedesign of any water-based fire protection systems, and/or fire suppression water supply systems or storage containers that maybe physically connected in any manner to an appliance capable of causing contamination of the potable water supply of thepurveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance withthe requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2019CFC Sec. 903.3.5 and Health and Safety Code 13114.7.4.Address identification: New and existing buildings shall have approved address numbers, building numbers or approvedbuilding identification placed in a position that is plainly legible and visible from the street or road fronting the property. Thesenumbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided inadditional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabeticalletters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Whereaccess is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign ormeans shall be used to identify the structure. Address numbers shall be maintained. CFC Sec. 505.1.5.Construction Site Fire Safety: All construction sites must comply with applicable provisions of the CFC Chapter 33 and ourStandard Detail and Specification S1-7. Provide appropriate notations on subsequent plan submittals, as appropriate to theproject. CFC Chp. 33. TREE FENCING Protective tree fencing and other protection measures shall be placed at the drip line of existing trees prior to issuance of demolition and building permits and shall remain through all phases of construction. Include a tree protection plan with the construction plans. DEFERRED SUBMITTALS 1.PW-GRADING PERMIT, AS DISCUSSED WITH CORVELL SPARKS, PW DEPT; APPLICANT AND CORVELL - 'WILL SORT OUT REQUIREMENTS' PER ZOOM MTG, 11/1/2023 A1.0E A1.1E A1.2 A1.3 A1.4 A1.5 A1.6 A2.0 A2.1 A2.2 A2.3 SITE PLAN-EXISTING SITE PLAN-EXISTING LARGE SITE PLAN-PROPOSED SITE PLAN-NEIGHBORHOOD SHADOW STUDIES, FAR PLANS & CALCS SITE PLAN-GRADING LANDSCAPE PLAN-PROPOSED CRAWLSPACE PLAN FIRST FLOOR PLAN SECOND FLOOR PLAN ATTIC & ROOF PLANSA3.0 A3.1 A3.2 A3.3 A3.4 A4.0 A4.1 A4.2 A4.3 A4.4 ELEVATIONS ELEVATIONS ELEVATIONS-STREETSCAPES STORY POLE ELEVATIONS EAST/NORTH STORY POLE ELEVATIONS WEST /SOUTH BUILDING SECTIONS BUILDING SECTIONS BUILDING SECTIONS & PAST WORK BUILDING SECTIONS BUILDING SECTIONS EXHIBIT 12 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A0.1 1:1.20 EB BLUE PRINT FOR A CLEAN BAY REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB Materials storage & spill cleanup Non-hazardous materials management 4 Sand, dirt, and similar materials must be stored at least 10 feet from catch basins, and covered with a tarp during wet weather or when rain is forecast. 4 Use (but don’t overuse) reclaimed water for dust control as needed. 4 Sweep streets and other paved areas daily. Do not wash down streets or work areas with water! 4 Recycle all asphalt, concrete, and aggregate base material from demolition activities. 4 Check dumpsters regularly for leaks and to make sure they don’t overflow. Repair or replace leaking dumpsters promptly. Hazardous materials management 4 Label all hazardous materials and hazardous wastes (such as pesticides, paints, thinners, solvents, fuel, oil, and antifreeze) in accordance with city, state, and federal regulations. 4 Store hazardous materials and wastes in secondary containment and cover them during wet weather. 4 Follow manufacturer’s application instructions for hazardous materials and be careful not to use more than necessary. Do not apply chemicals outdoors when rain is forecast within 24 hours. 4 Be sure to arrange for appropriate disposal of all hazardous wastes. Spill prevention and control 4 Keep a stockpile of spill cleanup materials (rags, absorbents, etc. ) available at the construction site at all times. 4 When spills or leaks occur, contain them immediately and be particularly care- ful to prevent leaks and spills from reaching the gutter, street, or storm drain. Never wash spilled material into a gutter, street, storm drain, or creek! 4 Report any hazardous materials spills immediately! Dial 911 or your local emer- gency response number. Vehicle and equipment maintenance & cleaning 4 Inspect vehicles and equipment for leaks frequently. Use drip pans to catch leaks until repairs are made; repair leaks promptly. 4 Fuel and maintain vehicles on site only in a bermed area or over a drip pan that is big enough to prevent runoff. 4 If you must clean vehicles or equipment on site, clean with water only in a bermed area that will not allow rinsewater to run into gutters, streets, storm drains, or creeks. 4 Do not clean vehicles or equipment on-site using soaps, solvents, degreasers, steam cleaning equipment, etc. Dewatering operations 4 Reuse water for dust control, irrigation, or another on-site purpose to the greatest extent possible. 4 Be sure to call your city’s storm drain inspector before discharging water to a street, gutter, or storm drain. Filtration or diversion through a basin, tank, or sediment trap may be required. 4 In areas of known contamination, testing is required prior to reuse or discharge of groundwater. Consult with the city inspector to determine what testing to do and to interpret results. Contaminated groundwater must be treated or hauled off-site for proper disposal. Concrete, grout, and mortar storage & waste disposal 4 Be sure to store concrete, grout, and mortar under cover and away from drainage areas. These materials must never reach a storm drain. 4 Wash out concrete equipment/trucks off-site or designate an on-site area for washing where water will flow onto dirt or into a temporary pit in a dirt area. Let the water seep into the soil and dispose of hardened concrete with trash. Make sure your crews and subs do the job right! Storm drain polluters may be liable for fines of up to $10,000 per day! Runoff from streets and other paved areas is a major source of pollution in San Francisco Bay. Construction activities can directly affect the health of the Bay unless contractors and crews plan ahead to keep dirt, debris, and other construction waste away from storm drains and local creeks. Following these guidelines will ensure your compliance with local ordinance requirements. 4 Divert water from washing exposed aggregate concrete to a dirt area where it will not run into a gutter, street, or storm drain. 4 If a suitable dirt area is not available, collect the wash water and remove it for appropriate disposal off site. Earthwork & contaminated soils 4 Keep excavated soil on the site where it is least likely to collect in the street. Transfer to dump trucks should take place on the site, not in the street. 4 Use hay bales, silt fences, or other control measures to minimize the flow of silt off the site. Paving/asphalt work Saw cutting 4 Always completely cover or barricade storm drain inlets when saw cutting. Use filter fabric, hay bales, sand bags, or fine gravel dams to keep slurry out of the storm drain system. 4 Shovel, absorb, or vacuum saw-cut slurry and pick up all waste as soon as you are finished in one location or at the end of each work day (whichever is sooner!). 4 If saw cut slurry enters a catch basin, clean it up immediately. 4 Do not pave during wet weather or when rain is forecast. 4 Always cover storm drain inlets and man- holes when paving or applying seal coat, tack coat, slurry seal, or fog seal. 4 Place drip pans or absorbent material un- der paving equipment when not in use. 4 Protect gutters, ditches, and drainage courses with hay bales, sand bags, or earthen berms. 4 Do not sweep or wash down excess sand from sand sealing into gutters, storm drains, or creeks. Collect sand and return it to the stockpile, or dispose of it as trash. 4 Do not use water to wash down fresh asphalt concrete pavement. Painting 4 Never rinse paint brushes or materials in a gutter or street! 4 Paint out excess water-based paint before rinsing brushes, rollers, or containers in a sink. If you can’t use a sink, direct wash water to a dirt area and spade it in. 4 Paint out excess oil-based paint before cleaning brushes in thinner. 4 Filter paint thinners and solvents for reuse whenever possible. Dispose of oil-based paint sludge and unusable thinner as hazardous waste. 4 Avoid scheduling earth moving activities during the rainy season if possible. If grading activities during wet weather are allowed in your permit, be sure to implement all control measures necessary to prevent erosion. 4 Mature vegetation is the best form of erosion control. Minimize disturbance to existing vegetation whenever possible. 4 If you disturb a slope during construction, prevent erosion by securing the soil with erosion control fabric, or seed with fast- growing grasses as soon as possible. Place hay bales down-slope until soil is secure. 4 If you suspect contamination (from site history, discoloration, odor, texture, abandoned underground tanks or pipes, or buried debris), call your local fire department for help in determining what testing should be done. 4 Manage disposal of contaminated soil according to Fire Department instructions. Bay Area Stormwater Management Agencies Association (BASMAA) 1-888-BAYWISE Pollution Prevention —It’s Part of the Plan 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A0.2 1' = 1'-0" EB GREEN POINT RATED CHECKLIST REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EBNEW HOME RATING SYSTEM, VERSION 9.0 SINGLE FAMILY CHECKLIST 54 Certification Level Targeted:Certified Compliance Pathway Targeted:None PointsAchievedCommunityEnergyIAQ/HealthResourcesWaterMEASURES NOTES CALGreen TBD CALGreen Res (REQUIRED)0 1 1 1 1 A. SITE Yes A1. Construction Footprint (Site Preservation Plan Beyond Local Ordinance OR 40% of Site Undeveloped and Undisturbed)1 1 A2. Job Site Construction Waste Diversion TBD A2.1 70% C&D Waste Diversion (Including Alternative Daily Cover)2 TBD A2.2 Recycling Rates from Third-Party Verified Mixed-Use Waste Facility 1 TBD A3. Recycled Content Base Material (Minimum 25% Post-Consumer Content)1 TBD A4. Heat Island Effect Reduction (Non-Roof)1 1 TBD A5. Construction Environmental Quality Management Plan Including Flush-Out 1 A6. Stormwater Control: Prescriptive Path (section capped at 3 points) Yes A6.1 Permeable Paving Material 1 1 TBD A6.2 Filtration and/or Bio-Retention Features 1 TBD A6.3 Non-Leaching Roofing Materials 1 TBD A6.4 Smart Stormwater Street Design 1 TBD A7. Stormwater Control: Performance Path (Capture and Treat 85% of Annual Runoff Onsite)3 B. FOUNDATION TBD B1. Low Carbon Concrete (Minimum of 30%)3 TBD B2. Radon-Resistant Construction 2 TBD B3. Foundation Drainage System 2 Yes B4. Moisture Controlled Crawlspace 1 1 B5. Structural Pest Controls Yes B5.1 Termite Shields and Separated Exterior Wood-to-Concrete Connections 1 1 Yes B5.2 Plant Trunks, Bases, or Stems at Least 36 Inches from the Foundation 1 1 C. LANDSCAPE 0.00%Enter the landscape area percentage. Points capped at 6 for less than 15%. TBD C1. Plants Grouped by Water Needs (Hydrozoning)1 Yes C2. Three Inches of Mulch in Planting Beds 1 1 C3. Resource Efficient Landscapes Yes C3.1 No Invasive Species According to Region 1 1 Yes C3.2 Plants Chosen and Located to Grow to Natural Size (Limited Maintenance)1 1 Yes C3.3 Drought Tolerant, California Native, Mediterranean Species, or Other Appropriate Species 3 3 C4. Minimal Turf in Landscape Yes C4.1 No Turf on Slopes Exceeding 10% and No Overhead Sprinklers Installed in Areas Less Than Eight Feet Wide 0 2 ≤10% C4.2 Turf on a Small Percentage of Landscaped Area 0 2 TBD C5. Trees to Moderate Building Temperature (at least 50% of West Facing Glazing and Walls Shaded)1 1 C6. High-Efficiency Irrigation System Yes C6.1 System Uses Only Low-Flow Drip, Bubblers or Sprinklers 0 2 Yes C7. One Inch of Compost in the Top Six to Twelve Inches of Soil 0 2 C8. Rainwater Harvesting System TBD C8.1 Rainwater Harvesting System with 300 Gallon Storage Capacity 1 TBD C8.2 Rainwater to Flush Toilets or Meet 50% of Landscape Irrigation Demand 3 Project Name: Topping Way Residence Project Street: 16510 Topping Way Project City: Los Gatos Project Zip: 95032 Possible Points New Home Single Family Version 9.0 Points Targeted: The GreenPoint Rated checklist tracks green features incorporated into the home. GreenPoint Rated is administered by Build It Green, a non- profit whose mission is to promote healthy, energy and resource efficient buildings in California. The minimum requirements of GreenPoint Rated are: verification of 50 or more points; Earn the following minimum points per category: Community (2) Energy (25), Indoor Air Quality/Health (6), Resources (6), and Water (6); and meet the prerequisites CALGreen Mandatory, H6.1, J5.1, J6, O1. Directions for Use: Column A is a dropdown menu with the options of "Yes", "No", or "TBD" or a range of percentages to allocate points. Select the appropriate dropdown and the appropriate points will appear in the blue "points achieved" column. The criteria for the green building practices listed below are described in the GreenPoint Rated New Home Rating Manual. For more information please visit www.builditgreen.org/greenpointrated Build It Green is not a code enforcement agency. A home is only GreenPoint Rated if all features are verified by a Certified GreenPoint Rater and certified by Build It Green.2 25 6 6 63.0 10.0 10.5 17.0 13.0 Minimum Points Achieved Points POINTS REQUIRED © Build It Green GreenPoint Rated New Home Single Family Checklist Version 7.0 New Home Single Family Version 9.0 2 6 6 63.0 TBD C9. Recycled Wastewater Irrigation System 1 TBD C10. Submeter or Dedicated Meter for Landscape Irrigation 2 TBD C11. Efficient Landscape Water Budget 1 C12. Environmentally Preferable Materials for Site TBD C12.1 Environmentally Preferable Materials for 70% of Hardscapes and Fencing 1 Yes C13. Reduced Light Pollution (Exterior lighting fixtures shielded and directed downward)1 1 TBD C14. Large Stature Tree(s)1 TBD C15. Third Party Landscape Program Certification 1 TBD C16. Maintenance Contract with Certified Professional (Bay-Friendly Qualifed Professional or Equiv.)1 D. STRUCTURAL FRAME AND BUILDING ENVELOPE D1. Optimal Value Engineering TBD D1.1 Joists, Rafters, and Studs at 24 Inches on Center 1 2 TBD D1.2 Non-Load Bearing Door and Window Headers Sized for Load 1 Yes D1.3 Advanced Framing Measures 2 2 D2. Construction Material Efficiencies TBD D2.1 Prefabricated Wall or Roof Framing (Pre-assembled wall and roof framing for at least 80% of project)2 TBD D2.2 Prefabricated Modular Units 6 Yes D3. Engineered Lumber 1 1 TBD D4. Insulated Headers 1 D5. FSC-Certified Wood TBD D5.1 Dimensional Lumber, Studs, and Timber 6 TBD D5.2 Panel Products 3 D6. Solid Wall Systems TBD D6.1 At Least 90% of Floors 1 TBD D6.2 At Least 90% of Exterior Walls 1 1 TBD D6.3 At Least 90% of Roofs 1 1 Yes D7. Energy Heels on Roof Trusses 1 1 16 inches D8. Overhangs and Gutters 1 1 1 D9. Reduced Pollution Entering the Home from the Garage Yes D9.1 Detached or No Garage 2 2 TBD D9.2 Mitigation Strategies for Attached Garage 1 D10. Structural Pest and Rot Controls Yes D10.1 All Wood Located At Least 12 Inches Above the Soil 1 1 TBD D10.2 Wood Framing Treated With Borates or Factory-Impregnated, or Wall Materials Other Than Wood 1 Yes D11. Moisture-Resistant Materials in Wet Areas (such as Kitchen, Bathrooms, Utility Rooms, and Basements)2 1 1 E. EXTERIOR TBD E1. Environmentally Preferable Decking 1 TBD E2. Flashing Installation Third-Party Verified 2 TBD E3. Rain Screen Wall System 2 Yes E4. Durable and Non-Combustible Cladding Materials 1 1 Yes E5. Durable and Fire Resistant Roofing Materials or Assembly 1 1 TBD E6. Vegetated Roof 2 2 TBD E7. Cool Roof 1 F. INSULATION F1. Insulation with 30% Post-Consumer or 60% Post-Industrial Recycled Content TBD F1.1 Walls and Floors 0.5 TBD F1.2 Ceilings 0.5 F2. Insulation that Meets the CDPH Standard Method—Residential for Low Emissions TBD F2.1 Walls and Floors 0.5 Yes F2.2 Ceilings 0.5 0.5 F3. Low GWP Insulation That Does Not Contain Fire Retardants TBD F3.1 Cavity Walls and Floors 1 TBD F3.2 Ceilings 1 TBD F3.3 Interior and Exterior 1 © Build It Green GreenPoint Rated New Home Single Family Checklist Version 7.0 New Home Single Family Version 9.0 2 6 6 63.0 