Item 4 - Staff Report with Attachments 1 through 6.222 University Avenue
PREPARED BY: Sean Mullin, AICP
Planning Manager
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS
HISTORIC PRESERVATION
COMMITTEE REPORT
MEETING DATE: 11/20/2024
ITEM NO: 4
DATE: November 15, 2024
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Construction of an Addition and Exterior Alterations
to an Existing Non-Contributing Single-Family Residence Located in the
University-Edelen Historic District on Property Zoned R-1D:LHP. Located at
222 University Avenue. APN 529-04-004. Exempt Pursuant to CEQA
Guidelines Section 15301: Existing Facilities. Minor Development in an
Historic District Application HS-24-055. Property Owner/Applicant: Tuyet
Pham. Project Planner: Sean Mullin.
RECOMMENDATION:
Consider a request for approval for construction of an addition and exterior alterations to an
existing non-contributing single-family residence located in the University-Edelen Historic
District on property zoned R-1D:LHP located at 222 University Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: 1900 (effective year built 1920) per County Assessor’s
Database
2. Town of Los Gatos Historic Status Code: R, historic but grossly altered
3. Does property have an LHP Overlay? Yes
4. Is structure in a historic district? Yes, University-Edelen
5. If yes, is it a contributor? No
6. Findings required? Yes
7. Considerations required? Yes
BACKGROUND:
The subject property is located on the east side of University Avenue approximately 178 feet
north of Miles Avenue. The property is developed with a single-story single-family residence
with two attached accessory dwelling units. The County Assessor reports that the residence was
constructed in 1900, with an effective year built of 1920. The Anne Bloomfield survey does not
indicate an estimated age for the residence and provides a preliminary rating of “R” or historic
PAGE 2 OF 4
SUBJECT: 222 University Avenue/HS-24-055
DATE: November 15, 2024
BACKGROUND (continued):
but grossly altered (Attachment 1). The Sanborn Fire Insurance Maps show the property vacant
in 1908 with the residence first appearing on the 1928 map (Attachment 2). The footprint of the
residence remains consistent through the 1956 map , which is markedly different than the
current footprint. This indicates that numerous additions were completed after 1956, likely
impacting all elevations.
Town records includes multiple issued Building Permits for the property in the 1940s, 70s, and
90s; however, the permits are not legible, and the scope of work cannot be determined.
At least two previous projects on the property were review by the Committee in 2008 and
2014. During these reviews, the Committee opined that demolition of the residence was
supported at the time. Minutes from these meetings are included as Attachment 3.
DISCUSSION:
The applicant is requesting approval for construction of an addition and exterior alterations to
the existing residence (Attachment 6). The addition would be constructed on the right side of
the front elevation, within a portion of the existing covered porch. The addition would
accommodate a new two-panel folding door on the front elevation. Exterior alterations include
removal of an existing window on the left side of the front elevation and replacement with a
three-panel folding door, and a new window on the right-side elevation. Additionally, the
applicant proposes replacement of the existing siding, which is comprised of wood shingles,
board and batten, and horizontal wood siding distributed in an unorganized fashion on each
elevation (Attachment 4). The existing mixed siding materials support the history of the
residence presented above, that the residence has experienced numerous small additions
across each elevation after 1956. The original footprint and exterior walls have been
significantly impacted by these additions, either through removal or enclosure. The applicant
proposes to remove the mixed wood siding and replace it with horizontal wood siding
throughout all the elevations, resulting in a consistent aesthetic. On the surface, the siding
replacement would result in a technical demolition; however, the Committee could exempt the
siding replacement from the demolition calculation if it is determined that the siding being
removed is not original to the pre-1941 residence.
FINDINGS AND CONSIDERATIONS:
A. Findings
Sec. 29.10.020. Demolition (historic structures)
PAGE 3 OF 4
SUBJECT: 222 University Avenue/HS-24-055
DATE: November 15, 2024
FINDINGS AND CONSIDERATIONS (continued):
All remaining exterior walls must be contiguous and must retain the existing exterior wall
covering. No new exterior wall covering shall be permitted over the existing exterior wall
covering. The following are exempt from this definition:
a. Replacement. The exterior wall covering may be removed if the covering is not
original to the structure.
b. Repair. The removal and replacement of in kind non-repairable exterior wall
covering (siding) resulting in no change to its exterior appearance or historic
character if approved by the deciding body.
c. Removal. The removal of an addition(s) that is not part of the original structure
and which has no historic significance, as determined by the Historic Preservation
Committee. Demolition shall be determined by subsections (1) and (2) above for
the original structure, where walls enclosed by additions shall be considered as
exterior walls.