G. PLUMBING G1. Efficient Distribution of Domestic Hot Water TBD G1.2 WaterSense Volume Limit for Hot Water Distribution 1 Yes G1.3 Increased Efficiency in Hot Water Distribution 2 2 G2. Install Water-Efficient Fixtures Yes G2.1 WaterSense Showerheads 1.75 gpm with Matching Compensation Valve 2 2 Yes G2.2 WaterSense Bathroom Faucets 1.0 gpm 1 1 ≤1.28 gpf G2.3 WaterSense Toilets with a Maximum Performance (MaP) Threshold of No Less Than 500 Grams 1.28 gpf OR 1.1 gpf 1 2 TBD G3. Pre-Plumbing for Graywater System 2 TBD G4. Operational Graywater System 4 TBD G5. Thermostatic Shower Shut-Off Valve 1 H. HEATING, VENTILATION, AND AIR CONDITIONING H1. Sealed Combustion Units No H1.1 Sealed Combustion Furnace 0 1 No H1.2 Sealed Combustion or Heat Pump Water Heater 0 2 TBD H2. High Performing Zoned Hydronic Radiant Heating System 1 1 H3. Effective Ductwork TBD H3.1 Duct Mastic on Duct Joints and Seams 1 TBD H3.2 Pressure Balance the Ductwork System 1 H5. Advanced Practices for Cooling Yes H5.1 ENERGY STAR® Ceiling Fans in Living Areas and Bedrooms 1 1 H6. Whole House Mechanical Ventilation Practices to Improve Indoor Air Quality TBD H6.1 Meet ASHRAE 62.2-2019 Ventilation Residential Standards N R R R R R TBD H6.2 Advanced Ventilation Standards 2 TBD H6.3 Outdoor Air is Filtered and Tempered 1 H7. Effective Range Hood Design and Installation Yes H7.1 Effective Range Hood Ducting and Design 1 1 TBD H7.2 Automatic Range Hood Control 1 TBD H8. High Efficiency HVAC Filter (MERV 16+)1 TBD H9. Advanced Refrigerants (low global warming potential refrigerants)1 H10. No Fireplace or Sealed Gas Fireplace Yes H10.1 No Fireplace 1 1 Yes H11. Humidity Control Systems 1 1 TBD H12. Register Design Per ACCA Manual T 1 I. RENEWABLE ENERGY 0%I1. Onsite Renewable Generation (Solar PV, Solar Thermal, and Wind)25 I2. Low Carbon Homes TBD I2.1 Near Zero Energy Home (offset at least 80% of annual site energy use)2 No I2.2 Near Zero Energy Home with Flexibility Strategies (Meet I2.1 and two strategies from I3)0 2 I3. Energy Storage and Thermal Load Shifting Yes I3.1 Battery Energy Storage System (BESS)2 2 TBD I3.2 Auxiliary Thermal Energy Storage System or Pre-Heating of Hot Water 1 TBD I3.3 Pre-Cooling Equipment for AC 1 TBD I4. Solar Hot Water Systems to Preheat Domestic Hot Water 4 J. BUILDING PERFORMANCE AND TESTING TBD J1. Third-Party Verification of Quality of Insulation Installation 1 TBD J2. Supply and Return Air Flow Testing 1 1 TBD J4. All Electric or Combustion Appliance Safety Testing 1 Applicable for all-electric projects Select Compliance Pathway for J5.1 J5. Building Performance Exceeds Title 24 Part 6 All Electric Compliance - Meet Efficiency EDR based on climate zone. Select Climate Zone Select Project Climate Zone 0 J5.1 Home Outperforms Title 24 Part 6 0 25+ TBD J6. Title 24 Prepared and Signed by a CABEC Certified Energy Analyst 0 1 TBD J7. Participation in Utility Program with Third-Party Plan Review 1 TBD J8. ENERGY STAR® for Homes 1 © Build It Green GreenPoint Rated New Home Single Family Checklist Version 7.0 New Home Single Family Version 9.0 2 6 6 63.0 No J9. EPA Indoor airPlus Certification 0 2 TBD J10. Blower Door Testing 3 K. FINISHES K1. Entryways Designed to Reduce Tracked-In Contaminants TBD K1.1 Individual Entryways (Deliberate hard surface at entrances and permanent assembly for shoe storage)1 TBD K2. Zero-VOC Interior Wall and Ceiling Paints 2 Yes K3. Low-VOC Caulks and Adhesives 1 1 K4. Environmentally Preferable Materials for Interior Finish TBD K4.1 Cabinets 2 TBD K4.2 Interior Trim 2 TBD K4.3 Shelving 2 TBD K4.4 Doors 2 TBD K4.5 Countertops 1 K5. Formaldehyde Emissions in Interior Finish Exceed CARB TBD K5.1 Doors 1 TBD K5.2 Cabinets and Countertops 2 TBD K5.3 Interior Trim and Shelving 2 TBD K6. Products That Comply With the Health Product Declaration Open Standard 2 TBD K7. Indoor Air Formaldehyde Testing (Results Less Than 50 Parts Per Billion)2 No K8. Comprehensive Inclusion of Low Emitting Finishes 1 L. FLOORING TBD L1. Environmentally Preferable Flooring 3 Yes L3. Durable Flooring (All flooring is hard surface)2 1 1 TBD L4. Thermal Mass Flooring 1 M. APPLIANCES AND LIGHTING Yes M1. ENERGY STAR® Dishwasher 1 1 M2. Efficient Laundry Appliances CEE Tier 2 M2.1 CEE-Rated Clothes Washer 2 1 2 Yes M2.2 ENERGY STAR® Dryer 1 2 TBD M2.3 Solar Dryer/ Laundry Lines 0.5 <25 cubic feet M3. Size-Efficient ENERGY STAR® Refrigerator 1 2 M4. Permanent Centers for Waste Reduction Strategies Yes M4.1 Built-In Recycling Center 1 1 Yes M4.2 Built-In Composting Center 1 1 M5. Lighting Efficiency Yes M5.1 High-Efficacy Lighting 2 2 TBD M5.2 Lighting System Designed to IESNA Footcandle Standards or Designed by Lighting Consultant 2 Yes M6. Electric Vehicle Charging Stations and Infrastructure 2 1 1 N. COMMUNITY N1. Smart Development Yes N1.1 Infill Site 2 1 1 TBD N1.2 Designated Brownfield Site 1 1 TBD N1.3 Conserve Resources by Increasing Density 2 2 TBD N1.4 Cluster Homes for Land Preservation 1 1 N1.5 Home Size Efficiency 0 10 3105 Enter the area of the home, in square feet 5 Enter the number of bedrooms N2. Home(s)/Development Located Near Transit Yes N2.1 Within 1 Mile of a Major Transit Stop 1 1 TBD N 2.2. Within 1/ 2 mile of a Major Transit Stop 2 N3. Pedestrian and Bicycle Access N3.1 Pedestrian Access to Services Within 1/2 Mile of Community Services 2 0 Enter the number of Tier 1 services Enter the number of Tier 2 services © Build It Green GreenPoint Rated New Home Single Family Checklist Version 7.0 New Home Single Family Version 9.0 2 6 6 63.0 TBD N3.2 Connection to Pedestrian Pathways 1 TBD N3.3 Traffic Calming Strategies 2 N4. Outdoor Gathering Places TBD N4.1 Public or Semi-Public Outdoor Gathering Places for Residents 1 TBD N4.2 Public Outdoor Gathering Places with Direct Access to Tier 1 Community Services 1 N5. Social Interaction TBD N5.1 Residence Entries with Views to Callers 1 TBD N5.2 Entrances Visible from Street and/or Other Front Doors 1 TBD N5.3 Porches Oriented to Street and Public Space 1 N6. Passive Solar Design TBD N6.1 Heating Load 2 TBD N6.2 Cooling Load 2 N7. Adaptable Building TBD N7.1 Universal Design Principles in Units 1 1 TBD N7.2 Full-Function Independent Rental Unit 1 N8. Resiliency TBD N8.1 Assessment (Cal-Adapt, Fortified Standard, HAZUS, FEMA P58, or Seismic Evaluation)1 1 1 TBD N8.2 Strategies to Address Assessment Findings 1 1 1 N9. Social Equity in Community TBD N9.1 Diverse Workforce 1 1 TBD N9.2 Community Location (CalEnviroScreen (CES) 75%+ or below 25% on the Healthy Places Index (HPI) 3.0)1 1 O. OTHER TBD O1. GreenPoint Rated Checklist in Blueprints N R R R R R TBD O2. Pre-Construction Kickoff Meeting with Rater and Subcontractors 0.5 1 0.5 TBD O3. Orientation and Training to Occupants—Conduct Educational Walkthroughs 0.5 0.5 0.5 0.5 TBD O4. Builder's or Developer's Management Staff are Certified Green Building Professionals 0.5 0.5 0.5 0.5 O5. Home System Monitors TBD O5.1 Energy Home System Monitors 2 TBD O5.2. Water Home System Monitors 2 TBD O5.3. Home Indoor Air Quality System Monitors 2 TBD O5.4. Home Outdoor Air Quality System Monitors 1 1 O6. Green Building Education TBD O6.1 Marketing Green Building 2 TBD O6.2 Green Building Signage 0.5 0.5 TBD O7. Green Appraisal Addendum or Energy Efficiency Score 1 TBD O8. Detailed Durability Plan and Third-Party Verification of Plan Implementation 1 Summary Total Available Points in Specific Categories 313.5 31 80.5 60 90 52 Minimum Points Required in Specific Categories 50 2 25 6 6 6 Total Points Achieved 53.5 3.0 10.0 10.5 17.0 13.0 © Build It Green GreenPoint Rated New Home Single Family Checklist Version 7.0 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A0.3 1:1.05 EB CA GREEN BLGD STDS CODE-1 REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB CHAPTER 4 RESIDENTIAL MANDATORY MEASURES DIVISION 4.1 PLANNING AND DESIGN DIVISION 4.3 WATER EFFICIENCY AND CONSERVATION 4.406 ENHANCED DURABILITY AND REDUCED MAINTENANCE 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 CONSTRUCTION WASTE REDUCTION, DISPOSAL AND RECYCLING 4.408.1 CONSTRUCTION WASTE MANAGEMENT. Recycle and/or salvage for reuse a minimum of 65 percent of the non-hazardous 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. Exceptions: 1. Excavated soil and land-clearing debris. 2. Alternate waste reduction methods developed by working with local agencies if diversion or recycle facilities capable of compliance with this item do not exist or are not located reasonably close to the jobsite. 3. The enforcing agency may make exceptions to the requirements of this section when isolated jobsites are located in areas beyond the haul boundaries of the diversion facility. 4.408.2 CONSTRUCTION WASTE MANAGEMENT PLAN. Submit a construction waste management plan in conformance with Items 1 through 5. The construction waste management plan shall be updated as necessary and shall be available during construction for examination by the enforcing agency. 1. Identify the construction and demolition waste materials to be diverted from disposal by recycling, reuse on the project or salvage for future use or sale. 2. Specify if construction and demolition waste materials will be sorted on-site (source separated) or bulk mixed (single stream). 3. Identify diversion facilities where the construction and demolition waste material collected will be taken. 4. Identify construction methods employed to reduce the amount of construction and demolition waste generated. 5. Specify that the amount of construction and demolition waste materials diverted shall be calculated by weight or volume, but not by both. 4.408.3 WASTE MANAGEMENT COMPANY. Utilize a waste management company, approved by the enforcing agency, which can provide verifiable documentation that the percentage of construction and demolition waste material diverted from the landfill complies with Section 4.408.1. Note: The owner or contractor may make the determination if the construction and demolition waste materials will be diverted by a waste management company. 4.408.4 WASTE STREAM REDUCTION ALTERNATIVE [LR]. Projects that generate a total combined weight of construction and demolition waste disposed of in landfills, which do not exceed 3.4 lbs./sq.ft. of the building area shall meet the minimum 65% construction waste reduction requirement in Section 4.408.1 4.408.4.1 WASTE STREAM REDUCTION ALTERNATIVE. Projects that generate a total combined weight of construction and demolition waste disposed of in landfills, which do not exceed 2 pounds per square foot of the building area, shall meet the minimum 65% construction waste reduction requirement in Section 4.408.1 4.408.5 DOCUMENTATION. Documentation shall be provided to the enforcing agency which demonstrates compliance with Section 4.408.2, items 1 through 5, Section 4.408.3 or Section 4.408.4.. Notes: 1. Sample forms found in "A Guide to the California Green Building Standards Code (Residential)" located at www.hcd.ca.gov/CALGreen.html may be used to assist in documenting compliance with this section. 2. Mixed construction and demolition debris (C & D) processors can be located at the California Department of Resources Recycling and Recovery (CalRecycle). 4.410 BUILDING MAINTENANCE AND OPERATION 4.410.1 OPERATION AND MAINTENANCE MANUAL. At the time of final inspection, a manual, compact disc, web-based reference or other media acceptable to the enforcing agency which includes all of the following shall be placed in the building: 1. Directions to the owner or occupant that the manual shall remain with the building throughout the life cycle of the structure. 2. Operation and maintenance instructions for the following: a. Equipment and appliances, including water-saving devices and systems, HVAC systems, photovoltaic systems, electric vehicle chargers, water-heating systems and other major appliances and equipment. b. Roof and yard drainage, including gutters and downspouts. c. Space conditioning systems, including condensers and air filters. d. Landscape irrigation systems. e. Water reuse systems. 3. Information from local utility, water and waste recovery providers on methods to further reduce resource consumption, including recycle programs and locations. 4. Public transportation and/or carpool options available in the area. 5. Educational material on the positive impacts of an interior relative humidity between 30-60 percent and what methods an occupant may use to maintain the relative humidity level in that range. 6. Information about water-conserving landscape and irrigation design and controllers which conserve water. 7. Instructions for maintaining gutters and downspouts and the importance of diverting water at least 5 feet away from the foundation. 8. Information on required routine maintenance measures, including, but not limited to, caulking, painting, grading around the building, etc. 9. Information about state solar energy and incentive programs available. 10. A copy of all special inspections verifications required by the enforcing agency or this code. 11. Information from the Department of Forestry and Fire Protection on maintenance of defensible space around residential structures. 12. Information and/or drawings identifying the location of grab bar reinforcements. 4.410.2 RECYCLING BY OCCUPANTS. Where 5 or more multifamily dwelling units are constructed on a building site, provide readily accessible area(s) that serves all buildings on the site and are identified for the depositing, storage and collection of non-hazardous materials for recycling, including (at a minimum) paper, corrugated cardboard, glass, plastics, organic waster, and metals, or meet a lawfully enacted local recycling ordinance, if more restrictive. Exception: Rural jurisdictions that meet and apply for the exemption in Public Resources Code Section 42649.82 (a)(2)(A) et seq. are note required to comply with the organic waste portion of this section. DIVISION 4.4 MATERIAL CONSERVATION AND RESOURCE EFFICIENCY DIVISION 4.5 ENVIRONMENTAL QUALITY 4.303 INDOOR WATER USE 4.303.1 WATER CONSERVING PLUMBING FIXTURES AND FITTINGS. Plumbing fixtures (water closets and urinals) and fittings (faucets and showerheads) shall comply with the sections 4.303.1.1, 4.303.1.2, 4.303.1.3, and 4.303.4.4. Note: All noncompliant plumbing fixtures in any residential real property shall be replaced with water-conserving plumbing fixtures. Plumbing fixture replacement is required prior to issuance of a certificate of final completion, certificate of occupancy, or final permit approval by the local building department. See Civil Code Section 1101.1, et seq., for the definition of a noncompliant plumbing fixture, types of residential buildings affected and other important enactment dates. 4.303.1.1 Water Closets. The effective flush volume of all water closets shall not exceed 1.28 gallons per flush. Tank-type water closets shall be certified to the performance criteria of the U.S. EPA WaterSense Specification for Tank-type Toilets. Note: The effective flush volume of dual flush toilets is defined as the composite, average flush volume of two reduced flushes and one full flush. 4.303.1.2 Urinals. The effective flush volume of wall mounted urinals shall not exceed 0.125 gallons per flush. The effective flush volume of all other urinals shall not exceed 0.5 gallons per flush. 4.303.1.3 Showerheads. 4.303.1.3.1 Single Showerhead. Showerheads shall have a maximum flow rate of not more than 1.8 gallons per minute at 80 psi. Showerheads shall be certified to the performance criteria of the U.S. EPA WaterSense Specification for Showerheads. 4.303.1.3.2 Multiple showerheads serving one shower. When a shower is served by more than one showerhead, the combined flow rate of all the showerheads and/or other shower outlets controlled by a single valve shall not exceed 1.8 gallons per minute at 80 psi, or the shower shall be designed to only allow one shower outlet to be in operation at a time. Note: A hand-held shower shall be considered a showerhead. 4.303.1.4 Faucets. 