B. Considerations
Sec. 29.80.290. Standards for review.
In evaluating applications, the deciding body shall consider the architectural style, design,
arrangement, texture, materials and color, and any other pertinent factors. Applications
shall not be granted unless:
X For pre-1941 structures, the proposed work will neither adversely affect the exterior
architectural characteristics or other features of the property which is the subject of
the application.
C. Residential Design Guidelines
Section 3.9 of the Town’s Residential Design Guidelines offers recommendations for
construction of additions to existing residences (Attachment 5).
CONCLUSION:
The applicant is requesting approval for construction of an addition and exterior alterations to
an existing non-contributing single-family residence located in the University-Edelen Historic
District located at 222 University Avenue. Should the Committee find merit in the request, a
recommendation of approval should be forwarded to the Community Development Director.
The project would be accomplished through a Building Permit and would not return to the
Committee.
PAGE 4 OF 4
SUBJECT: 222 University Avenue/HS-24-055
DATE: November 15, 2024
ATTACHMENTS:
1. Anne Bloomfield Survey
2. Sanborn Fire Insurance Maps Exhibit
3. HPC Minutes from 2008 and 2014
4. Exterior Photos
5. Section 3.9, Residential Design Guidelines
6. Development Plans
dlnn£ !Bfoom{u.fd
ARCHITECTURAL/CULTURAL SURVEY
LOS GATOS RESEARCH
File address ::;2.{2.;2. U.;? te2r-:;; It
ARCHITECTURAL HISTORY
141 5 ) 922·1 063
2229 WEBSTER STREET
SAN FRANCISCO. CA 9.C 11 5
PARCEL MAP INFORMATION
Parcel # _{; 'J-7 -v-7 Lot size: 5¢ front ft. x 110 ft. deep
Lot shape: Rectangle~L ___ Rectangle with small rear jog ___ Other ____________________ _
Location: N s E / W side of --~(.).:__ _______________ S t Ave / Other -----------
distance to cross st: ft. N / S E W from ------------------------------
at NE NW SE SW corner of ______________ ___
HISTORIC INFORMATION ON PARCEL MAP
Old tract or subdivision name Ut'#'j~.J ~Is Old Block # :r-Ol d lot # ~ ---------=--------I
FIELD SURVEY INFORMATION (handwritten in red)
Preliminary rating 'K Estimated age ? -----Style tvJ i X e)
Alterations 01,...11/JI"YIIi'?t/~ vvtvvldw~
I ~~~~~
Other ex:-oarn -'f?h 7/~JO. d bD tA."
COUNTY ASSESSOR--PROPERTY CHARACTERISTICS (paste on copy)
OWNERSHIP SHOWN ON MAPS
Source
Name
Source
Date
____ 1891
Blk Book 1908
Survey 1944
Source
Page
Location of property, or Lot
Old tract/block/lot Size
Ow ner
Name
# stories.l_
EFFective date -------
MISCELLANEOUS
National Register listed date. _______________ _
PHOTOS: Roll/frame #~rt
County Inventory 1979
------------~-------------Town of Los Gatos: Designation ___ Recognition __ _
District Name ------------------------
Previous Survey
Gebhard: page # illustration page # ____ _ Butler/Junior League ___________________ __
ATTACHMENT 1
222 Univ e rsi'~y
Present owner·: Hr ·. JoRcplt i"!nlinnri
Ownersh ip :
Occupunts:
I~.c .d.
1960's
l9GD
1970
H~96 L.G.T .H.
.Sarah a11d Haybelle Johnson (l9,H L.G.T.H.)
Beauty Parlor in house
~1r . John lHackburn \ i.s. next door ncighbOI', north)
(i.s. Luciu .Sutton's He al l::.st<1tc office)
Mr. Hobert liurrcty
Hr. Jose p h ~lo.linari, shop The Judo Buddha in house
1925 Ellen Sob ey
1934 vacant
1943 -1954 Mr:::;, Sarah B. Johnson
1967 Mrs. Anita Dinning, renter
Crisp & Heilly Heal ~st&te, office in house
1908
222 University Ave
ATTACHMENT 2
1928
222 University Ave
1956
222 University Ave
This Page
Intentionally
Left Blank
ATTACHMENT 3
Front Elevation (2024)
ATTACHMENT 4
Town File Photos - 2008
Front
Right Side and Rear
Rear
Rear and Left Side
This Page
Intentionally
Left Blank
Residential Design Guidelines 33
Town of Los Gatos
BUILDING DESIGN3
3.8.3 Use traditional detailing
•Treat openings in walls as though they were constructed of
the traditional material for the style. For example, be sure to
provide substantial wall space above arches in stucco and
stone walls. Traditionally, wall space above the arch would
have been necessary to structurally span the opening, and
to make the space too small is inconsistent with the archi-
tectural style.
•Openings in walls faced with stone, real or synthetic, should
have defined lintels above the opening except in Mission or
Spanish Eclectic styles. Lintels may be stone, brick or wood
as suits the style of the house.
•Treat synthetic materials as though they were authentic.
For example, select synthetic stone patterns that place the
individual stones in a horizontal plane as they would have
been in a load bearing masonry wall.
•Select roof materials that are consistent with the traditional
architectural style (e.g., avoid concrete roof tiles on a Crafts-
man Style house.)
3.8.4 Materials changes
•Make materials and color changes at inside corners rather
than outside corners to avoid a pasted on look.
3.9 ADDITIONS/ACCESSORY BUILDINGS/SECONDARY
UNITS
•Site additions in the least conspicuous place. In many cases
this is a rear or side elevation - only rarely is it a rooftop.
•The existing built forms, components and materials should
be reinforced. Heights and proportions of additions and
alterations should be consistent with and continue the
original architectural style and design.
•Additions should be subordinate, and compatible in scale
and proportion to the historically significant portions of
the existing structure.
•When an addition or remodel requires the use of newly
constructed exterior elements, they should be identical in
size, dimension, shape and location as the original, and
Use stone or wood lintels over
openings in stone walls
Additions, accessory buildings and secondary
units should match the form, architectural
style, and details of the original house
ATTACHMENT 5
Residential Design Guidelines34
Town of Los Gatos
BUILDING DESIGN3
should utilize the same materials as the existing protected
exterior elements.
• When an addition necessitates the removal of architectural
materials, such as siding, windows, doors, and decorative
elements, they should be carefully removed and reused in
the addition where possible.
• The introduction of window and door openings not char-
acteristic in proportion, scale, or style with the original
architecture is strongly discouraged (e.g., sliding windows or
doors in a structure characterized by double hung windows
and swinging doors).
• The character of any addition or alteration should be in
keeping with and subordinate to the integrity of the original
structure.
• The amount of foundation exposed on the addition should
match that of the original building.
• Do not add roof top additions where the roof is of historic
significance.
• Second floor additions are discouraged in neighborhoods
with largely one story homes. If horizontal expansion of
the house is not possible, consider incorporating a second
floor addition within the roof form as shown in the example
to the left.
• Second floor additions which are not embedded within the
roof form should be located to the rear of the structure.
• The height and proportion of an addition or a second story
should not dominate the original structure.
• Deck additions should be placed to the rear of the struc-
ture only, and should be subordinate in terms of scale and
detailing.
• New outbuildings, such as garages, should be clearly subor-
dinate to the main structure in massing, and should utilize
forms, materials and details which are similar to the main
structure.
• Garages should generally be located to the rear of the lot
behind the rear wall of the residence. One car wide access
driveways should be utilized.