4.303.1.4.1 Residential Lavatory Faucets. The maximum flow rate of residential lavatory faucets shall not exceed 1.2 gallons per minute at 60 psi. The minimum flow rate of residential lavatory faucets shall not be less than 0.8 gallons per minute at 20 psi. 4.303.1.4.2 Lavatory Faucets in Common and Public Use Areas. The maximum flow rate of lavatory faucets installed in common and public use areas (outside of dwellings or sleeping units) in residential buildings shall not exceed 0.5 gallons per minute at 60 psi. 4.303.1.4.3 Metering Faucets. Metering faucets when installed in residential buildings shall not deliver more than 0.2 gallons per cycle. 4.303.1.4.4 Kitchen Faucets. The maximum flow rate of kitchen faucets shall not exceed 1.8 gallons per minute at 60 psi. Kitchen faucets may temporarily increase the flow above the maximum rate, but not to exceed 2.2 gallons per minute at 60 psi, and must default to a maximum flow rate of 1.8 gallons per minute at 60 psi. Note: Where complying faucets are unavailable, aerators or other means may be used to achieve reduction. 4.303.1.4.5 Pre-rinse spray valves. When installed, shall meet the requirements in the California Code of Regulations, Title 20 (Appliance Efficiency Regulations), Sections 1605.1 (h)(4) Table H-2, Section 1605.3 (h)(4)(A), and Section 1607 (d)(7) and shall be equipped with an integral automatic shutoff. FOR REFERENCE ONLY: The following table and code section have been reprinted from the California Code of Regulations, Title 20 (Appliance Efficiency Regulations),Section 1605.1 (h)(4) and Section 1605.3 (h)(4)(A). Title 20 Section 1605.3 (h)(4)(A): Commercial prerinse spray values manufactured on or after January 1, 2006, shall have a minimum spray force of not less than 4.0 ounces-force (ozf)[113 grams-force(gf)] 4.303.2 Submeters for multifamily buildings and dwelling units in mixed-used residential/commercial buildings. Submeters shall be installed to measure water usage of individual rental dwelling units in accordance with the California Plumbing Code. 4.303.3 Standards for plumbing fixtures and fittings. Plumbing fixtures and fittings shall be installed in accordance with the California Plumbing Code, and shall meet the applicable standards referenced in Table 1701.1 of the California Plumbing Code. TABLE - MAXIMUM FIXTURE WATER USE FIXTURE TYPE FLOW RATE SHOWER HEADS (RESIDENTIAL)1.8 GMP @ 80 PSI LAVATORY FAUCETS (RESIDENTIAL)MAX. 1.2 GPM @ 60 PSI MIN. 0.8 GPM @ 20 PSI LAVATORY FAUCETS IN COMMON & PUBLIC USE AREAS 0.5 GPM @ 60 PSI KITCHEN FAUCETS 1.8 GPM @ 60 PSI METERING FAUCETS 0.2 GAL/CYCLE WATER CLOSET 1.28 GAL/FLUSH URINALS 0.125 GAL/FLUSH 4.304 OUTDOOR WATER USE 4.304.1 OUTDOOR POTABLE WATER USE IN LANDSCAPE AREAS. Residential developments shall comply with a local water efficient landscape ordinance or the current California Department of Water Resources' Model Water Efficient Landscape Ordinance (MWELO), whichever is more stringent. NOTES: 1. The Model Water Efficient Landscape Ordinance (MWELO) is located in the California Code Regulations, Title 23, Chapter 2.7, Division 2. MWELO and supporting documents, including water budget calculator, are available at: https://www.water.ca.gov/ ABBREVIATION DEFINITIONS: HCD Department of Housing and Community Development BSC California Building Standards Commission DSA-SS Division of the State Architect, Structural Safety OSHPD Office of Statewide Health Planning and Development LR Low Rise HR High Rise AA Additions and Alterations N New NOTE: THIS TABLE COMPILES THE DATA IN SECTION 4.303.1, AND IS INCLUDED AS A CONVENIENCE FOR THE USER. SECTION 4.102 DEFINITIONS 4.102.1 DEFINITIONS The following terms are defined in Chapter 2 (and are included here for reference) FRENCH DRAIN. A trench, hole or other depressed area loosely filled with rock, gravel, fragments of brick or similar pervious material used to collect or channel drainage or runoff water. WATTLES. Wattles are used to reduce sediment in runoff. Wattles are often constructed of natural plant materials such as hay, straw or similar material shaped in the form of tubes and placed on a downflow slope. Wattles are also used for perimeter and inlet controls. 4.106 SITE DEVELOPMENT4.106.1 GENERAL. Preservation and use of available natural resources shall be accomplished through evaluation and careful planning to minimize negative effects on the site and adjacent areas. Preservation of slopes, management of storm water drainage and erosion controls shall comply with this section. 4.106.2 STORM WATER DRAINAGE AND RETENTION DURING CONSTRUCTION. Projects which disturb less than one acre of soil and are not part of a larger common plan of development which in total disturbs one acre or more, shall manage storm water drainage during construction. In order to manage storm water drainage during construction, one or more of the following measures shall be implemented to prevent flooding of adjacent property, prevent erosion and retain soil runoff on the site. 1. Retention basins of sufficient size shall be utilized to retain storm water on the site. 2. Where storm water is conveyed to a public drainage system, collection point, gutter or similar disposal method, water shall be filtered by use of a barrier system, wattle or other method approved by the enforcing agency. 3. Compliance with a lawfully enacted storm water management ordinance. Note: Refer to the State Water Resources Control Board for projects which disturb one acre or more of soil, or are part of a larger common plan of development which in total disturbs one acre or more of soil. (Website: https://www.waterboards.ca.gov/water_issues/programs/stormwater/construction.html) 4.106.3 GRADING AND PAVING. Construction plans shall indicate how the site grading or drainage system will manage all surface water flows to keep water from entering buildings. Examples of methods to manage surface water include, but are not limited to, the following: 1. Swales 2. Water collection and disposal systems 3. French drains 4. Water retention gardens 5. Other water measures which keep surface water away from buildings and aid in groundwater recharge. Exception: Additions and alterations not altering the drainage path. 4.106.4 Electric vehicle (EV) charging for new construction. New construction shall comply with Sections 4.106.4.1 or 4.106.4.2 to facilitate future installation and use of EV chargers. Electric vehicle supply equipment (EVSE) shall be installed in accordance with the California Electrical Code, Article 625. Exceptions: 1. On a case-by-case basis, where the local enforcing agency has determined EV charging and infrastructure are not feasible based upon one or more of the following conditions: 1.1 Where there is no local utility power supply or the local utility is unable to supply adequate power. 1.2 Where there is evidence suitable to the local enforcing agency substantiating that additional local utility infrastructure design requirements, directly related to the implementation of Section 4.106.4, may adversely impact the construction cost of the project. 2. Accessory Dwelling Units (ADU) and Junior Accessory Dwelling Units (JADU) without additional parking facilities. 4.106.4.1 New one- and two-family dwellings and townhouses with attached private garages. For each dwelling unit, install a listed raceway to accommodate a dedicated 208/240-volt branch circuit. The raceway shall not be less than trade size 1 (nominal 1-inch inside diameter). The raceway shall originate at the main service or subpanel and shall terminate into a listed cabinet, box or other enclosure in close proximity to the proposed location of an EV charger. Raceways are required to be continuous at enclosed, inaccessible or concealed areas and spaces. The service panel and/or subpanel shall provide capacity to install a 40-ampere 208/240-volt minimum dedicated branch circuit and space(s) reserved to permit installation of a branch circuit overcurrent protective device. Exemption: A raceway is not required if a minimum 40-ampere 208/240-volt dedicated EV branch circuit is installed in close proximity to the proposed location of an EV charger at the time of original construction in accordance with the California Electrical Code. 4.106.4.1.1 Identification. The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved for future EV charging as "EV CAPABLE". The raceway termination location shall be permanently and visibly marked as "EV CAPABLE". CHAPTER 3 GREEN BUILDING SECTION 301 GENERAL 301.1 SCOPE. Buildings shall be designed to include the green building measures specified as mandatory in the application checklists contained in this code. Voluntary green building measures are also included in the application checklists and may be included in the design and construction of structures covered by this code, but are not required unless adopted by a city, county, or city and county as specified in Section 101.7. 301.1.1 Additions and alterations. [HCD] The mandatory provisions of Chapter 4 shall be applied to additions or alterations of existing residential buildings where the addition or alteration increases the building's conditioned area, volume, or size. The requirements shall apply only to and/or within the specific area of the addition or alteration. The mandatory provision of Section 4.106.4.2 may apply to additions or alterations of existing parking facilities or the addition of new parking facilities serving existing multifamily buildings. See Section 4.106.4.3 for application. Note: Repairs including, but not limited to, resurfacing, restriping and repairing or maintaining existing lighting fixtures are not considered alterations for the purpose of this section. Note: On and after January 1, 2014, residential buildings undergoing permitted alterations, additions, or improvements shall replace noncompliant plumbing fixtures with water-conserving plumbing fixtures. Plumbing fixture replacement is required prior to issuance of a certificate of final completion, certificate of occupancy or final permit approval by the local building department. See Civil Code Section 1101.1, et seq., for the definition of a noncompliant plumbing fixture, types of residential buildings affected and other important enactment dates. 301.2 LOW-RISE AND HIGH-RISE RESIDENTIAL BUILDINGS. [HCD] The provisions of individual sections of CALGreen may apply to either low-rise residential buildings high-rise residential buildings, or both. Individual sections will be designated by banners to indicate where the section applies specifically to low-rise only (LR) or high-rise only (HR). When the section applies to both low-rise and high-rise buildings, no banner will be used. SECTION 302 MIXED OCCUPANCY BUILDINGS 302.1 MIXED OCCUPANCY BUILDINGS. In mixed occupancy buildings, each portion of a building shall comply with the specific green building measures applicable to each specific occupancy. Exceptions: 1. [HCD] Accessory structures and accessory occupancies serving residential buildings shall comply with Chapter 4 and Appendix A4, as applicable. 2. [HCD] For purposes of CALGreen, live/work units, complying with Section 419 of the California Building Code, shall not be considered mixed occupancies. Live/Work units shall comply with Chapter 4 and Appendix A4, as applicable. 4.106.4.2 New multifamily dwellings, hotels and motels and new residential parking facilities. When parking is provided, parking spaces for new multifamily dwellings, hotels and motels shall meet the requirements of Sections 4.106.4.2.1 and 4.106.4.2.2. Calculations for spaces shall be rounded up to the nearest whole number. A parking space served by electric vehicle supply equipment or designed as a future EV charging space shall count as at least one standard automobile parking space only for the purpose of complying with any applicable minimum parking space requirements established by a local jurisdiction. See Vehicle Code Section 22511.2 for further details. 4.106.4.2.1Multifamily development projects with less than 20 dwelling units; and hotels and motels with less than 20 sleeping units or guest rooms. The number of dwelling units, sleeping units or guest rooms shall be based on all buildings on a project site subject to this section. 1.EV Capable. Ten (10) percent of the total number of parking spaces on a building site, provided for all types of parking facilities, shall be electric vehicle charging spaces (EV spaces) capable of supporting future Level 2 EVSE. Electrical load calculations shall demonstrate that the electrical panel service capacity and electrical system, including any on-site distribution transformer(s), have sufficient capacity to simultaneously charge all EVs at all required EV spaces at a minimum of 40 amperes. The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved for future EV charging purposes as “EV CAPABLE” in accordance with the California Electrical Code. Exceptions: 1.When EV chargers (Level 2 EVSE) are installed in a number equal to or greater than the required number of EV capable spaces. 2.When EV chargers (Level 2 EVSE) are installed in a number less than the required number of EV capable spaces, the number of EV capable spaces required may be reduced by a number equal to the number of EV chargers installed. Notes: a.Construction documents are intended to demonstrate the project’s capability and capacity for facilitating future EV charging. b.There is no requirement for EV spaces to be constructed or available until receptacles for EV charging or EV chargers are installed for use. 2.EV Ready. Twenty-five (25) percent of the total number of parking spaces shall be equipped with low power Level 2 EV charging receptacles. For multifamily parking facilities, no more than one receptacle is required per dwelling unit when more than one parking space is provided for use by a single dwelling unit. Exception: Areas of parking facilities served by parking lifts. 4.106.4.2.2 Multifamily development projects with 20 or more dwelling units, hotels and motels with 20 or more sleeping units or guest rooms. The number of dwelling units, sleeping units or guest rooms shall be based on all buildings on a project site subject to this section. 1.EV Capable. Ten (10) percent of the total number of parking spaces on a building site, provided for all types of parking facilities, shall be electric vehicle charging spaces (EV spaces) capable of supporting future Level 2 EVSE. Electrical load calculations shall demonstrate that the electrical panel service capacity and electrical system, including any on-site distribution transformer(s), have sufficient capacity to simultaneously charge all EVs at all required EV spaces at a minimum of 40 amperes. The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved for future EV charging purposes as “EV CAPABLE” in accordance with the California Electrical Code. Exception: When EV chargers (Level 2 EVSE) are installed in a number greater than five (5) percent of parking spaces required by Section 4.106.4.2.2, Item 3, the number of EV capable spaces required may be reduced by a number equal to the number of EV chargers installed over the five (5) percent required. Notes: a.Construction documents shall show locations of future EV spaces. b.There is no requirement for EV spaces to be constructed or available until receptacles for EV charging or EV chargers are installed for use. 2.EV Ready. Twenty-five (25) percent of the total number of parking spaces shall be equipped with low power Level 2 EV charging receptacles. For multifamily parking facilities, no more than one receptacle is required per dwelling unit when more than one parking space is provided for use by a single dwelling unit. Exception: Areas of parking facilities served by parking lifts. 3.EV Chargers. Five (5) percent of the total number of parking spaces shall be equipped with Level 2 EVSE. Where common use parking is provided, at least one EV charger shall be located in the common use parking area and shall be available for use by all residents or guests. When low power Level 2 EV charging receptacles or Level 2 EVSE are installed beyond the minimum required, an automatic load management system (ALMS) may be used to reduce the maximum required electrical capacity to each space served by the ALMS. The electrical system and any on-site distribution transformers shall have sufficient capacity to deliver at least 3.3 kW simultaneously to each EV charging station (EVCS) served by the ALMS. The branch circuit shall have a minimum capacity of 40 amperes, and installed EVSE shall have a capacity of not less than 30 amperes. ALMS shall not be used to reduce the minimum required electrical capacity to the required EV capable spaces. 4.106.4.2.2.1 Electric vehicle charging stations (EVCS). Electric vehicle charging stations required by Section 4.106.4.2.2, Item 3, shall comply with Section 4.106.4.2.2.1. Exception: Electric vehicle charging stations serving public accommodations, public housing, motels and hotels shall not be required to comply with this section. See California Building Code, Chapter 11B, for applicable requirements. 4.106.4.2.2.1.1 Location. EVCS shall comply with at least one of the following options: 1.The charging space shall be located adjacent to an accessible parking space meeting the requirements of the California Building Code, Chapter 11A, to allow use of the EV charger from the accessible parking space. 2.The charging space shall be located on an accessible route, as defined in the California Building Code, Chapter 2, to the building. Exception: Electric vehicle charging stations designed and constructed in compliance with the California Building Code, Chapter 11B, are not required to comply with Section 4.106.4.2.2.1.1 and Section 4.106.4.2.2.1.2, Item 3. 4.106.4.2.2.1.2 Electric vehicle charging stations (EVCS) dimensions. The charging spaces shall be designed to comply with the following: 1.The minimum length of each EV space shall be 18 feet (5486 mm). 2.The minimum width of each EV space shall be 9 feet (2743 mm). 3.One in every 25 charging spaces, but not less than one, shall also have an 8-foot (2438 mm) wide minimum aisle. A 5-foot (1524 mm) wide minimum aisle shall be permitted provided the minimum width of the EV space is 12 feet (3658 mm). a.Surface slope for this EV space and the aisle shall not exceed 1 unit vertical in 48 units horizontal (2.083 percent slope) in any direction. 4.106.4.2.2.1.3 Accessible EV spaces. In addition to the requirements in Sections 4.106.4.2.2.1.1 and 4.106.4.2.2.1.2, all EVSE, when installed, shall comply with the accessibility provisions for EV chargers in the California Building Code, Chapter 11B. EV ready spaces and EVCS in multifamily developments shall comply with California Building Code, Chapter 11A, Section 1109A. 4.106.4.2.3 EV space requirements. 1.Single EV space required. Install a listed raceway capable of accommodating a 208/240-volt dedicated branch circuit. The raceway shall not be less than trade size 1 (nominal 1-inch inside diameter). The raceway shall originate at the main service or subpanel and shall terminate into a listed cabinet, box or enclosure in close proximity to the location or the proposed location of the EV space. Construction documents shall identify the raceway termination point, receptacle or charger location, as applicable. The service panel and/ or subpanel shall have a 40-ampere minimum dedicated branch circuit, including branch circuit overcurrent protective device installed, or space(s) reserved to permit installation of a branch circuit overcurrent protective device. Exception: A raceway is not required if a minimum 40-ampere 208/240-volt dedicated EV branch circuit is installed in close proximity to the location or the proposed location of the EV space, at the time of original construction in accordance with the California Electrical Code. 2.Multiple EV spaces required. Construction documents shall indicate the raceway termination point and the location of installed or future EV spaces, receptacles or EV chargers. Construction documents shall also provide information on amperage of installed or future receptacles or EVSE, raceway method(s), wiring schematics and electrical load calculations. Plan design shall be based upon a 40-ampere minimum branch circuit. Required raceways and related components that are planned to be installed underground, enclosed, inaccessible or in concealed areas and spaces shall be installed at the time of original construction. SECTION 4.501 GENERAL 4.501.1 Scope The provisions of this chapter shall outline means of reducing the quality of air contaminants that are odorous, irritating and/or harmful to the comfort and well being of a building's installers, occupants and neighbors. SECTION 4.502 DEFINITIONS 5.102.1 DEFINITIONS The following terms are defined in Chapter 2 (and are included here for reference) AGRIFIBER PRODUCTS. Agrifiber products include wheatboard, strawboard, panel substrates and door cores, not including furniture, fixtures and equipment (FF&E) not considered base building elements. COMPOSITE WOOD PRODUCTS. Composite wood products include hardwood plywood, particleboard and medium density fiberboard. "Composite wood products" does not include hardboard, structural plywood, structural panels, structural composite lumber, oriented strand board, glued laminated timber, prefabricated wood I-joists or finger-jointed lumber, all as specified in California Code of regulations (CCR), title 17, Section 93120.1. DIRECT-VENT APPLIANCE. A fuel-burning appliance with a sealed combustion system that draws all air for combustion from the outside atmosphere and discharges all flue gases to the outside atmosphere. DISCLAIMER:THIS DOCUMENT IS PROVIDED AND INTENDED TO BE USED AS A MEANS TO INDICATE AREAS OF COMPLIANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS (CALGREEN) CODE. DUE TO THE VARIABLES BETWEEN BUILDING DEPARTMENT JURISDICTIONS, THIS CHECKLIST IS TO BE USED ON AN INDIVIDUAL PROJECT BASIS AND MAY BE MODIFIED BY THE END USER TO MEET THOSE INDIVIDUAL NEEDS. THE END USER ASSUMES ALL RESPONSIBILITY ASSOCIATED WITH THE USE OF THIS DOCUMENT, INCLUDING VERIFICATION WITH THE FULL CODE. Y N/AY N/AY N/AY N/A RESPON. PARTY RESPON. PARTY RESPON. PARTY RESPON. PARTY 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE RESIDENTIAL MANDATORY MEASURES, SHEET 1 (January 2023)Y = YESN/A = NOT APPLICABLERESPON. PARTY = RESPONSIBLE PARTY (ie: ARCHITECT, ENGINEER, OWNER, CONTRACTOR, INSPECTOR ETC.) 4.201 GENERAL 4.201.1 SCOPE. For the purposes of mandatory energy efficiency standards in this code, the California Energy Commission will continue to adopt mandatory standards. DIVISION 4.2 ENERGY EFFICIENCY TABLE H-2 STANDARDS FOR COMMERCIAL PRE-RINSE SPRAY VALUES MANUFACTURED ON OR AFTER JANUARY 28, 2019 PRODUCT CLASS [spray force in ounce force (ozf)]MAXIMUM FLOW RATE (gpm) Product Class 1 (≤1.00 Product Class 2 (> 5.0 ozf and ≤1.20 Product Class 3 (> 8.0 ozf)1.28 Exception: A raceway is not required if a minimum 40-ampere 208/240-volt dedicated EV branch circuit is installed in close proximity to the location or the proposed location of the EV space at the time of original construction in accordance with the California Electrical Code. 4.106.4.2.4 Identification. The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved for future EV charging purposes as “EV CAPABLE” in accordance with the California Electrical Code. 4.106.4.2.5 Electric Vehicle Ready Space Signage. Electric vehicle ready spaces shall be identified by signage or pavement markings, in compliance with Caltrans Traffic Operations Policy Directive 13-01 (Zero Emission Vehicle Signs and Pavement Markings) or its successor(s). 4.106.4.3 Electric vehicle charging for additions and alterations of parking facilities serving existing multifamily buildings. When new parking facilities are added, or electrical systems or lighting of existing parking facilities are added or altered and the work requires a building permit, ten (10) percent of the total number of parking spaces added or altered shall be electric vehicle charging spaces (EV spaces) capable of supporting future Level 2 EVSE. Notes: 1.Construction documents are intended to demonstrate the project’s capability and capacity for facilitating future EV charging. 2.There is no requirement for EV spaces to be constructed or available until EV chargers are installed for use. YES NA YES YES YES YES YES NA NA NA NA YES NA YES YES YES YES YES YES YES YES YES NA NA 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A0.4 1:1.05 EB CA GREEN BLGD STDS CODE-2 REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB MAXIMUM INCREMENTAL REACTIVITY (MIR). The maximum change in weight of ozone formed by adding a compound to the "Base Reactive Organic Gas (ROG) Mixture" per weight of compound added, expressed to hundredths of a gram (g O³/g ROC). Note: MIR values for individual compounds and hydrocarbon solvents are specified in CCR, Title 17, Sections 94700 and 94701. MOISTURE CONTENT. The weight of the water in wood expressed in percentage of the weight of the oven-dry wood. PRODUCT-WEIGHTED MIR (PWMIR). The sum of all weighted-MIR for all ingredients in a product subject to this article. The PWMIR is the total product reactivity expressed to hundredths of a gram of ozone formed per gram of product (excluding container and packaging). Note: PWMIR is calculated according to equations found in CCR, Title 17, Section 94521 (a). REACTIVE ORGANIC COMPOUND (ROC). Any compound that has the potential, once emitted, to contribute to ozone formation in the troposphere. VOC. A volatile organic compound (VOC) broadly defined as a chemical compound based on carbon chains or rings with vapor pressures greater than 0.1 millimeters of mercury at room temperature. These compounds typically contain hydrogen and may contain oxygen, nitrogen and other elements. See CCR Title 17, Section 94508(a). 4.503 FIREPLACES4.503.1 GENERAL. 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 as applicable, and shall have a permanent label indicating they are certified to meet the emission limits. Woodstoves, pellet stoves and fireplaces shall also comply with applicable local ordinances. 4.504 POLLUTANT CONTROL4.504.1 COVERING OF DUCT OPENINGS & PROTECTION OF MECHANICAL EQUIPMENT DURING CONSTRUCTION. At the time of rough installation, during storage on the construction site and until final startup of the heating, cooling and ventilating equipment, all duct and other related air distribution component openings shall be covered with tape, plastic, sheet metal or other methods acceptable to the enforcing agency to reduce the amount of water, dust or debris which may enter the system. 4.504.2 FINISH MATERIAL POLLUTANT CONTROL. Finish materials shall comply with this section. 4.504.2.1 Adhesives, Sealants and Caulks. Adhesives, sealant and caulks used on the project shall meet the requirements of the following standards unless more stringent local or regional air pollution or air quality management district rules apply: 1. Adhesives, adhesive bonding primers, adhesive primers, sealants, sealant primers and caulks shall comply with local or regional air pollution control or air quality management district rules where applicable or SCAQMD Rule 1168 VOC limits, as shown in Table 4.504.1 or 4.504.2, as applicable. Such products also shall comply with the Rule 1168 prohibition on the use of certain toxic compounds (chloroform, ethylene dichloride, methylene chloride, perchloroethylene and tricloroethylene), except for aerosol products, as specified in Subsection 2 below. 2. Aerosol adhesives, and smaller unit sizes of adhesives, and sealant or caulking compounds (in units of product, less packaging, which do not weigh more than 1 pound and do not consist of more than 16 fluid ounces) shall comply with statewide VOC standards and other requirements, including prohibitions on use of certain toxic compounds, of California Code of Regulations, Title 17, commencing with section 94507. 4.504.2.2 Paints and Coatings. Architectural paints and coatings shall comply with VOC limits in Table 1 of the ARB Architectural Suggested Control Measure, as shown in Table 4.504.3, unless more stringent local limits apply. The VOC content limit for coatings that do not meet the definitions for the specialty coatings categories listed in Table 4.504.3 shall be determined by classifying the coating as a Flat, Nonflat or Nonflat-High Gloss coating, based on its gloss, as defined in subsections 4.21, 4.36, and 4.37 of the 2007 California Air Resources Board, Suggested Control Measure, and the corresponding Flat, Nonflat or Nonflat-High Gloss VOC limit in Table 4.504.3 shall apply. 4.504.2.3 Aerosol Paints and Coatings. Aerosol paints and coatings shall meet the Product-weighted MIR Limits for ROC in Section 94522(a)(2) and other requirements, including prohibitions on use of certain toxic compounds and ozone depleting substances, in Sections 94522(e)(1) and (f)(1) of California Code of Regulations, Title 17, commencing with Section 94520; and in areas under the jurisdiction of the Bay Area Air Quality Management District additionally comply with the percent VOC by weight of product limits of Regulation 8, Rule 49. 4.504.2.4 Verification. Verification of compliance with this section shall be provided at the request of the enforcing agency. Documentation may include, but is not limited to, the following: 1. Manufacturer's product specification. 2. Field verification of on-site product containers. CHAPTER 7 INSTALLER & SPECIAL INSPECTOR QUALIFICATIONS 702 QUALIFICATIONS 702.1 INSTALLER TRAINING. HVAC system installers shall be trained and certified in the proper installation of HVAC systems including ducts and equipment by a nationally or regionally recognized training or certification program. Uncertified persons may perform HVAC installations when under the direct supervision and responsibility of a person trained and certified to install HVAC systems or contractor licensed to install HVAC systems. Examples of acceptable HVAC training and certification programs include but are not limited to the following: 1. State certified apprenticeship programs. 2. Public utility training programs. 3. Training programs sponsored by trade, labor or statewide energy consulting or verification organizations. 4. Programs sponsored by manufacturing organizations. 5. Other programs acceptable to the enforcing agency. 702.2 SPECIAL INSPECTION [HCD]. When required by the enforcing agency, the owner or the responsible entity acting as the owner's agent shall employ one or more special inspectors to provide inspection or other duties necessary to substantiate compliance with this code. Special inspectors shall demonstrate competence to the satisfaction of the enforcing agency for the particular type of inspection or task to be performed. In addition to other certifications or qualifications acceptable to the enforcing agency, the following certifications or education may be considered by the enforcing agency when evaluating the qualifications of a special inspector: 1. Certification by a national or regional green building program or standard publisher. 2. Certification by a statewide energy consulting or verification organization, such as HERS raters, building performance contractors, and home energy auditors. 3. Successful completion of a third party apprentice training program in the appropriate trade. 4. Other programs acceptable to the enforcing agency. Notes: 1. Special inspectors shall be independent entities with no financial interest in the materials or the project they are inspecting for compliance with this code. 2. HERS raters are special inspectors certified by the California Energy Commission (CEC) to rate homes in California according to the Home Energy Rating System (HERS). [BSC] When required by the enforcing agency, the owner or the responsible entity acting as the owner's agent shall employ one or more special inspectors to provide inspection or other duties necessary to substantiate compliance with this code. Special inspectors shall demonstrate competence to the satisfaction of the enforcing agency for the particular type of inspection or task to be performed. In addition, the special inspector shall have a certification from a recognized state, national or international association, as determined by the local agency. The area of certification shall be closely related to the primary job function, as determined by the local agency. Note: Special inspectors shall be independent entities with no financial interest in the materials or the project they are inspecting for compliance with this code. 703 VERIFICATIONS 703.1 DOCUMENTATION. Documentation used to show compliance with this code shall include but is not limited to, construction documents, plans, specifications, builder or installer certification, inspection reports, or other methods acceptable to the enforcing agency which demonstrate substantial conformance. When specific documentation or special inspection is necessary to verify compliance, that method of compliance will be specified in the appropriate section or identified applicable checklist. 