Original structure
Addition incorporated into the roof
successfully adds space while respecting the
integrity of the existing house and the scale of
the neighborhood
Placing a two story addition to the rear can
minimize its impact on the historic resource
and the scale of the neighborhood
xxxxSS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS
x xxxxxxxxxxxxxxxxxxxxxxxxxxxxx xxxxxxxxxxx
xxxxxxxxxxxxxxxxxxxxxxxX XXXXxxxx
SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS
x xxxxxxxxxxxxxxxxxxxxxxxxxxxxx xxxxxxxxxxx
xxxxxxxxxxxxxxxxxxxxxxxUNIVERSITY AVE PROPERTY LINE 109.82'216 UNIVERSITY AV,
LOS GATOS, CA 95030
APN: 529-04-003
PROPERTY LINE 109.82'230 UNIVERSITY AV,
LOS GATOS, CA 95030
APN: 529-04-005
PROPERTY LINE 55.00'
215 EDELEN AV,
LOS GATOS, CA 95030
APN: 529-04-020
PROPERTY LINE 55.00'TO CENTERLINE30' - 0"(E) MAIN HOUSE
(1,543-SF)
222 UNIVERSITY AVE, LOS GATOS, CA 95030
APN: 529-04-004
(E) DECK
(129-SF)
(E) STORAGE
(294-SF)
(E) PORCH
(104-SF)
(E) RIGHT OF
WAY LINE
(E) SIDEWALK10' - 0"(E) PLANTER
(E) CURB
(E) GUTTER WMSS
8' - 6"17' - 10"9' - 2"2' - 10"3' - 0"13' - 8"11' - 8"18' - 0"18' - 3"8' - 3"7' - 1"9' - 4"7' - 8"4' - 0"37' - 4"14' - 0"17' - 7"3' - 10"7' - 8"12' - 0"24' - 6"1
11
1
2
3
4
6
6
6
6
6
7
8
9 10 11 12
13
14
5' - 3"
4' - 11"
15
OWNER:
ADDRESS:222 UNIVERSITY AVE, LOS GATOS, CA 95030
PHONE:
EMAIL:
DESIGNER:BAY AREA PROJECT PRO
CONTACT:MY TRUONG
ADDRESS:99 S ALMADEN BLVD #600, SAN JOSE, CA 95113
PHONE:669-667-9189
CIVIL ENGINEER:TIMOTHY NGUYEN
ADDRESS:4 VISTA IRVINE, CA 92612
PHONE:714-883-6001
JURISDICTION AUTHORITY: CITY OF LOS GATOS
ASSESSORS PARCEL NO.APN: 529-04-004
IN FLOOD ZONE FEMA SHFA'S:FLOOD ZONE ""
CONSTRUCTION TYPE:V-B
ZONING:R-1D
OCCUPANCY GROUP:R3/U
SPRINKLERS:NO
NUMBER OF STORIES:1 STORY
BUILDING MAX HEIGHT:30-FT (2 STORIES)
REQUIRED SETBACKS:
FRONT:15 FT
REAR: 20 FT
SIDE: 5 FT
SETBACKS INDICATE REQUIRED MINIMUM DISTANCE FROM PROPERTY
LINES. CONTRACTOR TO VERIFY ON SITE.
LOT SIZE: 6,040-SF (0.1 ACRES)
EXSITING:
(E) MAIN HOUSE LIVING AREA:1,543-SF
(E) PORCH:104-SF
(E) DECK:129-SF
(E) STORAGE:294-SF
(E) REMODEL:225-SF
EXISTING TOTAL:2,070-SF
NEW CONSTRUCTION:
ADDITION:48-SF
PORCH:67-SF
PROPOSED BUILDING TOTAL:1,591-SF
MAXIMUM LOT COVERAGE:%
OVERRALL LOT COVERAGE:1,591 + 67 + 129 + 294 = 2,081-SF
2,081 / 6,040 = 34.5%
MAXIMUM FAR:%
OVERRALL FAR:1,591 + 67 = 1,658-SF
1,658 / 6,040 = 27.5%
1
1
LEGAL JURISDICTION : CITY OF LOS GATOS, CA 95030
THIS PROJECT SHALL COMPLY WITH THE
FOLLOWING CODES:
2022 CALIFORNIA RESIDENTIAL CODE
2022 CALIFORNIA PLUMBING CODE
2022 CALIFORNIA MECHANICAL CODE
2022 CALIFORNIA ENERGY CODE
2022 CALIFORNIA ELECTRICAL CODE
2022 CALIFORNIA GREEN BUILDING STANDARDS
REGULATION OF THE STATE AND LOCAL FIRE MARSHALS &
CITY ORDINANCE CITY OF LOS GATOS MUNICIPAL CODE.