4.505 INTERIOR MOISTURE CONTROL4.505.1 General. Buildings shall meet or exceed the provisions of the California Building Standards Code. 4.505.2 CONCRETE SLAB FOUNDATIONS. Concrete slab foundations required to have a vapor retarder by California Building Code, Chapter 19, or concrete slab-on-ground floors required to have a vapor retarder by the California Residential Code, Chapter 5, shall also comply with this section. 4.505.2.1 Capillary break. A capillary break shall be installed in compliance with at least one of the following: 1. A 4-inch (101.6 mm) thick base of 1/2 inch (12.7mm) or larger clean aggregate shall be provided with a vapor barrier in direct contact with concrete and a concrete mix design, which will address bleeding, shrinkage, and curling, shall be used. For additional information, see American Concrete Institute, ACI 302.2R-06. 2. Other equivalent methods approved by the enforcing agency. 3. A slab design specified by a licensed design professional. 4.505.3 MOISTURE CONTENT OF BUILDING MATERIALS. Building materials with visible signs of water damage shall not be installed. Wall and floor framing shall not be enclosed when the framing members exceed 19 percent moisture content. Moisture content shall be verified in compliance with the following: 1. Moisture content shall be determined with either a probe-type or contact-type moisture meter.Equivalent moisture verification methods may be approved by the enforcing agency and shall satisfy requirements found in Section 101.8 of this code. 2. Moisture readings shall be taken at a point 2 feet (610 mm) to 4 feet (1219 mm) from the grade stamped end of each piece verified. 3. At least three random moisture readings shall be performed on wall and floor framing with documentation acceptable to the enforcing agency provided at the time of approval to enclose the wall and floor framing. Insulation products which are visibly wet or have a high moisture content shall be replaced or allowed to dry prior to enclosure in wall or floor cavities. Wet-applied insulation products shall follow the manufacturers' drying recommendations prior to enclosure. 4.506 INDOOR AIR QUALITY AND EXHAUST4.506.1 Bathroom exhaust fans. Each bathroom shall be mechanically ventilated and shall comply with the following: 1. Fans shall be ENERGY STAR compliant and be ducted to terminate outside the building. 2. Unless functioning as a component of a whole house ventilation system, fans must be controlled by a humidity control. a. Humidity controls shall be capable of adjustment between a relative humidity range less than or equal to 50% to a maximum of 80%. A humidity control may utilize manual or automatic means of adjustment. b. A humidity control may be a separate component to the exhaust fan and is not required to be integral (i.e., built-in) Notes: 1. For the purposes of this section, a bathroom is a room which contains a bathtub, shower or tub/shower combination. 2. Lighting integral to bathroom exhaust fans shall comply with the California Energy Code. 4.507 ENVIRONMENTAL COMFORT4.507.2 HEATING AND AIR-CONDITIONING SYSTEM DESIGN. Heating and air conditioning systems shall be sized, designed and have their equipment selected using the following methods: 1. The heat loss and heat gain is established according to ANSI/ACCA 2 Manual J - 2011 (Residential Load Calculation), ASHRAE handbooks or other equivalent design software or methods. 2. Duct systems are sized according to ANSI/ACCA 1 Manual D - 2014 (Residential Duct Systems), ASHRAE handbooks or other equivalent design software or methods. 3. Select heating and cooling equipment according to ANSI/ACCA 3 Manual S - 2014 (Residential Equipment Selection), or other equivalent design software or methods. Exception: Use of alternate design temperatures necessary to ensure the system functions are acceptable. TABLE 4.504.1 - ADHESIVE VOC LIMIT1,2 (Less Water and Less Exempt Compounds in Grams per Liter) ARCHITECTURAL APPLICATIONS VOC LIMIT INDOOR CARPET ADHESIVES 50 CARPET PAD ADHESIVES 50 OUTDOOR CARPET ADHESIVES 150 WOOD FLOORING ADHESIVES 100 RUBBER FLOOR ADHESIVES 60 SUBFLOOR ADHESIVES 50 CERAMIC TILE ADHESIVES 65 VCT & ASPHALT TILE ADHESIVES 50 DRYWALL & PANEL ADHESIVES 50 COVE BASE ADHESIVES 50 MULTIPURPOSE CONSTRUCTION ADHESIVE 70 STRUCTURAL GLAZING ADHESIVES 100 SINGLE-PLY ROOF MEMBRANE ADHESIVES 250 OTHER ADHESIVES NOT LISTED 50 SPECIALTY APPLICATIONS PVC WELDING 510 CPVC WELDING 490 ABS WELDING 325 PLASTIC CEMENT WELDING 250 ADHESIVE PRIMER FOR PLASTIC 550 CONTACT ADHESIVE 80 SPECIAL PURPOSE CONTACT ADHESIVE 250 STRUCTURAL WOOD MEMBER ADHESIVE 140 TOP & TRIM ADHESIVE 250 SUBSTRATE SPECIFIC APPLICATIONS METAL TO METAL 30 PLASTIC FOAMS 50 POROUS MATERIAL (EXCEPT WOOD)50 WOOD 30 FIBERGLASS 80 1. IF AN ADHESIVE IS USED TO BOND DISSIMILAR SUBSTRATES TOGETHER, THE ADHESIVE WITH THE HIGHEST VOC CONTENT SHALL BE ALLOWED. 2. FOR ADDITIONAL INFORMATION REGARDING METHODS TO MEASURE THE VOC CONTENT SPECIFIED IN THIS TABLE, SEE SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT RULE 1168. TABLE 4.504.2 - SEALANT VOC LIMIT (Less Water and Less Exempt Compounds in Grams per Liter) SEALANTS VOC LIMIT ARCHITECTURAL 250 MARINE DECK 760 NONMEMBRANE ROOF 300 ROADWAY 250 SINGLE-PLY ROOF MEMBRANE 450 OTHER 420 SEALANT PRIMERS ARCHITECTURAL NON-POROUS 250 POROUS 775 MODIFIED BITUMINOUS 500 MARINE DECK 760 OTHER 750 TABLE 4.504.5 - FORMALDEHYDE LIMITS1 MAXIMUM FORMALDEHYDE EMISSIONS IN PARTS PER MILLION PRODUCT CURRENT LIMIT HARDWOOD PLYWOOD VENEER CORE 0.05 HARDWOOD PLYWOOD COMPOSITE CORE 0.05 PARTICLE BOARD 0.09 MEDIUM DENSITY FIBERBOARD 0.11 THIN MEDIUM DENSITY FIBERBOARD2 0.13 1. VALUES IN THIS TABLE ARE DERIVED FROM THOSE SPECIFIED BY THE CALIF. AIR RESOURCES BOARD, AIR TOXICS CONTROL MEASURE FOR COMPOSITE WOOD AS TESTED IN ACCORDANCE WITH ASTM E 1333. FOR ADDITIONAL INFORMATION, SEE CALIF. CODE OF REGULATIONS, TITLE 17, SECTIONS 93120 THROUGH 93120.12. 2. THIN MEDIUM DENSITY FIBERBOARD HAS A MAXIMUM THICKNESS OF 5/16" (8 MM). TABLE 4.504.3 - VOC CONTENT LIMITS FOR ARCHITECTURAL COATINGS2,3 GRAMS OF VOC PER LITER OF COATING, LESS WATER & LESS EXEMPT COMPOUNDS COATING CATEGORY VOC LIMIT FLAT COATINGS 50 NON-FLAT COATINGS 100 NONFLAT-HIGH GLOSS COATINGS 150 SPECIALTY COATINGS ALUMINUM ROOF COATINGS 400 BASEMENT SPECIALTY COATINGS 400 BITUMINOUS ROOF COATINGS 50 BITUMINOUS ROOF PRIMERS 350 BOND BREAKERS 350 CONCRETE CURING COMPOUNDS 350 CONCRETE/MASONRY SEALERS 100 DRIVEWAY SEALERS 50 DRY FOG COATINGS 150 FAUX FINISHING COATINGS 350 FIRE RESISTIVE COATINGS 350 FLOOR COATINGS 100 FORM-RELEASE COMPOUNDS 250 GRAPHIC ARTS COATINGS (SIGN PAINTS)500 HIGH TEMPERATURE COATINGS 420 INDUSTRIAL MAINTENANCE COATINGS 250 LOW SOLIDS COATINGS1 120 MAGNESITE CEMENT COATINGS 450 MASTIC TEXTURE COATINGS 100 METALLIC PIGMENTED COATINGS 500 MULTICOLOR COATINGS 250 PRETREATMENT WASH PRIMERS 420 PRIMERS, SEALERS, & UNDERCOATERS 100 REACTIVE PENETRATING SEALERS 350 RECYCLED COATINGS 250 ROOF COATINGS 50 RUST PREVENTATIVE COATINGS 250 SHELLACS CLEAR 730 OPAQUE 550 SPECIALTY PRIMERS, SEALERS & UNDERCOATERS 100 STAINS 250 STONE CONSOLIDANTS 450 SWIMMING POOL COATINGS 340 TRAFFIC MARKING COATINGS 100 TUB & TILE REFINISH COATINGS 420 WATERPROOFING MEMBRANES 250 WOOD COATINGS 275 WOOD PRESERVATIVES 350 ZINC-RICH PRIMERS 340 1. GRAMS OF VOC PER LITER OF COATING, INCLUDING WATER & EXEMPT COMPOUNDS 2. THE SPECIFIED LIMITS REMAIN IN EFFECT UNLESS REVISED LIMITS ARE LISTED IN SUBSEQUENT COLUMNS IN THE TABLE. 3. VALUES IN THIS TABLE ARE DERIVED FROM THOSE SPECIFIED BY THE CALIFORNIA AIR RESOURCES BOARD, ARCHITECTURAL COATINGS SUGGESTED CONTROL MEASURE, FEB. 1, 2008. MORE INFORMATION IS AVAILABLE FROM THE AIR RESOURCES BOARD. DIVISION 4.5 ENVIRONMENTAL QUALITY (continued) 4.504.3 CARPET SYSTEMS. All carpet installed in the building interior shall meet the requirements of the California Department of Public Health, "Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers," Version 1.2, January 2017 (Emission testing method for California Specification 01350) See California Department of Public Health's website for certification programs and testing labs. https://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx. 4.504.3.1 Carpet cushion. All carpet cushion installed in the building interior shall meet the requirements of the California Department of Public Health, "Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers," Version 1.2, January 2017 (Emission testing method for California Specification 01350) See California Department of Public Health's website for certification programs and testing labs. https://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx. 4.504.3.2 Carpet adhesive. All carpet adhesive shall meet the requirements of Table 4.504.1. 4.504.4 RESILIENT FLOORING SYSTEMS. Where resilient flooring is installed , at least 80% of floor area receiving resilient flooring shall meet the requirements of the California Department of Public Health, "Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers," Version 1.2, January 2017 (Emission testing method for California Specification 01350) See California Department of Public Health's website for certification programs and testing labs. hhtps://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx. 4.504.5 COMPOSITE WOOD PRODUCTS. Hardwood plywood, particleboard and medium density fiberboard composite wood products used on the interior or exterior of the buildings shall meet the requirements for formaldehyde as specified in ARB's Air Toxics Control Measure for Composite Wood (17 CCR 93120 et seq.), by or before the dates specified in those sections, as shown in Table 4.504.5 4.504.5.1 Documentation. Verification of compliance with this section shall be provided as requested by the enforcing agency. Documentation shall include at least one of the following: 1. Product certifications and specifications. 2. Chain of custody certifications. 3. Product labeled and invoiced as meeting the Composite Wood Products regulation (see CCR, Title 17, Section 93120, et seq.). 4. Exterior grade products marked as meeting the PS-1 or PS-2 standards of the Engineered Wood Association, the Australian AS/NZS 2269, European 636 3S standards, and Canadian CSA 0121, CSA 0151, CSA 0153 and CSA 0325 standards. 5. Other methods acceptable to the enforcing agency. DISCLAIMER:THIS DOCUMENT IS PROVIDED AND INTENDED TO BE USED AS A MEANS TO INDICATE AREAS OF COMPLIANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS (CALGREEN) CODE. DUE TO THE VARIABLES BETWEEN BUILDING DEPARTMENT JURISDICTIONS, THIS CHECKLIST IS TO BE USED ON AN INDIVIDUAL PROJECT BASIS AND MAY BE MODIFIED BY THE END USER TO MEET THOSE INDIVIDUAL NEEDS. THE END USER ASSUMES ALL RESPONSIBILITY ASSOCIATED WITH THE USE OF THIS DOCUMENT, INCLUDING VERIFICATION WITH THE FULL CODE. Y N/AY N/AY N/AY N/A RESPON.PARTY RESPON.PARTY RESPON.PARTY RESPON.PARTY 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE RESIDENTIAL MANDATORY MEASURES, SHEET 2 (January 2023)Y = YESN/A = NOT APPLICABLERESPON. PARTY = RESPONSIBLE PARTY (ie: ARCHITECT, ENGINEER, OWNER, CONTRACTOR, INSPECTOR ETC.) NA YES YES YES YES YES YES NA YES YES YES YES YES YES YES YES NA NA NA NA NA 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A1.0E 1" = 20' EB SITE PLAN-EXISTING REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB 1,754.43 sq ft 25'FRONT SETBACK8'SIDESETBACK20'REAR SETBACK 137'80'8'SIDESETBACK8'64'-4 5/16"10'-10 13/16"29'-4 1/2"28'-2 13/16"PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE 51.5' (E) GRADE 52.5' (E) GRADE 52.6' (E) GRADE 51.6' (E) GRADE FIRE HYDRANT PG&E POLE (E) CONCRETE DRIVEWAY (E) CONCRETE DRIVEWAY (E) CONCRETE WALK (E) CONCRETE WALK TOPPING WAY164961653816541165271651116495HILLOW ROAD16524(E) HOUSE MARCHMONT DRIVE525354 5253 54 51 51 477.83 sq ft 1,754.43 sq ft NEIGHBOR NEIGHBOR NEIGHBOR NEIGHBOR NEIGHBOR NEIGHBOR NEIGHBOR ADUGARAGE GARAGE GARAGE GARAGE GARAGE GARAGE GARAGE GARAGE 2-STORY 2-STORY (E) GARAGE (E) 1-STORY HOUSE CIRCA 1947 1-STORY 1-STORY 1-STORY 1-STORY 1-STORY 1-STORY 1-STORY 1-STORY 1-STORY 1-STORY 1-STORY 2-STORY 1-STORY 1-STORY NEIGHBOR NEIGHBOR 2-STORY ADU NEIGHBOR 1-STORY NEIGHBOR 1-STORY NEIGHBOR 1-STORY GARAGE 1 1/2-STORY GARAGE 1-STORY GARAGE 1-STORY (E) 53.2' FF NEIGHBOR 1-STORY 54.0' FF (E) 52.9' SLAB (E) 69.4' RIDGE, 16.2 HT. (E) 66.2' RIDGE, 13.3' HT.NSCALE: 1" = 20' SITE PLAN-NEIGHBORHOOD 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A1.1E 1" = 10' EB SITE PLAN-EXISTING LARGE REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB 1,754.50 sq ft 25'-0"FRONT SETBACK8'-0"SIDESETBACK20'-0"REAR SETBACK 137'-0"80'-0"8'-0"SIDESETBACK8'-0"64'-4 1/4"10'-10 3/4"29'-4 1/2"28'-2 3/4"51.5' (E) GRADE 52.5' (E) GRADE 52.6' (E) GRADE 51.6' (E) GRADE FIRE HYDRANT PG&E POLE (E) CONCRETE DRIVEWAY (E) CONCRETE DRIVEWAY (E) CONCRETE WALK (E) CONCRETE WALK TOPPING WAY1 - 5" ORANGE 3 - 8" PLUM5 - 8" CHERRY 16496165271651116495165248 - 6" PEACH DEAD 7 - 3" CHERRY 6 - 6" LEMON 4 - 9" APPLE 2 - 7" POMEGRANATE 525354 5253 54 51 51 477.75 sq ft 1,754.50 sq ft NEIGHBOR NEIGHBOR NEIGHBOR NEIGHBOR ADUGARAGE GARAGEGARAGE GARAGE GARAGE 2-STORY 2-STORY (E) GARAGE (E) 1-STORY HOUSE CIRCA 1947 1-STORY 1-STORY 1-STORY 1-STORY 1-STORY 1-STORY 1-STORY 2-STORY 2-STORY ADU GARAGE 1 1/2-STORY 54.0' FF NSCALE: 1" = 10' SITE PLAN-EXISTING 16510 TOPPING DR. EXISTING 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A1.2 1/8" = 1'-0", 1:1.12, 1:1.16 EB SITE PLAN-PROPOSED REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB 1,826 SF 728 SF 203.25 sq ft 175.50 sq ft 9-0x6-9 1/23x82-8x82-8x82-8x82-8x85-0x8-0 5-0x8-0 4-3x8-02-8x8-02-8x8-0 2-10x8 8-0x8-010-0x9-03x85-11x7-11 1/25-0x8-03-0x8-0 25'-0"FRONT SETBACK8'-0"SIDESETBACK20'-0"REAR SETBACK 8'-4"14'-2 3/4"25'-4 1/2" 45'-9 1/4" 59'-3" 137'-0"80'-0"8'-0"SIDESETBACK19'-9"26'-0" 1,593.25 sq ft INSTALL (N) CLEANOUT/BACKFLOW PREVENTER IF REQUIRED BY WVSD DS ONTO SPLASHBLOCK ONTO (E) VEGETATED GROUND, TYP. 913 SF GARAGE ALLOWED TOPPING WAYTOTAL HOUSE -3,105 SF; 3,313 SF ALLOWED PROPOSED HOUSE FLOOR 1 PROPOSED GARAGE 1 - 5" ORANGE 3 - 8" PLUM5 - 8" CHERRY ENTRY PORCH BACK PORCH 16496165248 - 6" PEACH DEAD 7 - 3" CHERRY 6 - 6" LEMON 4 - 9" APPLE 2 - 7" POMEGRANATE UP UC REF2-2x819'-3"EXISTING VEGETATED LAWN OUTDOOR KITCHEN, NON-GAS HOUSE STREET ADDRESS SIGN: 4- inches high, with a minimum stroke width of 1/2-inch, and shall contrast with their background - BRASS PLATE W/ BLACK NUMBERS PER CRC Section R31 9 SILT FENCE , TYP. NOTE: (E) GAS LINES TO BE DISCONNECTED BY PG&E PER CITY CODE- ALL ELEC. HOUSE PROPERTY LINE WATER MAIN ENTRANCE AND SHUTOFF (N) 400 AMP UNDERGROUND ELEC SERVICE, COMMUNICATION LINES, PER CODE BLUESTONE, RANDOM ASHLAR, 5 PC., NATURAL CLEFT, SET ON SAND BLUESTONE, RANDOM ASHLAR, 5 PC., NATURAL CLEFT, SET ON SAND BLUESTONE, RANDOM ASHLAR, 5 PC., NATURAL CLEFT, SET ON CONC SLAB AT PORCH (E) 6' WD FENCE, TYP. (E) 6' WD FENCE, TYP. 6' WD FENCE/GATE, TYP. 6' WD FENCE/GATE, TYP. 6' WD FENCE/GATE, TYP. (E) 8' WD FENCE, TYP. COVERED REAR PORCH COVERED ENTRY PORCH FIRE HYDRANT TREE PROTECTION FENCE (E) 4' NEIGHBOR'S OPEN METAL FENCE TYP. (E) WATER METER AND STREET SHUTOFF PG&E POLE, REMOVE OVERHEAD SERVICE TO (E) HOUSE, CONVERT TO UGELEC HEAT PUMP (E) WATER LATERAL (E) SEWER LATERAL UNDERGROUND ELEC SERVICE EXISTING VEGETATED LAWN EXISTING VEGETATED LAWN EXISTING CONC. DRIVEWAY TO BE REMOVED (DOTTED) INSTALL SITE PROTECTION GATE, 6' TALL DRIVEWAY-CALSTONE, ANTIQUED FLAT TOP SILVERSTONE ON SAND EXISTING CONC. DRIVEWAY TO BE REMOVED (DOTTED) 400 AMP SERVICE @ (E) METER CAR CHARGER, TYP. CAR CHARGER, TYP. DRIVEWAY-CALSTONE, ANTIQUED FLAT TOP SILVERSTONE ON SAND DOWNSPOUT/ SPLASHBLOCK, TYP. EXISTING HOUSE TO BE REMOVED (DOTTED) EXISTING VEGETATED LAWN EXISTING VEGETATED LAWN EXISTING VEGETATED LAWN (E) 4' NEIGHBOR'S OPEN METAL FENCE TYP. REMOVE (E) GAS METER SUBSURFACE DRAIN PIPE CONNECTED TO DS, TERMINATING IN POP-UP EMITTERS; TO PREVENT STORMWATER FLOWS TO PUBLIC STORM SYSTEM OR NEIGHBORS, TYP. EXISTING GARAGE TO BE REMOVED (DOTTED) EXISTING CONC WALK TO BE REMOVED (DOTTED) REF HOUSE GARAGE NEIGHBOR (E) FLR ELEV. 53.2' 53.75 0'-0" REF -0'-1" -0'-3" -1'-3" NEIGHBOR ADUGARAGE GARAGE GARAGE DW -1'-5" (E) GRADE -1'-1" (E) GRADE -1'-5" (E) GRADE OVENS ELEC INDUCTION RANGE TV 1-STORY 1-STORY 1-STORY 1-STORY 1-STORY 2-STORY ADU GARAGE 1 1/2-STORY 53.75 0'-0" REF 53.75 0'-0" REF-0'-3" TREE TABLE ID SPECIES SIZE CONDITION STATUS NOTES 1 FRUIT-ORANGE 5"AVERAGE/MEDIUM HEALTH REMOVE TOO CLOSE TO HOUSE, IN NEW DRIVEWAY 2 FRUIT-POMEGRANATE 7"OVERMATURE, SEVERELY STRESSED REMOVE TOO CLOSE TO HOUSE, DISEASED, DEAD BRANCHES, ETC. 3 FRUIT-PLUM 8"AVERAGE/MEDIUM HEALTH RETAIN TOO CLOSE TO HOUSE, DISEASED, DEAD BRANCHES, ETC. 4 FRUIT-APPLE 9"REMOVE TOO CLOSE TO HOUSE, IN NEW DRIVEWAY 5 FRUIT-CHERRY 8"RETAIN 6 FRUIT-LEMON 6"AVERAGE/MEDIUM HEALTH REMOVE TOO CLOSE TO HOUSE 7 FRUIT-CHERRY 3"AVERAGE/MEDIUM HEALTH RETAIN 8 FRUIT-PEACH 6"DEAD REMOVE DEAD WATER LEGEND SEWER ELECTRICAL GAS TREE PROTECTION FENCING PROPERTY LINE SETBACK LINE LOT CALCULATIONS 16510 Topping Way LOT AREA 10,960.00 SF COVERAGE CALCULATIONS BULDING COVERAGE ALLOWED 40% ALLOWED COVERAGE 4,384.00 SF IMPERVIOUS EXISTING STRUCTURES HOUSE, 1-STORY 1,755.00 SF 16.2' HT GARAGE - DETACHED, 1-STORY 478.00 SF 13.3' HT TOTAL EXISTING STRUCTURES 2,233.00 SF PROPOSED COVERAGE HOUSE 1,824.00 SF GARAGE (ATTACHED)728.00 SF FRONT PORCH 203.00 SF REAR PORCH 176.00 SF TOTAL PROPOSED COVERAGE 2,931.00 SF IMPERVIOUS COVERAGE AMOUNT UNDER ALLOWED 1,453.00 SF IMPERVIOUS 16510 Topping Way FAR LOT AREA 10,960 SF FAR CALCULATIONS AREA FAR HOUSE 10.96 5 5.96 25 0.24 0.2 0.0477 0.35 0.302 10,960.00 3,288.0 SF from City GARAGE FAR CALCULATIONS AREA FAR GARAGE 10.96 5 5.96 25 0.24 0.1 0.0167 0.1 0.083 10,960.00 910.1 SF from City FLOOR AREAS 10.96 FIRST FLOOR 1,824.0 SF SECOND FLOOR 1,281.0 SF PROPOSED HOUSE TOTAL 3,105.0 SF HOUSE ALLOWED 3,288.0 SF HOUSE AMOUNT UNDER 183.0 SF PROPOSED GARAGE TOTAL 728.0 SF GARAGE ALLOWED 910.1 SF GARAGE AMOUNT UNDER 182.1 SF HOUSE/GARAGE TOTAL 3,833.0 SF NSCALE: 1/8" = 1'-0" SITE PLAN EXTERIOR HOUSE LIGHTING - all exterior lighting will be downward directed with bulbs shielded from neighbor’s view, SEE A1.0 TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties A PERMIT IS NOT REQUIRED FOR REMOVAL OR MAJOR PRUNING OF FRUIT TREES LESS THAN 18" IN DIAMETER; NO FRUIT TREES ON THIS SITE ARE GREATER THAN 18" DIAMETER. THE TABLE BELOW IS PROVIDED AS A COURTESY 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A1.3 1" = 20', 1:3000, 1:800 EB SITE PLAN-NEIGHBORHOOD REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB 1,826 SF 728 SF 203.25 sq ft 175.50 sq ft 9-0x6-9 1/23x82-8x82-8x82-8x82-8x85-0x8-0 5-0x8-0 4-3x8-02-8x8-02-8x8-0 2-10x8 8-0x8-010-0x9-03x85-11x7-11 1/25-0x8-03-0x8-0 25'-0"FRONT SETBACK8'-0"SIDESETBACK20'-0"REAR SETBACK 8'-4"14'-2 3/4"25'-4 1/2" 45'-9 1/4" 59'-3" 137'-0"80'-0"8'-0"SIDESETBACK19'-9"26'-0" 1,593.25 sq ft INSTALL (N)CLEANOUT/BACKFLOW PREVENTER IFREQUIRED BY WVSD DS ONTO SPLASHBLOCK ONTO(E) VEGETATEDGROUND, TYP. 913 SF GARAGE ALLOWED TOPPING WAYTOTAL HOUSE-3,105 SF; 3,313 SF ALLOWED PROPOSED HOUSE FLOOR 1 PROPOSED GARAGE 1 - 5" ORANGE 3 - 8" PLUM5 - 8" CHERRY ENTRY PORCH BACK PORCH 164961653816541165271651116495HILLOW ROAD165248 - 6" PEACH DEAD 7 - 3" CHERRY 6 - 6" LEMON 4 - 9" APPLE 2 - 7" POMEGRANATE MARCHMONT DRIVEUP UC REF2-2x819'-3"EXISTINGVEGETATED LAWN OUTDOOR KITCHEN, NON-GAS HOUSE STREET ADDRESS SIGN: 4-inches high, with a minimum stroke widthof 1/2-inch, and shall contrast with theirbackground - BRASS PLATE W/ BLACK NUMBERS PER CRC Section R31 9 SILT FENCE, TYP. NOTE: (E) GAS LINES TOBE DISCONNECTED BYPG&E PER CITY CODE-ALL ELEC. HOUSE PROPERTY LINE WATER MAIN ENTRANCEAND SHUTOFF (N) 400 AMPUNDERGROUND ELECSERVICE,COMMUNICATIONLINES, PER CODE BLUESTONE, RANDOMASHLAR, 5 PC., NATURALCLEFT, SET ON SAND BLUESTONE, RANDOMASHLAR, 5 PC., NATURAL CLEFT, SET ON SAND BLUESTONE, RANDOM ASHLAR, 5 PC., NATURALCLEFT, SET ON CONCSLAB AT PORCH (E) 6' WD FENCE, TYP. (E) 6' WD FENCE, TYP. 6' WD FENCE/GATE, TYP. 6' WD FENCE/GATE, TYP. 6' WD FENCE/GATE, TYP. (E) 8' WD FENCE, TYP. COVERED REAR PORCH COVERED ENTRY PORCH FIREHYDRANT TREE PROTECTION FENCE (E) 4' NEIGHBOR'SOPEN METAL FENCE TYP. (E) WATER METER ANDSTREETSHUTOFF PG&E POLE, REMOVEOVERHEADSERVICE TO (E) HOUSE, CONVERT TO UGELEC HEAT PUMP (E) WATER LATERAL (E) SEWER LATERAL UNDERGROUND ELEC SERVICE EXISTINGVEGETATED LAWN EXISTINGVEGETATEDLAWN EXISTING CONC. DRIVEWAY TO BE REMOVED(DOTTED) INSTALL SITEPROTECTION GATE, 6' TALL DRIVEWAY-CALSTONE,ANTIQUED FLAT TOP SILVERSTONE ONSAND EXISTING CONC.DRIVEWAY TO BE REMOVED (DOTTED) 400 AMP SERVICE @(E) METER CAR CHARGER, TYP. CAR CHARGER, TYP. DRIVEWAY-CALSTONE,ANTIQUED FLAT TOP SILVERSTONE ONSAND DOWNSPOUT/SPLASHBLOCK, TYP. EXISTINGHOUSE TO BEREMOVED(DOTTED) EXISTINGVEGETATEDLAWN EXISTING VEGETATEDLAWN EXISTINGVEGETATEDLAWN (E) 4'NEIGHBOR'S OPEN METAL FENCE TYP. REMOVE (E) GAS METER SUBSURFACE DRAIN PIPE CONNECTED TO DS,TERMINATING IN POP-UPEMITTERS; TO PREVENT STORMWATER FLOWS TOPUBLIC STORM SYSTEM ORNEIGHBORS, TYP. EXISTING GARAGE TO BE REMOVED(DOTTED) EXISTING CONC WALK TO BEREMOVED (DOTTED) REF HOUSE GARAGE NEIGHBOR (E) FLR ELEV. 53.2' 53.75 0'-0" REF -0'-1" -0'-3" -1'-3" NEIGHBOR NEIGHBOR NEIGHBOR NEIGHBOR NEIGHBOR NEIGHBOR ADUGARAGE GARAGE GARAGE GARAGE GARAGE GARAGE GARAGE GARAGE 2-STORY 2-STORY DW -1'-5" (E) GRADE -1'-1" (E) GRADE -1'-5" (E) GRADE OVENS ELECINDUCTIONRANGE TV 1-STORY 1-STORY 1-STORY 1-STORY 1-STORY 1-STORY 1-STORY 1-STORY 1-STORY 1-STORY 1-STORY 2-STORY 2-STORY 1-STORY 1-STORY NEIGHBOR NEIGHBOR NEIGHBOR 2-STORY ADU NEIGHBOR 1-STORY NEIGHBOR 1-STORY NEIGHBOR 1-STORY GARAGE 1 1/2-STORY GARAGE 1-STORY GARAGE 1-STORY NEIGHBOR 1-STORY 53.75 0'-0" REF 53.75 0'-0" REF-0'-3"9-0x6-9 1/23x8 2-8x82-8x8 2-8x82-8x85-0x8-0 5-0x8-0 4-3x8-02-8x8-02-8x8-0 2-10x8 8-0x8-0 10-0x9-0 3x85-11x7-11 1/25-0x8-0 3-0x8-0 UP 2-2x8 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY HILOW ROADTOPPING WAYMARCHMONT DRIVE16524 TOPPING WAY, '1947', 964 SF TRANSFER DATE: 9/17/1986 NET ASSESSED VALUE: $79,986 ZESTIMATE VALUE: $2,058,300 TAXES: $2,112.42 PUBLIC INFO: SCCTAX 16496 TOPPING WAY, '1948', 1,899 SF + 700 SF ADU/GARAGE TRANSFER DATE: 9/17/1986 NET ASSESSED VALUE: $2,566.939 ZESTIMATE VALUE: $3,396,600 TAXES: $30,477 PUBLIC INFO: SCCTAX 16527 TOPPING WAY, '1948', 1,400 SF TRANSFER DATE: 11/18/2014 NET ASSESSED VALUE: $345,058 ZESTIMATE VALUE: $2,297,900 TAXES: $5,091.08 PUBLIC INFO: SCCTAX 16511 TOPPING WAY, '2011', 4,095 SF TRANSFER DATE: 4/3/2012 NET ASSESSED VALUE: $3,138,925 ZESTIMATE VALUE: $5,815,500 TAXES: $36,472.78 PUBLIC INFO: SCCTAX 16511 TOPPING WAY, '2006', 3,493 SF TRANSFER DATE: 12/31/2020 NET ASSESSED VALUE: $1,912,287 ZESTIMATE VALUE: $4,451,900 TAXES: $22,693.68 PUBLIC INFO: SCCTAX 16538 TOPPING WAY, '2010', 3,124 SF TRANSFER DATE: 5/27/2015 NET ASSESSED VALUE: $2,725,637 ZESTIMATE VALUE: $4,642,200 TAXES: $33,440.73 PUBLIC INFO: SCCTAX 16515 Marchmont Drive, '1951', 1,845 SF TRANSFER DATE: 4/6/2004 NET ASSESSED VALUE: $1,482,562 ZESTIMATE VALUE: $2,890,000 TAXES: $17,866.66 PUBLIC INFO: SCCTAX 16510 Topping Way, '1947', 1,804 SF TRANSFER DATE: 7/20/2021 NET ASSESSED VALUE: $2,898,840 ZESTIMATE VALUE: $3,313,500 TAXES: $35,133.09 PUBLIC INFO: SCCTAX NSCALE: 1" = 20' SITE PLAN-NEARBY SCALE: 1:3000 SITE PLAN-NEIGHBORHOOD SCALE: 1:800 SITE PLAN-TAX/VALUATIONS 16510 TOPPING WAY 16510 TOPPING WAY 16510 TOPPING WAY 16510 TOPPING WAY 16510 TOPPING WAY 16510 TOPPING WAY INCREASING 2-STORY DEVELOPMENT / DENSITY INCREASE DUE TO STEEP 'URBAN' LAND VALUES, +7.5% PER ANNUM (OVER PAST 40 YEARS) PUBLICLY AVAILABLE ASSESSOR DATA 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A1.4 1/8" = 1'-0", 1' = 1'-0" EB SHADOW STUDIES, FAR PLANS & CALCS REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB 33'26'-3" 22'-10 1/4" 26'-3" 30'-4 1/4" 30'-4 3/4" 32'-10 3/4" 17'-3"19'-6"13'-11 1/2"13'-1 7/8"6'-6 7/8"12'-10"4'-1 1/4"6'-9 3/4"19'-9"UP F B A C G H D E 15'-9"12'-2 1/2"6'-4"4'-8 1/2"9'-3"27'-0" 26'-3" 4'-0" 10'-11 3/4"15'-3 1/4" 30'-3" 26'-3" 10'-11 3/4"6'-4"7'-1/2"1234567812345678FLR 2-STAIR, NOT INCLUDED 69.5 SF J L K M N P FLOOR AREA HOUSE SECTION WIDTH HEIGHT AREA (SF) A 26.25 13.96 366.40 B 22.85 13.16 300.76 C 26.25 6.57 172.52 D 33.00 19.50 643.50 E 17.25 19.75 340.69 FIRST FLR SUBTOTAL 1,823.86 SF J 27.00 9.25 249.75 K 26.25 4.71 123.59 L 15.27 6.33 96.66 M 4.00 7.04 28.16 N 30.25 12.21 369.29 P 26.25 15.75 413.44 SECOND FLR SUBTOTAL 1,280.89 SF HOUSE TOTAL 3,104.75 SF GARAGE F 30.35 6.81 206.77 G 30.40 4.10 124.74 H 30.90 12.83 396.48 GARAGE TOTAL 727.99 SF PROJECT TOTAL 3,832.73 SF FLR 2-STAIR 6.33 10.98 69.50 SF NSCALE: 1/8" = 1'-0" FIRST FLOOR-FAR PLAN SCALE: 1/8" = 1'-0" SECOND FLOOR-FAR PLAN 16510 TOPPING WAY 16510 TOPPING WAY 16510 TOPPING WAY 16510 TOPPING WAY 16510 TOPPING WAY RDWD TREES RDWD TREES RDWD TREES RDWD TREES 16510 TOPPING WAY16510 TOPPING WAY 12/21 9:00 AM 3/21 9:00 AM 6/21 9:00 AM 12/21 3:00 PM 3/21 3:00 PM 6/21 3:00 PM SHADOW STUDIES FAR FLOOR CHART 16527, 1-STORY, 18'-7" 16511, 2-STORY, 26' 16495, 2-STORY, 26' 16496 1-STORY & 2-STORY, 18' & 28' 16524, 1-STORY, 18' 16527, 1-STORY, 18'-7" 16511, 2-STORY, 26' 16495, 2-STORY, 26' 16496 1-STORY & 2-STORY, 18' & 28' 16524, 1-STORY, 18' 16527, 1-STORY, 18'-7" 16511, 2-STORY, 26' 16495, 2-STORY, 26' 16496 1-STORY & 2-STORY, 18' & 28' 16524, 1-STORY, 18' 16527, 1-STORY, 18'-7" 16511, 2-STORY, 26' 16495, 2-STORY, 26' 16496 1-STORY & 2-STORY, 18' & 28' 16524, 1-STORY, 18' 16527, 1-STORY, 18'-7" 16511, 2-STORY, 26' 16495, 2-STORY, 26' 16496 1-STORY & 2-STORY, 18' & 28' 16524, 1-STORY, 18' 16527, 1-STORY, 18'-7" 16511, 2-STORY, 26' 16495, 2-STORY, 26' 16496 1-STORY & 2-STORY, 18' & 28' 16524, 1-STORY, 18' 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A1.5 1/8" = 1'-0", 1:1.51, 1:1.62 EB SITE PLAN-GRADING REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB 542.50 sq ft 481.50 sq ft 184.25 sq ft 9-0x6-9 1/23x88-0x8-010-0x9-03x85-11x7-11 1/2873.25 sq ft 258.50 sq ft TREE PROTECTION FENCING, ALSO SEE A1.0 DRIVEWAY-PAVERS ON SAND, ON AREA OF (E) DRIVEWAY, TYP. DS ON SPLASHBLOCK, TYP. (E) GRADE TO REMAIN, TYP. (E) GRADE TO REMAIN, TYP. (E) GRADE TO REMAIN, TYP. (E) GRADE TO REMAIN, TYP. (E) GRADE TO REMAIN, TYP. (E) GRADE TO REMAIN, TYP. PROPOSED HOUSE, SHOWN WITH SHADED HATCH AVERAGE GRADE SLOPE IS .1% - 1.0% CONSTRUCTION FENCING AND EROSION FIBER ROLL (E) CONC. DRIVEWAY AND WALKS TO BE REMOVED-EXISTING GRADE TO REMAIN SILT ROLL, TYP. DUMPSTER, PER CODE IN PARKING AREA 5'X10' CONCRETE WASHOUT AREA PER DETAILS THIS SHEET AVERAGE GRADE SLOPE IS .1% - 1.0% EDGE OF STREET, NO CURB OR GUTTER, (E) VEGETATED BUFFER DISPLACED FILL STORAGE AREA DURING EXCAVATION W/ TEMPORARY FIBER ROLL INSTALLED UNTIL MATERIAL IS REMOVED Whether excavated or new soil, stockpiles must be protected from runoff/run-on by BMPs appropriate for the pile size, location and site conditions, and must be covered with plastic sheeting or tarps when not in use. When excavated soil is moved off-site, check the sidewalk and street for dirt “drag out” and sweep if needed TEMPORARY PORTA POTTY TEMPORARY CONSTRUCTION OFFICE- TBD (E) CONC. WALKS TO BE REMOVED, NO GRADE CHANGE DRIVEWAY-PAVERS ON SAND(N) AREA SHOWN HATCHED (E) 1' H. RETAIING WALL TO REMAIN (E) SHEET FLOW AWAY FROM HOUSE ONTO (E) VEGETATED AREAS PROPERTY LINE AND 6' H. FENCE, TYP. 51.5' (E) GRADE 51.5' (E) GRADE 52.5' (E) GRADE 52.75' (E) GRADE (E) GRADE TO REMAIN, TYP. (E) GRADE TO REMAIN, TYP. (E) GRADE TO REMAIN, TYP. TREE PROTECTION FENCING, ALSO SEE A1.0 TREE PROTECTION FENCING, ALSO SEE A1.0 FIRE HYDRANT PG&E POLE 52.1' (E) GRADE 52.25' (E) GRADE TOPPING WAY16496165241651016524525354 5253 54 51 51 EXISTING HOUSE, SHOWN WITH SQUARE HATCH REMOVE EXISTING GARAGE SLAB ON TOP OF (E) GRADE & REMOVE (E) DRIVEWAY NO NEW GRADING: (E) VEGETATED AREA SURROUNDING HOUSE TO REMAIN, EXISTING GRADE REMAINS THROUGHOUT SITE, TYP. (E) SHEET FLOW AWAY FROM HOUSE ONTO (E) VEGETATED AREAS BLUE STONE PAVERS ON SAND/GRAVEL OVER (E) GRADE, TYP.; NO GRADE CHANGE BLUE STONE PAVERS ON SAND/GRAVEL OVER (E) GRADE, TYP. AT (E) WALK AREA A B D NEIGHBOR ADU/GARAGE GARAGE 1-STORY 1-STORY 1-STORY NEIGHBOR 1-STORY C E 53.4' 53.75' FF 53.5' 52.5' SLAB 53.0' 52.8'53.5' 53.75' FF 53.67' 52.2' 52.1' SLAB 52.4' SLAB52.3' 51.7' 51.6' HOUSE - GRADING QUANTITIES (approx. cu. yds) AREA CUT sq. ft 9 sq. f/sq. yd sq. yd MAX. DEPTH yd TOTAL (cu. yds)AREA FILL sq. ft 9 sq. f/sq. yd sq. yd MAX. DEPTH yd TOTAL (cu. yds)GRAND TOTAL (cu. yds) A 543.00 9.00 60.33 x 0.30 18.10 C 184.00 9.00 20.44 x 0.30 6.13 B 482.00 9.00 53.56 x 0.05 2.68 SubTotal 113.89 sq. yd SUBTOTAL 20.78 SubTotal 20.44 sq. yd SUBTOTAL 6.13 26.91 cu. yds MAX. ALLOWED 50.00 cu. yds AMOUNT UNDER -23.09 cu. yds DRIVEWAY/ (E)GARAGE SLAB - GRADING QUANTITIES (approx. cu. yds) AREA CUT sq. ft 9 sq. f/sq. yd sq. yd MAX. DEPTH yd TOTAL (cu. yds)AREA FILL sq. ft 9 sq. f/sq. yd sq. yd MAX. DEPTH yd TOTAL (cu. yds)GRAND TOTAL (cu. yds) D 259.00 9.00 28.78 x 0.05 1.44 E 874.00 9.00 97.11 x 0.05 4.86 SubTotal 11.49 sq. yd SUBTOTAL 1.44 SubTotal 97.11 sq. yd SUBTOTAL 4.86 6.29 cu. yds MAX. ALLOWED 50.00 cu. yds AMOUNT UNDER -43.71 cu. yds GRAND TOTAL (cu. yds)33.21 cu. yds MAX. ALLOWED 50.00 cu. yds AMOUNT UNDER 16.79 cu. yds NSCALE: 1/8" = 1'-0" SITE PLAN - GRADING DRAINAGE NOTES 1. FINISH GRADE AROUND THE STRUCTURE SHALL SLOPE AWAY FROM THE FOUNDATION A MIN. OF 5% FOR A MINIMUM DISTANCE OF 10'. (CBC 1804.3) EXCEPTION: WHERE CLIMATIC OR SOIL CONDITIONS WARRANT, THE SLOPE OF THE GROUND AWAY FROM THE BUILDING FOUNDATION SHALL BE PERMITTED TO BE REDUCED TO NOT LESS THAN 2%. THE PROCEDURE USED TO ESTABLISH THE FINAL GROUND LEVEL ADJACENT TO THE FOUNDATION SHALL ACCOUNT FOR ADDITIONAL SETTLEMENT OF BACKFILL. 2. ON GRADED SITES, THE TOP OF ANY EXTERIOR FOUNDATION SHALL EXTEND ABOVE THE ELEVATION OF THE STREET GUTTER AT POINT OF DISCHARGE OR THE INLET OF AN APPROVED DRAINAGE DEVICE A MINIMUM OF 12" PLUS 2%. ALTERNATE ELEVATIONS ARE PERMITTED SUBJECT TO THE APPROVAL OF THE BUILDING OFFICIAL, PROVIDED IT CAN BE DEMONSTRATED THAT THE REQUIRED DRAINAGE TO THE POINT OF DISCHARGE AND AWAY FROM THE STRUCTURE IS PROVIDED AT ALL LOCATIONS OF THE SITE. (CBC 1808.7.4) 3. ALL RUN OFF FROM ROOFS SHALL BE COLLECTED BY ROOF GUTTERS . ALL ROOF GUTTER DOWNSPOUTS SHALL BE EQUIPPED WITH SCREENS TO PREVENT THE INTRUSION OF LEAVES, TWIGS & DEBRIS . 4. ROOF GUTTER DOWN SPOUTS SHALL BE EQUIPPED WITH SPLASH BLOCKS LOCATED IMMEDIATELY BELOW POINT OF DOWNSPOUT DISCHARGE. SPLASH BLOCKS SHALLL DIRECT ROOF GUTTER FLOW AWAY FROM BUILDING FOUNDATION AS REQUIRED TO PREVENT PONDING OF WATER ADJACENT TO BUILDING FOUNDATION. 5. ALL STORM DRAINAGE PIPING, FITTINGS, AREA DRAINS, DROP INLETS ETC SHALL BE INSTALLED PER MANUFACTURER'S RECOMMENDATIONS AND SPECS. 6. ALL PIPES FROM THE ROOF GUTTER DOWN SPOUTS AND/OR YARD PIPING SHALL BE IN 4" SDR-35, UNO. SLOPE MIN. 1% MIN TO APPROVED RELEASE LOCATION. 7. SIDE YARD DRAINAGE SWALES SHALL BE CONSTRUCTED TO FACILITATE RUNOFF AWAY FROM BUILDING FOUNDATIONS AT THE MAX RATE PRACTICABLE . RUNOFF TO ADJACENT PARCELS IS PROHIBITED. 8. UNO, ALL DRAINAGE SWALES AND OTHER LANDSCAPED FINISH SURFACES SHALL BE CONSTRUCTED TO PROMOTE RUNOFF CONTACT WITH LANDSCAPE VEGETATION AND SOIL MEDIA EN ROUTE TO APPROVED DISCHARGE LOCATION. RUN OFF SHALL BE DIRECTED TOWARD FRONT YARD AND BACKYARD AS SHOWN. PROVIDE 1% MINIMUM SLOPE TOWARD DISCHARGE LOCATION IN LANDSCAPED AREAS, EXCEPT TOWARD BUILDING FOUNDATION. 9. BACKWATER VALVE ON DRAINAGE PIPING SERVING FIXTURE THAT HAVE FLOOD LEVEL RIMS LESS THAN 12-INCHES ABOVE THE ELEVATION OF THE NEXT UPSTREAM MANHOLE. CPC 710.0. 10. ONE OR MORE OF THE FOLLOWING MEASURES TO PREVENT FLOODING OF ADJACENT PROPERTY IN ACCORDANCE WITH CGBSC SECTION 4.106.2: A. PROVIDE RETENTION BASINS OF SUFFICIENT SIZE TO RETAIN STORM WATER ON SITE. B. WHERE STORM WATER IS CONVEYED TO THE PUBLIC DRAINAGE SYSTEM, SHOW METHOD OF FILTRATION CONSISTING OF A BARRIER SYSTEM, WATTLE OR OTHER APPROVED METHOD. C. SHOW COMPLIANCE TO LOCAL STORM WATER ORDINANCE . 11. MATERIAL COLLECTION : THE TOWN EXCLUSIVE PROVIDER OF THIS SERVICE IS WEST VALLEY COLLECTION & RECYCLING (408) 283-9250. EXISTING SITE DRAINS ONTO THE EXISTING LARGE LAWN WHICH SURROUNDS THE EXISTING HOUSE. PER LID SITE DESIGN MEASURES: EXISTING ROOF DRAINAGE TO DISCHARGE ACROSS SPLASH BLOCKS AND INTO EXISTING LANDSCAPED AND VEGETATED AREAS 1. HOUSE/GARAGE - NO NEW GRADING ON THE SITE BEYOND THE HOUSE FOOTPRINT, IE. ALL EXISTING GRADES TO BE MAINTAINED. HOUSE IS UTILIZING THE EXISTING CRAWLSPACE 2. DRIVEWAY - EXISTING CONCRETE DRIVEWAY WILL BE USED DURING CONSTRUCTION AND REMOVED AT THE END OF CONSTRUCTION FOR A NEW PAVER OVER SAND DRIVEWAY TO REDUCE IMPERVIOUS SURFACES. NO GRADING PERMIT REQUIRED GRADING NOTES FIBER ROLL, TYP. DETAIL SPLASH BLOCK, TYP. 1. PROTECT DOWN SLOPE DRAINAGE COURSES, STREAMS AND STORM DRAINS WITH ROCK FILLED SAND BAGS, TEMPORARY DRAINAGE SWALES, SILT FENCES, EARTH BERMS, STORM DRAIN INLET FILTERS AND/OR STRAW BALES USED ONLY IN CONJUCTION WITH PROPERLY INSTALLED SILT FENCES. 2. A STABLIZED CONSTRUCTION ENTRANCE SHALL BE INSTALLED PRIOR TO THE INCEPTION OF ANY WORK ON SITE AND SHALL REMAIN IN PLACE UNTIL THE COMPLETION OF ALL LANDSCAPING. 3. STRAW ROLLS(S) SHALL BE INSTALLED PRIOR TO THE INCEPTION OF ANY WORK ON SITE AND SHALL REMAIN IN PLACE UNTIL THE LANDSCAPING GROUND COVER IS INSTALLED. 4. DRY SWEEPING METHODS SHALL BE USED TO REMOVE ANY DEBRIS AND/OR SOIL TRACKED ON TO ENGLEWOOD AVENUE. DRY SWEEPING SHALL BE DONE AT THE END OF EACH WORK DAY. 5. THE CONTRACTOR SHALL FOLLOW AND USE BEST MANAGEMENT PRACTICES(BMP) FOR DISCHARGE INTO THE CITY’S STORM WATER SYSTEM DURING SITE STRIPPING, HAULING, EARTH MOVING ACTIVITIES, HEAVY EQUIPMENT OPERATIONS, GENERAL CONSTRUCTION AND SITE SUPERVISION, PAINTING, APPLICATIONS AND USE OF SOLVENTS AND ADHESIVES, LANDSCAPING AND GARDENING. 6. STOCKPILED MATERIAL SHALL BE COVERED WITH VISQUEEN OR A TARPAULIN UNTIL THE MATERIAL IS REMOVED FROM THE SITE. ANY REMAINING BARE SOIL THAT EXISTS AFTER THE STOCKPILE HAS BEEN REMOVED SHALL BE COVERED UNTIL A NATURAL GROUND COVER IS ESTABLISHED OR IT MAY BE SEEDED OR PLANTED TO PROVIDE GROUND COVER PRIOR TO THE FALL RAINY SEASON. 7. ONCE THE PROPOSED ON SITE DRAINAGE INLETS HAVE BEEN INSTALLED(IF NEEDED), THE CONTRACTOR SHALL PROTECT ANY BARE SOIL FROM ENTERING THE INLETS BY INSTALLING FILTER FABRIC UNDER THE INLET GRATES. THE FILTER FABRIC SHALL REMAIN UNTIL NATURAL GROUND COVER IS ESTABLISHED. 8. A WATER HOSE SHALL BE PROVIDED ON SITE FOR DUST CONTROL. 9. IF EROSION DEVELOPS IN A TERMPORARY EROSION PROTECTED AREA OR ANY ESTABLISHED VEGETATED AREA, THE CONTRACTOR SHALL IMMEDIATELY ALLEVIATE AND REMEDY THE PROBLEM AND TAKE PREVENTITIVE MEASURES TO MINIMIZE THE POSSIBILITY OF ITS RE-OCCURRENCE AND ALSO TO PREVENT THE RESULTING FLOW OF SOILS OR WATER WITH SUSPENDED SOILS FROM GETTING INTO THE CITY’S DRAINAGE SYSTEM OR ANY NATURAL DRAINAGE CHANNEL OR DITCH. 10. ALL DISTURBED SOIL SHALL BE ‘MATTED AND SEEDED’ WITHIN TWO (2) WEEKS OF ‘FINAL DISTURBANCE’. EROSION CONTROL MEASURES 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A1.6 1/8" = 1'-0" EB LANDSCAPE PLAN- PROPOSED REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB 9-0x6-9 1/23x82-8x82-8x82-8x82-8x85-0x8-0 5-0x8-0 4-3x8-02-8x8-02-8x8-0 2-10x8 8-0x8-010-0x9-03x85-11x7-11 1/25-0x8-03-0x8-0 CITRUS CITRUS CITRUS WOOLY LEAF MANZANITA WOOLY LEAF MANZANITA WOOLY LEAF MANZANITA CITRUS WOOLY LEAF MANZANITA WOOLY LEAF MANZANITA TOPPING WAY1649616527165111649516524(E) 8" PLUM (E) 8" CHERRY (E) 3" CHERRY UP UC REF2-2x8PG&E POLE & GUIDE WIRE EDGE OF STREET RANDOM ASHLAR BLUESTONE SET IN SAND COVERED PORCH-RANDOM ASHLAR BLUESTONE SET IN MORTAR ON CONC. SLAB DRIFT OF: LAVENDER, HAIRY CEANOTHUS, COMMON SUN ROSE, GOLDEN YARROW; SET IN BARK MULCH LAVENDER DRIFT SET IN BARK MULCH CONCRETE WALK DRIVEWAY- CALSTONE, ANTIQUED FLAT TOP SILVERSTONE ON SAND DRIVEWAY- CALSTONE, ANTIQUED FLAT TOP SILVERSTONE ON SAND SUBSURFACE DRAIN PIPE CONNECTED TO DS, TERMINATING IN POP-UP EMITTERS; TO PREVENT STORMWATER FLOWS TO PUBLIC STORM SYSTEM OR NEIGHBORS, TYP. RAISED VEGETABLE BEDS, LOCATION-TBD DRIFT OF: COYOTE BUSH, COMMON SUN ROSE ; SET IN BARK MULCH NATIVE BUSHES: BLUEBLOSSOM CEANOTHUS, CALIFORNIA WILDROSE, BLUESTONE STEPPING STONES SET IN MULCH MULCH NATIVE BUSHES: BLUEBLOSSOM CEANOTHUS, CALIFORNIA WILDROSE, DRIFT OF: COYOTE BUSH, COMMON SUN ROSE ; SET IN BARK MULCH PLANTING BED- TRUMPET VINE PITOSPORUM OR SIMILAR THIS IS ONLY AREA OF TURF ON SITE THIS IS ONLY AREA OF TURF ON SITE PITOSPORUM OR SIMILAR PITOSPORUM OR SIMILAR CRUSHED GRANITE PATH NATIVE BUSHES: BLUEBLOSSOM CEANOTHUS, CALIFORNIA WILDROSE, (E) 6' WD FENCE ON THREE SIDES REMAINS, TYP. (E) 6' WD FENCE ON THREE SIDES REMAINS, TYP. FIRE HYDRANT REF DW OVENS ELEC INDUCTION RANGE TV GARAGE 100 ENTRY 101 POWDER RM 102MUD 103 PANTRY 104 KITCHEN 105 DINING 106 GREAT RM 107 ENTRY PORCH 000 BED 1 108 LOWER BATH 1 109 BED 2 110 BACK PORCH 001 NSCALE: 1/8" = 1'-0" FIRST FLOOR PLAN -PROPOSED 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/16/2024 6 FILENAME 2214 Bamberger CD9.0.pln A1.7 EB NEIGHBORHOOD CONTEXT 1 REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 B 5/16/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB 16510 TOPPING WAY 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/16/2024 6 FILENAME 2214 Bamberger CD9.0.pln A1.8 EB NEIGHBORHOOD CONTEXT 2 REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 B 5/16/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB 16510 TOPPING WAY 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A2.0 1/4" = 1'-0" EB CRAWLSPACE PLAN REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB 1,692.45 sq ft 3'-4 3/4"5'-10 3/4"2'-6" 4'-1 1/4" 6'3'18'-1"3'3'-4 3/4" 1'-10 3/4" 8'-7 1/2"2'-9 7/8"6'-6"6'-6"2'-9 7/8"3 5/8"3 5/8"2A4.0 1A4.0 1A4.4 1A4.1 1A4.2 1A4.3 CRAWLSPACE ACCESS, 22" X 30" MIN. 3' WIDE ACCESS/VENTILATION HOLE IN FOUNDATION, CENTERED UNDER (E) OPENING ABOVE CRAWLSPACE VENTILATION (CRC R806.2): 1,692 SF / 150 SF = .69 SF REQ'D 12 VENTS REQ'D; 2 VENTS X 1.15 PROPOSED = 2.30 SF 12'-7"10'-11"6'-6 7/8"13'-4 7/8"13'-8 1/2"57'-2 1/4"33'26' 59'16'-11 1/4"19'-9"19'-3"55'-11 1/4"15'-9"17'-2 1/2"32'-7 3/4" 65'-7 1/4" CRAWLSPACE VENTILATION, TYP.; 1.15SF PER OPENING W/ RODENT PROOF SCREEN, W/ AT LEAST ONE VENT WITHIN 3' OF EACH CORNER, TYP. CRAWLSPACE 001 GARAGE SLAB 002 NSCALE: 1/4" = 1'-0" CRAWLSPACE PLAN 1. ALL DEMOLITION WORK SHALL AT ALL TIMES BE UNDER THE IMMEDIATE SUPERVISION OF A PERSON WITH THE PROPER EXPERIENCE, TRAINING, AND AUTHORITY. 2. ALL REMOVED BUILDING MATERIALS, APPLIANCES, AND FIXTURES MAY BE SALVAGED AT THE OWNER 'S DISCRETION. VERIFY WITH OWNER PRIOR TO DEMOLITION WHAT IS TO BE REMOVED WITH CARE, SALVAGED, AND STORED AT A LOCATION DESCRIBED BY THE OWNER. 3. DEMOLITION CONTRACTOR TO REDIRECT / RECONNECT ANY ACTIVE EXISTING UTILITY, DRAINAGE, AND SPRINKLER LINES WHICH ARE DISTURBED BY DEMOLITION. CAP ALL ABANDONED LINES. 4. CONTRACTOR IS TO BE FAMILIAR WITH DEMOLITION AND FIELD VERIFY ALL DEMOLITION PRIOR TO BEGINNING WORK, REPORT ANY DISCREPANCIES TO ARCHITECT. 5. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SELECTIVE DEMOLITION AS REQUIRED FOR IMPROVEMENTS PROPOSED, RENOVATIONS, AND ALTERATIONS TO (E) GARAGE AND (E) RESIDENCE. 6. OWNER AND ARCHITECT TO WALK JOB WITH CONTRACTOR PRIOR TO COMMENCEMENT OF DEMOLITION. 7.* RECYCLE AND/OR SALVAGE FOR REUSE A MINIMUM OF 65% (BY WEIGHT) OF THE NONHAZARDOUS CONSTRUCTION AND DEMOLITION WASTE IN ACCORDANCE WITH CALGREEN 4.408.2. 8.* SUBMIT A CONSTRUCTION WASTE MANAGEMENT PLAN: A) IDENTIFYING THE CONSTRUCTION AND DEMOLITION WASTE MATERIALS TO BE DIVERTED FROM DISPOSAL BY RECYCLING, REUSE ON THE PROJECT OR SALVAGE FOR FUTURE USE OR SALE B) SPECIFYING IF CONSTRUCTION AND DEMOLITION WASTE MATERIALS WILL BE SORTED ON-SITE OR BULK MIXED C) IDENTIFYING DIVERSION FACILITIES WHERE THE CONSTRUCTION AND DEMOLITION WASTE MATERIALS WILL BE TAKEN D) IDENTIFYING CONSTRUCTION METHODS EMPLOYED TO REDUCE THE AMOUNT OF CONSTRUCTION AND DEMOLITION WASTE GENERATED E) SPECIFYING THAT THE AMOUNT OF CONSTRUCTION AND DEMOLITION WASTE MATERIALS DIVERETED SHALL BE CALCULATED BY WEIGHT OR VOLUME BUT NOT BY BOTH 9.* DOCUMENTATION WILL BE PROVIDED TO THE ENFORCING AGENCY WHICH DEMONSTRATES COMPLIANCE WITH CALGREEN 4.408.2. 10.*A PLAN MUST BE DEVELOPED AND IMPLEMENTED TO MANAGE STORM WATER DRAINAGE DURING CONSTRUCTION. *CALGREEN RESIDENTIAL MANDATORY MEASURES DEMOLITION NOTESNOTES 1. ALL DIMENSIONS FROM FACE OF STRUCTURE UNLESS OTHERWISE NOTED. 2. CONTRACTOR TO VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION , TYP. 3. SEE STRUCTURAL DRAWINGS FOR EXTENT OF BRACED AND SHEAR WALLS. 4. EXTERIOR WALLS TO BE 2X4 STUD, U.O.N. 5. INTERIOR WALLS TO BE 2X4 STUD, U.O.N. 6. PROVIDE MIN. 1-HR FIRE SEPARATION CONSTRUCTION BETWEEN R-3 AND U OCCUPANCIES AND MECH. RMS, TYP. 5/8" TYPE X GYP. BD. TO BE APPLIED TO THE GARAGE SIDE WALLS. 7. SHOWER WALLS TO HAVE A SMOOTH , HARD, NON- ABSORBANT SURFACE OVER MOISTURE RESISTANT UNDERLAYMENT OT A HEIGHT OF 72" ABOVE THE DRAIN INLET, PER CRC R307.2. 8. 3/8" (MIN.) THICK TEMPERED GLASS DOOR AT ALL BATH/ SHOWER ENCLOSURES, TYP. 9. PROVIDE 36" MIN. DEEP LANDING (7.75" MAX. BELOW THRESHOLD FOR IN-SWING/ SLIDER DOORS, 11/2" MAX. AT OUT-SWING DOORS) AT ALL EXTERIOR DOORS . 10. THERMAL INSULATION: R-15 FACTOR THERMAL INSULATION TYPICAL IN EXTERIOR 2X4 WALLS R-19 or R-30 FACTOR THERMAL (FOAM) INSULATION TYPICAL AT ROOFS . R-13 FACTOR THERMAL INSULATION AT INTERIOR FOR NOISE REDUCTION. 11. EGRESS WINDOW MIN. NET CLEAR OPENING 5.7 SQ. FT. MIN. NET CLEAR WIDTH 20" MIN. NET CLEAR HT. 24". FINISHED SILL NOT MORE THAN 44" ABOVE FINISHED FLOOR. 12. 1/2" THK. GYP. BD, LEVEL 4 FOR ALL INTERIOR WALLS, U.O.N. 13. ANY STUD IN AN EXTERIOR WALL OR BEARING PARTITION MAY BE NOTCHED TO A DEPTH OF 25% MAX. OF ITS WIDTH. ANY NONBEARING PARTITION MAY BE NOTCHED TO A DEPTH OF 40%, PER CRC 602.6.1. 14. ANY STUD MAY BE BORED OR DRILLED PROVIDED THAT THE DIA. OF THE RESULTING HOLE IS NO MORE THAN 60% OF THE STUD WIDTH AND THE EDGE OF THE HOLE IS NO MORE THAN 5/8" FROM THE EDGE OF THE STUD, AND THE HOLE IS NOT LOCATED IN THE SAME SECTION AS A CUT OR NOTCH OR USE OF AN APPROVED STUD SHOE IS PERMITTED WHEN THEY ARE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S RECOMMENDATIONS, PER CRC 602.6.2. 15.* ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS, OR OTHER OPENINGS IN SOLE/BOTTOM PLATES AT EXTERIOR WALLS SHALL BE CLOSED WITH CEMENT MORTAR, CONCRETE MASONRY OR SIMILAR METHOD ACCEPTABLE TO THE ENFORCING AGENCY TO PREVENT PASSAGE OF RODENTS . 16.* AT THE TIME OF FINAL INSPECTION , A MANUAL , CD, WEB- BASED REFERENCE OR OTHER MEDIA ACCEPTABLE TO THE ENFORCING AGENCY WHICH COMPLIES WITH THE SPECIFICATIONS IN CALGREEN 4.410.1. 17.* ADHESIVES, SEALANTS, AND CAULKS USED ON THE PROJECT SHALL MEET THE REQUIREMENTS OF SCAQMD RULE 1168 VOC LIMITS UNLESS MORE STRINGENT LOCAL OR REGIONAL AIR POLLUTION OR AIR QUALITY MANAGEMENT DISTRICT RULES APPLY. 18.* ARCHITECTURAL PAINTS AND COATINGS SHALL COMPLY WITHY VOC LIMITS IN TABLE 1 OF THE AIR RESOURCES BOARD ARCHITECTURAL SUGGESTED CONTROL MEASURE, AS SHOWN IN CALGREEN TABLE 4.504.3, UNLESS MORE STRINGENT LOCAL LIMITS APPLY. 19.* AEROSOL PAINTS AND COATINGS SHALL MEET THE PRODUCT-WEIGHTED MIR LIMITS FOR ROC IN SECTION 94522(a)(3) AND OTHER REQUIREMENTS, INCLUDING PROHIBTIONS ON USE OF CERTAIN TOXIC COMPOUNDS AND OZONE DEPLETING SUBSTANCES, IN SECTION 94522 (c)(2) AND (d)(2) OF THE CA CODE OF REGULATIONS, TITLE 17, COMMENCING WITH SECTION 94520; AND IN AREAS UNDER THE JURISDICTION OF THE BAAQMD SHALL ADDITIONALLY COMPLY WITH THE PERCENT VOC BY WEIGHT OF PODUCT LIMITS OF REGULATION 8, RULE 49. 20.* HARDWOOD PLYWOOD, PARTICLEBOARD AND MDF COMPOSITE WOOD PRODUCTS USED ON THE INTERIOR OR EXTERIOR OF THE BUILDING SHALL MEET THE REQUIREMENTS OFOR FORMALDEHYDE AS SPECIFIED IN ARB'S AIR TOXICS CONTROL MEASURE FOR COMPOSITE WOOD CA CODE OF REGULATIONS, TITLE 17, SECTION 93120.1(a). 21.* WHERE CONCRETE SLAB FOUNDATIONS OR CONCRETE SLAB-ON-GROUND FLOORS ARE REQUIRED TO HAVE A VAPOR RETARDER, A CAPILLARY BREAK SHALL BE INSTALLED IN COMPLIANCE WITH ONE OF THE FOLLOWING: A) A 4-INCH THICK BASE OF 1/2" OR LARGER CLEAN AGGREGATE SHALL BE PROVIDED WITH A VAPOR RETARDER IN DIRECT CONTACT WITH CONCRETE AND A CONCRETE MIX DESIGN WHICH WILL ADDRESS BLEEDING, SHRINKAGE AND CURLING SHALL BE USED B) OTHER EQUIVALENT METHODS APPROVED BY THE ENFORCING AGENCY C) A SLAB DESIGN SPECIFIED BY A LICENSED DESIGN PROFESSIONAL 22.* BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHALL NOT BE INSTALLED. WALL AND FLOOR FRAMING SHALL NOT BE ENCLOSED WHEN THE FRAMING MEMBERS EXCEED 19% MOISTURE CONTENT. 23.* INSULATION PRODUCTS WHICH ARE VISIBLY WET OR HAVE A HIGH MOISTURE CONTENT SHALL BE REPLACED OR ALLOWED TO DRY PRIOR TO ENCLOSURE IN WALL OR FLOOR CAVITIES. MANUF. DRYING RECOMMENDATIONS SHALL BE FOLLOWED FOR WET-APPLIED INSULATION PRODUCTS PRIOR TO ENCLOSURE. 24.* WHEN REQUIRED BY THE ENFORCING AGENCY, SPECIAL INSPECTORS SHALL PROVIDE INSPECTIONS OR OTHER DUTIES NECESSARY TO SUBSTANTIATE COMPLIANCE WITH APPLICABLE CODES. SPECIAL INSPECTORS MUST BE QUALIFIED AND ABLE TO DEMONSTRATE COMPETENCE TO THE ENFORCING AGENCY IN THE DISCIPLINE IN WHICH THEY ARE INSPECTING. 25.* DOCUMENTATION OF COMLIANCE SHALL INCLUDE, BUT IS NOT LIMITED TO, CONSTRUCTION DOCUMENTS, PLANS, SPECIFICATIONS, BUILDER OR INSTALLER CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO THE LOCAL ENFORCING AGENCY. 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A2.1 1/4" = 1'-0" EB FIRST FLOOR PLAN REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB 203.25 sq ft 175.50 sq ft 9-0x6-9 1/23x82-8x82-8x82-8x82-8x85-0x8-0 5-0x8-0 4-3x8-02-8x8-02-8x8-0 2-10x8 8-0x8-010-0x9-03x85-11x7-11 1/25-0x8-03-0x8-0 2A4.0 1A4.0 1A4.4 1A4.1 1A4.2 1A4.34'-5 1/2"3 1/2"8'-3"3'-8 1/2"6'-10 1/4" 6'-0" 1'-10 3/4"14'-4 1/4"5'-1 1/2"8'-7 1/2"2'-10"13'-0"2'-10"2'-7 1/4"3'-1/2"3' MIN. 1,593.25 sq ft ELECTRIC CAR CHARGER ELECTRIC CAR CHARGER RESIDENTIAL ENERGY STORAGE SYSTEM - TESLA BACKUP BATTERY ASSEMBLY-TBD (N) UNDERGROUND 400 AMP ELEC SERVICE TO (E) METER KIT HOOD DUCT VENT 20 MIN., SELF CLOSING & SELF LATCHING DOOR WATER METER AND SHUTOFF PG&E POLE FIRE HYDRANT ELEC HEATPUMP, 'NO GAS ON SITE' (N) 6' WD FENCE AND GATE (N) 6' WD FENCE AND GATE (N) 6' WD FENCE AND GATE NOTE: 5/8" TYPE X GYP. BD, BOTH SIDES, WALLS SEPARATING ADU FROM HOUSE AND GARAGE, TYP. ELEC HEATPUMP WATER HEATER UTILITY CONC. SLAB 400 AMP PANEL 36" H. HANDRAIL/GUARDRAIL, MIN. 4" OPENING BETWEEN BALLUSTERS, TYP. ENTRY PORCH BACK PORCH UP UC REF2-2x812'-7"10'-11"6'-6 3/4"13'-4 3/4"13'-8 1/2"57'-2 1/4"33'-0"26'-0" 59'-0"16'-11 1/4"19'-9"19'-3"55'-11 1/4"15'-9"17'-2 1/2"32'-7 3/4" 65'-7 1/4" 2'-6" 4'-1 1/4" 3'-4 3/4" 3'-4 3/4"12'-9 3/4"18'-1"3'-0"1'-3"30'-3 1/2"5 1/2"10'-2 1/2"3 1/2"6'-7"5 1/2"10'-3"26'-0"12'-1"16'-9 1/2"5 1/2"9'-4"3 1/2"8'-1"3 1/2"7'-1"20'-0" PARKING20'-0" PARKING 22'-7"5 1/2"7'-4"3 1/2"12'-3 1/4"5 1/2"12'-10 1/2"3'-2"3'-2"6'-1 1/4"3 1/2"11'-10 1/4"3 1/2"2'-4 1/2"12'-3 1/2"3'-2"PAVER WALK ON SAND 1" STEP, MIN. 5' X 5' LEVEL AREA IN FRONT OF DOOR 7" STEP OUTDOOR KITCHEN- TBD 7" STEP 7" STEP LINE OF ROOF ABOVE 18 R @ 7 1/2" 17 TR @ 11" SIDE SETBACK SIDE SETBACK REAR SETBACK FRONT SETBACK (E) RETAINING WALL RAISED BEDS-TBD DECOMPOSED GRANITE-TBD REF DW OVENS ELEC INDUCTION RANGE TV GARAGE 100 ENTRY 101 POWDER RM 102 MUD 103 PANTRY 104 KITCHEN 105 DINING 106 GREAT RM 107 ENTRY PORCH 000 BED 1 108 LOWER BATH 1 109 BED 2 110 BACK PORCH 001 NSCALE: 1/4" = 1'-0" FIRST FLOOR PLAN 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A2.2 1/4" = 1'-0" EB SECOND FLOOR PLAN REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB 2-4x82-4x82-6x8-02-4x8-0 2-8x82-8x8-02-8x82-6x8-05-4x8-02-8x6-82-6x82-6x82A4.0 1A4.0 1A4.4 1A4.1 1A4.2 1A4.3 3'-9" 4'-1 1/2" 4'-8"4'13'-3"12'-11 1/4"13'13' ATTIC ACCESS, 22" X 30" MIN. SOLATUBE, TYP. PROPOSED SECOND FLOOR1234567812345678DNDRYERWASHER26'-9" 30'2'-9 3/4"6'-4 1/2"6'-6 3/4"19'4'-3"9'48'26' 9" 4' 9"48'9'-10"3 1/2"15'-8 1/2" 3'-2 1/2"7'-4"4'-9 7/8"3 3/8"2'-9"3 1/2"10'-4 3/4" 6'3 7/16"4'-7 13/16"3 1/2"4'-9 1/2"3 1/2"12'-9 1/4" 12'-5 1/4"3 1/2"3'-3 1/2"3 1/2"3'-9 3/4"3 1/2"8'-8" 16'-1/4"3 1/2"8'-9 1/4"14'-3"3 1/2"8'-6 1/2"3 1/2"3'-8"12'-2"3 1/2"3'3 1/2"5'-10"3 1/2"11'-11 1/2"3 1/2"12'-11 1/2"6'-5"3 1/2"5'-8"3 1/2"7'-1"6'-6"42" H. GUARDRAIL, MIN. 4" OPENING BETWEEN BALLUSTERS, TYP. PRIMARY BED 208 PRIM BATH 3 207 WEST BED 2 204 MIDDLE BED 3 202 UPPER HALL 201 MIDDLE BATH 2 203 PRIM CLOSET 209 WEST BATH 3 205 WEST CLOSET 206 NSCALE: 1/4" = 1'-0" SECOND FLOOR PLAN 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A2.3 1/4" = 1'-0" EB ATTIC & ROOF PLANS REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB 2A4.0 1A4.0 1A4.4 1A4.1 1A4.2 1A4.3 7'-3 3/4"41'-11 1/8"9'-5 3/4"3'-6 1/4"3'-6 1/4"9'-5 3/4"2'-1 1/16"14'-4 7/8"27'-6 1/4"10 1/16"11'-6 11/16"14'-1 9/16"4'-8 1/8"13'-10 1/4"11 3/8" 5'-3 9/16" 2'-10 7/8"8'-9 13/16"3'-1 1/2"16'-4 1/16" WALL STRUCTURE BELOW Roof valleys shall have not less than 26 GA. sheet metal installed over a minimum 36-inch wide underlayment of No. 72 cap sheet running the full length of the valley. CRC Section R337.5.3, typ. SOLAR PV PANELS, LAYOUT TBD , TYP.; UNDER SEPARATE PERMIT SOLATUBE, TYP. VALLEY SLOPE 1.25:12 RIDGE RIDGE RIDGERIDGE RIDGEVALLEYVALLEY VAL L E Y VAL L E Y V A L L E Y SLOPE 3.25:12 SLOPE 3.25:12 SLOPE 3.25:12 SLOPE 3.25:12 SLOPE 8:12 SLOPE 8:12 SLOPE 8:12 SLOPE 8:12 SLOPE8:12SLOPE8:12SLOPE6:12SLOPE6:12SLOPE3:12SLOPE 3:12SLOPE8:12SLOPE8:12CONTINUOUS ALUMINUM GUTTERS W/ SCREENS PER WUI-CHAPTER 7A INTO DOWNSPOUTS ONTO SPLASH BLOCKS NOTE: SPRAY FOAM INSULATION IN ATTIC, NO VENTS REQUIRED ARCHITECTURAL ASPHALT SHINGLES, CLASS ; CONTINOUS GUTTERS AND DOWNSPOUTS, TYP. STANDING SEAM METAL ROOF, LIGHT GRAY COLOR- TBD, TYP. SKYLIGHTS, TYP. ARCHITECTURAL ASPHALT SHINGLES, CLASS ; CONTINOUS GUTTERS AND DOWNSPOUTS, TYP. ARCHITECTURAL ASPHALT SHINGLES, CLASS ; CONTINOUS GUTTERS AND DOWNSPOUTS, TYP. STANDING SEAM METAL ROOF, LIGHT GRAY COLOR- TBD, TYP. STANDING SEAM METAL ROOF, LIGHT GRAY COLOR- TBD, TYP. 1A4.41A4.2 ATTIC ACCESS, 22" X 30" MIN. NOTE: NON HABITABLE SPACE, ROOF TRUSSES THROUGHOUT, IE. THERE ARE DIAGONAL TRUSS MEMBERS THROUGHOUT SO IT IS IMPOSSIBLE TO WALK IN THE SPACE NOTE: NON VENTILATED SPACE-SPRAY FOAM INSULATION UNDER ROOF PLYWOOD THROUGHOUT ATTIC 301 NSCALE: 1/4" = 1'-0" ROOF PLAN SCALE: 1/4" = 1'-0" ATTIC PLAN 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A3.0 1/4" = 1'-0" EB ELEVATIONS REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB 1'-3"11'-3"9'-2"28'-5 5/8"T.O. SUBFLR EL. 11'-3" T.O. PLATE EL. 20'-5" (VARIES) T.O. GARAGE CONC. SLAB EL. -1'-3" T.O. SUBFLR EL. 0'-0", 53.75' 1x10 BORAL SHIPLAP SIDING, COLOR: LIGHT GRAY-TBD CEMENTITIOUS STUCCO: LIGHT GRAY-TBD KITCHEN HOOD DUCT HARDI CLAPBOARD SIDING, COLOR: LIGHT GRAY-TBD 52.5' (E) GRADE 51.5' (E) GRADE 52.1' (E) GRADE 1'-3"11'-3"30' HEIGHT LIMIT9'-2"28'-5 5/8"4'-9 3/4"14'-5 1/4" T.O. SUBFLR EL. 53.5 - 0'-0" T.O. SUBFLR EL. 11'-3" T.O. GARAGE CONC. SLAB EL. -1'-3" T.O. PLATE EL. 20'-5" (VARIES) 16510 CONTINUOUS MTL GUTTERS, TYP. (E) 6' H. WD FENCE, TYP. CLASS 'A' ARCHITECTURAL ASPHALT SHINGLES , COLOR: GRAY BORAL TRIM (OR SIM.), COLOR: WHITE CLAD, WOOD WINDOWS; COLOR: WHITE W/ BORAL TRIM (CEMENTITIOUS TRIM OR SIM.), TYP. 30' HEIGHT LIMIT STANDING SEAM METAL ROOF , COLOR: GRAY HARDISHAKE CEMENTITIOUS SIDING, SHINGLES, PTD, TYP. POSTS, PTD , COLOR: GRAY (E) 6' H. WD FENCE, TYP. OVERHEAD DOORS, 'CARRIAGE STYLE' , COLOR: GRAY WD BRACKETS, PTD, TYP. 1x10 BORAL SHIPLAP SIDING, COLOR: LIGHT GRAY-TBD (N) 6' H. WD FENCE/GATE, TYP. (N) 6' H. WD FENCE/GATE, TYP. CEMENTITIOUS STUCCO: LIGHT GRAY-TBD HARDI CLAPBOARD SIDING, COLOR: LIGHT GRAY-TBD 1x10 BORAL SHIPLAP SIDING, COLOR: LIGHT GRAY-TBD CEMENTITIOUS STUCCO: LIGHT GRAY-TBD HARDI CLAPBOARD SIDING, COLOR: LIGHT GRAY-TBD BORAL TRIM (OR SIM.), COLOR: WHITE 51.6' (E) GRADE51.5' (E) GRADE 52.0' AVG. (E) GRADE 80.1' (N) RIDGE PLEASE NOTE, THE HOUSE HEIGHT WAS LOWERED 15" FROM THE ORIGINAL SUBMISSION DUE TO COMMENTS FROM THE CITY PLEASE NOTE, THE ENTIRE FRONT OF THE HOUSE HAS A SHED DORMER WHICH IS PUNCTUTATED BY A SMALL ER GABLE THAN THE NEIGHBORS, THE GABLE COULD BE MUCH LARGER AND IT WOULD STILL FIT THE LOS GATOS FABRIC STREET ADDRESS SIGN: 4-inches high, with a minimum stroke width of 1/2-inch, and shall contrast with their background - BRASS PLATE W/ BLACK NUMBERS PER CRC Section R31 9; VISIBLE FROM THE STREET 16510 SCALE: 1/4" = 1'-0" EAST/LEFT ELEVATION SCALE: 1/4" = 1'-0" NORTH/TOPPING WAY ELEVATION 4 HOUSES AWAY THIS HOUSE HAS A LARGER/WIDER DORMER THAT IS WAY CLOSER TO THE STREET THAN THE PROPOSED DESIGN, IT HAS FULL 2-STORY WALLS AND NO PORCH; HOWEVER THIS HOUSE TOTALLY FITS IN WITH LOS GATOS FABRIC; ALL THE HOUSES BUILT IN 1880 WERE EVEN CLOSER TO THE STREET AND MORE VERTICAL. IN URBAN DESIGN TERMS THIS IS CALLED THE 'STREET WALL', EVERY CITY IN THE USA AND EUROPE HAS A STREET WALL, WHEN THE STREET WALL IS ERODED IT LOSES THE NEIGHBORHOOD FEEL. ALL THE HALOWEEN VISITORS PICK THE DENSEST AND STRONGEST STREET WALL STREETS IN LOS GATOS FOR A REASON-IT FEELS SAFE AND COMFORTABLE. ALL URBAN DESIGNERS AROUND THE WORLD ALL WORK TO REINSTATE 'STREET WALLS' AND DIVERSITY OF FORM WHICH WE ARE FORTUNATE TO HAVE IN LOS GATOS 4 HOUSES AWAY THIS HOUSE HAS A TALLER GABLE DORMER AND THE A SMALL PORCH WITH A SOLID FIRST FLOOR, IE. A SMALL OPEN ENTRY PORCH. IT TOTALLY FITS IN WITH ALL THE HOUSES IN THE NEIGHBORHOOD 16597 TOPPING WAY 16566 TOPPING WAY 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A3.1 1/4" = 1'-0", 6" = 1'-0" EB ELEVATIONS REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB 3'-1/2"3' MIN.11'-3"9'-2"1'-3"17'-5 3/16"23'-2 3/16"45' DISTANCE TO FRONT PROPERTY LINE 53' DISTANCE TO EDGE OF STREET 28'-5 5/8"RESIDENTIAL ENERGY STORAGE SYSTEM - TESLA BACKUP BATTERY ASSEMBLY-TBD (N) UNDERGROUND ELEC SERVICE TO (E) METER AND (N) 400 AMP PANEL ELEC HEATPUMP BATH FAN VENT T.O. SUBFLR EL. 0'-0", 53.75' T.O. SUBFLR EL. 11'-3" T.O. PLATE EL. 20'-5" (VARIES) T.O. GARAGE CONC. SLAB EL. -1'-3" SOLAR PANELS UNDER SEPARATE PERMIT SKYLIGHT, TYP. 1x10 BORAL SHIPLAP SIDING, COLOR: LIGHT GRAY-TBD CEMENTITIOUS STUCCO: LIGHT GRAY-TBD HARDI CLAPBOARD SIDING, COLOR: LIGHT GRAY-TBD BORAL TRIM (OR SIM.), COLOR: WHITE 52.75' (E) GRADE 51.6' (E) GRADE 51.6' (E) GRADE 52.25' (E) GRADE 1'-3"11'-3"9'-2"14'-5 3/8"28'-5 5/8"15'-5" T.O. SUBFLR EL. 11'-3" T.O. PLATE EL. 20'-5" (VARIES) T.O. SUBFLR EL. 0'-0", 53.75' T.O. GARAGE CONC. SLAB EL. -1'-3" SOLATUBES, TYP. SOLAR PANELS UNDER SEPARATE PERMIT CEMENTITIOUS STUCCO: LIGHT GRAY-TBD CEDAR TIMBER POSTS/BEAMS 1x10 BORAL SHIPLAP SIDING, COLOR: LIGHT GRAY-TBD CEDAR BRACKET BORAL TRIM (OR SIM.), COLOR: WHITE 52.75' (E) GRADE 52.5' (E) GRADE 52.1' (E) GRADE Solatube International, Inc. | 2210 Oak Ridge Way | Vista, CA 92081-8341 | T: 888.SOLATUBE | F: 760.597.4488 | www.solatube.com | Part No. 951806 v4.0 Model: Solatube 160 DS (10 in. /250 mm Daylighting System) 2 3 4 5a 5b5 6 2a 3a 4a Capture Zone Transfer Zone Delivery Zone 1 Model 2 Domes 2a Dome Options (Leave blank if not desired) 3 Flashings 160 DS Brighten Up® Solatube 160 DS (250 mm/10 in Daylighting System) DA Acrylic Dome DAI Acrylic Dome + Shock Inner Dome (Acrylic) Required for High Velocity Hurricane Zones PB Dome Edge Protection Band FP 4 in. (102 mm) Pitched Metal, Self Mounted FPT 4 in. (102 mm) Tile Roof, Pitched Metal Flashing Capture Zone F6 6 in. (152 mm) Flat/No Pitch Metal, Self Mounted NO PHOTO NO PHOTO F4 4 in. (102 mm) Flat/No Pitch Metal, Self Mounted FT 4 in. (102 mm) Tile Roof, No Pitch Metal Flashing 1 S160DS Model Project: Location: Type: Product Specifications Appear in CSI Division 08, Section 08 62 23.For budgeting and quotations use only. Qty: 3a Flashing Options (Leave blank if not desired) T2* Roof Flashing Turret Extension 2 in. (51 mm) T4* Roof Flashing Turret Extension 4 in. (102 mm) T12* Roof Flashing Turret Extension 12 in. (305 mm) T24* Roof Flashing Turret Extension 24 in. (610 mm) * Specify additional extension tubes in #4 T36* Roof Flashing Turret Extension 36 in. (914 mm) T48* Roof Flashing Turret Extension 48 in. (1219 mm) FI Flashing Insulator MR Metal Roof Installation Kit FG Rooftop Fire Glazing Required for High Fire Zones 4 Extension Tubes Required 5 Diffusers/Decorative Fixtures* 5a Effect Lenses 5b Options (Leave blank if not desired) 4a Extension Tube Options (Leave blank if not desired) Run measured from top of roof deck to bottom of ceiling plane along centerline of tubing. E0 Base Kit, No Tubes – Max Run = 16 in. (406 mm) E1 One Extension Tube – Max Run = 38 in. (965 mm) E2 Two Extension Tubes – Max Run = 60 in. (1524 mm) E3 Three Extension Tubes – Max Run = 82 in. (2082 mm) E4 Four Extension Tubes – Max Run = 104 in. (2641 mm) E5 Five Extension Tubes – Max Run = 126 in. (3200 mm) E6 Six Extension Tubes – Max Run = 148 in. (3759 mm) LN Natural Effect Lens LS Softening Effect Lens INC Universal Light Add-On Kit with Medium Screw Base (Accepts one 23W Maximum Fluorescent Lamp, Medium Base, Total Maximum Length 4 ¾ in. (120 mm) - Not Included) 110 V A1 One 0-90 Degree Extension Tube (Angle Adapter) A2 Two 0-90 Degree Extension Tubes (Angle Adapter) E Wire Suspension Kit SCG Severe Climate Glazing Transfer Zone Delivery Zone E7 Seven Extension Tubes – Max Run = 170 in. (4318 mm) E8 Eight Extension Tubes – Max Run = 192 in. (4877 mm) E9 Nine Extension Tubes – Max Run = 214 in. (5435 mm) E10 Ten Extension Tubes – Max Run = 236 in. (5994 mm) EXX Total Run Length to be Determined by Bidding Contractor Assuming 6 in. (152 mm) high no-pitch flashing LW Warming Effect Lens LWS Warm Softening Effect Lens Solatube International, Inc. | 2210 Oak Ridge Way | Vista, CA 92081-8341 | T: 888.SOLATUBE | F: 760.597.4488 | www.solatube.com | Part No. 951806 v4.0 VEN Ventilation Add-On Kit (110 V) RV Roof Vent Cap for Ventilation Kit D1 0-10V Daylight Dimmer TIP Thermal Insulation Panel L4 Classic VusionTM Diffuser L9 JustFrost Decorative Fixture L10 TierDrop Decorative Fixture 6 Measurement Standard Accessories (Order separately.) M Metric I Imperial S1 Low voltage 0-10V switch (white) required to operate Solatube 010V Daylight Dimmers. Only one switch per fourty-eight (48) synchronously controlled dimmers. (For ‘D1’ only) Note: For use when no controls have been specified and customer is looking for an off-the-shelf solution. TR20 UL Listed Class 2 Transformer 24 VAC, Rated 20 VA (For ‘D1’ only) TR96 UL Listed Class 2 Transformer 24 VAC, Rated 96 VA (For ‘D1’ only)ExampleS160DS-DA-F6-E3-L9 LN D INC-M Brighten Up® Series Solatube 160 DS (250 mm/10 in Daylighting System), Acrylic Dome, 6 in. (152 mm) high Flat/No Pitch Self Mounted Flashing, 3 Extension Tubes, JustFrost Decorative fixture, Natural Effect Lens, Daylight Dimmer and Universal Light Add-On Kit with Medium Screw Base. For metric installations. 7 (300 mm) (300 mm) (508 mm) (305 mm) (305 mm) L5 Classic Optiview Wide L6 Classic Optiview Superwide L7 Classic Optiview Narrow Solatube International, Inc. | 2210 Oak Ridge Way | Vista, CA 92081 | 888.765.2882 | www.solatube.com ©2021 Solatube International, Inc. LEED® v4/v4.1 Contribution Matrix For more information on Solatube Daylighting Systems and how they impact all credits, please visit www.Solatube.com/commercial/leed-info Energy and Atmosphere: Energy Performance Indoor Environmental Quality: Interior Lighting Control Indoor Environmental Quality: Daylighting Materials & Resources Innovation and Design Process LEED®Rating System Possible Points Possible Points Possible Points Possible Points Possible Points LEED®v4/v4.1 LEED®v4/v4.1 Building Design and Construction (BD+C) New Construction and Major Renovation 18 1 3 1 5 Core and Shell Development 18 1 3 1 5 Schools 16 1 3 1 5 Retail 18 1 3 1 5 Data Centers 18 1 3 1 5 Warehouses and Distribution Centers 18 1 3 1 5 Hospitality 18 1 3 1 5 Healthcare 20 1 2 1 5 LEED®v4/v4.1 Interior Design and Construction (ID+C)25 1 3 1 5 LEED®v4/v4.1 Building Operations and Maintenance (O+M) 20 1 3 1 5 4 levels of LEED®certification:Certified=40-49 points, Silver= 50-59 points, Gold= 60-69 points, Platinum= 80 points & above SCALE: 1/4" = 1'-0" WEST/RIGHT ELEVATION SCALE: 1/4" = 1'-0" SOUTH/BACKYARD ELEVATION 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A3.2 1" = 10' EB ELEVATIONS- STREETSCAPES REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB 1'-3"11'-3"30'-0" HEIGHT LIMIT9'-2"23'-3/4"18'-0"28'-3/4"28'-5 1/2"4'-9 3/4"14'-5 1/4" T.O. SUBFLREL. 53.5 - 0'-0" T.O. SUBFLR EL. 11'-3" T.O. GARAGE CONC. SLABEL. -1'-3" T.O. PLATE EL. 20'-5" (VARIES) 16496 1653816524-RENTAL16510 ADU CONTINUOUS MTLGUTTERS, TYP. (E) 6' H. WD FENCE, TYP. CLASS 'A' ARCHITECTURAL ASPHALT SHINGLES ,COLOR: GRAY BORAL TRIM (OR SIM.),COLOR: WHITE CLAD, WOOD WINDOWS;COLOR: WHITE W/ BORALTRIM (CEMENTITIOUSTRIM OR SIM.), TYP. 30' HEIGHT LIMIT STANDING SEAM METAL ROOF , COLOR: GRAY HARDISHAKE CEMENTITIOUSSIDING, SHINGLES, PTD, TYP. POSTS, PTD , COLOR:GRAY (E) 6' H. WD FENCE, TYP. OVERHEAD DOORS,'CARRIAGE STYLE' ,COLOR: GRAY WD BRACKETS, PTD, TYP. 1x10 BORAL SHIPLAPSIDING, COLOR: LIGHTGRAY-TBD (N) 6' H. WDFENCE/GATE, TYP.(N) 6' H. WDFENCE/GATE, TYP. CEMENTITIOUS STUCCO:LIGHT GRAY-TBD HARDI CLAPBOARDSIDING, COLOR: LIGHTGRAY-TBD 1x10 BORAL SHIPLAPSIDING, COLOR: LIGHT GRAY-TBD CEMENTITIOUS STUCCO:LIGHT GRAY-TBD HARDI CLAPBOARDSIDING, COLOR: LIGHTGRAY-TBD BORAL TRIM (OR SIM.),COLOR: WHITE 51.6' (E) GRADE51.5' (E) GRADE 52.0' AVG. (E) GRADE 80.1' (N) RIDGE PLEASE NOTE, THE HOUSE HEIGHT WAS LOWERED 15" FROM THE ORIGINAL SUBMISSION DUE TO COMMENTS FROM THE CITY PLEASE NOTE, THE ENTIRE FRONT OF THE HOUSE HAS A SHED DORMER WHICH IS PUNCTUTATED BY A SMALLER GABLE THAN THE NEIGHBORS, THE GABLE COULD BE MUCH LARGER AND IT WOULD STILL FIT THE LOS GATOS FABRIC STREET ADDRESS SIGN: 4-inches high, with a minimum stroke width of 1/2-inch, and shall contrast with their background - BRASS PLATE W/ BLACK NUMBERS PER CRC Section R31 9; VISIBLE FROM THE STREET 16510 est. +/- 26' ?est. +/- 26' ?18'-7"16527 16511 16495 SCALE: 1" = 10' NORTH/STREET STREET NEIGHBORHOOD ELEVATION SCALE: 1" = 10' SOUTH/STREET NEIGHBORHOOD ELEVATION 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A4.0 1/4" = 1'-0" EB BUILDING SECTIONS REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB 3'-8"11'-3"30'9'-2"10'-6"10'9'-2 3/8" PLATET.O. SUBFLR 53.75' EL. 0'-0" T.O. SUBFLR EL. 11'-3" T.O. PLATE EL. 20'-5" (VARIES) WOOD TRUSSES, UNINHABITABLE AS THERE IS CROSS BRACING, TYP. WOOD TRUSSES, UNINHABITABLE AS THERE IS CROSS BRACING, TYP.2'-3 7/8"11'-3"9'-2"10'-3"T.O. SUBFLR 53.75' EL. 0'-0" T.O. SUBFLR EL. 11'-3" T.O. PLATE EL. 20'-5" (VARIES) WOOD TRUSSES, TYP. SCALE: 1/4" = 1'-0"1 SECTION-GRT RM/STAIR SCALE: 1/4" = 1'-0"2 SECTION-DINING/KITCHEN 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A4.1 1/8" = 1'-0", 1' = 1'-0" EB BUILDING SECTIONS REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB DIAGRAM ONLY 11'-3"30'9'-2"4'-2 9/16"1'-7 7/8"8'-6"T.O. SUBFLR 53.75' EL. 0'-0" T.O. SUBFLR EL. 11'-3" T.O. PLATE EL. 20'-5" (VARIES) T.O. GARAGE CONC. SLAB EL. -1'-3" WOOD TRUSSES, TYP. WOOD TRUSSES,UNINHABITABLE AS THEREIS CROSS BRACING, TYP. SCALE: 1/8" = 1'-0"1 SECTION-GARAGE/PRIMARY BED/KITCHEN 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A4.2 1/4" = 1'-0" EB BUILDING SECTIONS & PAST WORK REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB 3'-5"8'-7 1/4"WOOD TRUSSES, UNINHABITABLE AS THERE IS CROSS BRACING, TYP. SCALE: 1/4" = 1'-0"1 SECTION-BED 2/STAIR/PANTRY/GARAGE BECKSTROM ARCHITECTURE-PAST PROJECTS (PARTIAL) 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A4.3 1' = 1'-0", 1/8" = 1'-0" EB BUILDING SECTIONS REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB 6'-3 11/16"SCALE: 1/8" = 1'-0"1 SECTION-GARAGE/PRIMARY BEDRM DIAGRAM ONLY 16510 Topping WayLos Gatos, CA 95032APN: 532-09-029DRAWN DATE SCALE JOB NO. SHEET DRAWING TITLE: SEAL: 5/1/2024 6 FILENAME 2214 Bamberger CD9.0.pln A4.4 1' = 1'-0", 1/8" = 1'-0" EB BUILDING SECTIONS REVISIONS BY EB 650.847.83517/31/2025 Planning Set REV #4 5/1/2024 1 10/6/2023 A R C H I T E C T U R E + I N T E R I O R SBECKSTROMeric@beckstromarchitecture.comwww.beckstromarchitecture.comP.O. BOX 1317, LOS GATOS, CA 95030THESE DRAWINGS HAVE BEEN DEVELOPED BY BECKSTROM ARCHITECTURE + INTERIORS FOR THE TITLED SET ONLY, THE DRAWINGS ARE THE SOLE PROPERTY OF BECKSTROM ARCHITECTURE + INTERIORS AND THEY SHALL NOT BE USED, LENT, COPIED OR ALTERED WITHOUT THE WRITTEN CONSENT OF BECKSTROM ARCHITECTURE + INTERIORS Bamberger/McGovern ResidenceA New House2 11/21/2023 EB 3 12/13/2023 EB 8'-4"12'-1"SCALE: 1/8" = 1'-0"1 SECTION-MID BEDRM 1/ENTRY/GARAGE DIAGRAM ONLY This Page Intentionally Left Blank