PROPERTY LINE CORNER
POINTS AND
ELEVATION DATUM
KEYNOTE CALLOUTS
EXISTING BUILDING LINE
PROPERTY LINE
LOT LINE
#
PROPOSED BUILDING LINE
FENCE
ROOF, SIDING, WINDOWS AND DOORS REPLACEMENT, ADDITION AND
KITCHEN REMODEL OF APPROX. 48-SF
1
1. DEMOLITION CONTRACTOR SHALL RELOCATE REUSABLE MATERIALS TO
DESIGNATED SALVAGE AREA, NON-USABLE MATERIALS SHALL BE PLACED
APPROPRIATELY IN REFUSE BIN AND SHALL BE COVERED AT NIGHT AND
DURING RELATIVE HIGH WINDS, RAIN, ETC...REFUSE BIN SHALL BE COVERED
DURING TRANSFER TO AND FROM DUMP SITE. CONTRACTOR TO BE LIABLE
FOR REFUSE SPILLING. ALL DEBRIS TO BE HAULED AWAY AND CLEAN-UP
SHALL BE COMPLETED TO BROOM FINISH. EXISTING MATERIALS AND/OR
STRUCTURE TO REMAIN SHALL BE PROTECTED FROM DUST, PAINT CHIPPING,
ETC..., BY USE OF PLASTIC OR WHATEVER IS REQUIRED FOR PROPER
PROTECTION. EXISTING STRUCTURES SHALL HAVE BRACING AND SHORING AS
REQUIRED TO PROTECT THE EXISTING STRUCTURE. PROVIDE DE-WATERING
FACILITIES FOR CONSTRUCTION AS REQUIRED. COORDINATE AS-BUILT
INFORMATION, STRUCTURAL, ETC. TO DESIGNER/ENGINEER AS REQUIRED.
2. THE DISCHARGE OF POLLUTANTS TO ANY STORM DRAINAGE SYSTEM IS
PROHIBITED. NO SOID WASTE, PETROLEUM BYPRODUCTS, SOIL PARTICULATE,
CONSTRUCTION WASTE MATERIALS, OR WASTEWATER GENERATED ON
CONSTRUCTION SITES OR BY CONSTRUCTION ACTIVITIES SHALL BE PLACED,
CONVEYED OR DISCHARGED INTO THE STREET, GUTTER OR STORM DRAIN
SYSTEM.
3. THE CONSTRUCTION SHALL NOT RESTRICT A FIVE-FOOTCLEAR AND
UNOBSTRUCTED ACCESS TO ANY WATER OR POWER DISTRIBUTION FACILITIES
(POWER POLES, PULLBOXES,TRANSFORMERS, VAULTS, PUMPS, VALVES,
METERS, PPURTENANCES, ETC.) OR TO THE LOCATION OF THE HOOK-UP. THE
CONSTRUCTION SHALL NOT BE WITHIN TEN FEET OF ANY POWER LINES
WHETHER OR NOT THE LINES ARE LOCATED ON THE PROPERTY. FAILURE TO
COMPLY MAY CAUSE CONSTRUCTION DELAYS AND/OR ADDITIONAL EXPENSES.
4. WHEN UTILITIES METER ALTERATION / RELOCATION OCCUR, INSTALLATION
PROCEDURES SHALL BE VERIFIED AND APPROVED BY THE BUILDING
INSPECTOR PRIOR TO INSTALLATION.
1 (E) LANDSCAPE
2 (E) WALKWAY
3 (E) DRIVEWAY
4
5
6
ROOF LINE ABOVE
(E) FENCE
(E) PAVERS
7 (E) ACCESS SIDEWALK
8 (E) CROSSWALK
9 (E) LIGHTING POLE
10 (E) GARBAGE CAN
11 (E) SIGN
12 (E) WATER METER
13 (E) SEWER MANHOLE
14 (E) SEWER LINE
15 (E) TRELLIS
PLAN NOTE: CONTRACTOR TO
VERIFY IN FIELD THE EXISTING
LOCATIONS OF UTILITY LINES.
UNIVERSITY AVE PROPERTY LINE 109.82'216 UNIVERSITY AV,
LOS GATOS, CA 95030
APN: 529-04-003
PROPERTY LINE 109.82'230 UNIVERSITY AV,
LOS GATOS, CA 95030
APN: 529-04-005
PROPERTY LINE 55.00'
215 EDELEN AV,
LOS GATOS, CA 95030
APN: 529-04-020
PROPERTY LINE 55.00'TO CENTERLINE30' - 0"(E) MAIN HOUSE
(1,543-SF)
222 UNIVERSITY AVE, LOS GATOS, CA 95030
APN: 529-04-004
(E) DECK
(129-SF)
(E) STORAGE
(294-SF)
(E) RIGHT OF
WAY LINE
(E) SIDEWALK10' - 0"(E) PLANTER
(E) CURB
(E) GUTTER WMSS
55' - 0"
12' - 0"6' - 4"24' - 6"1
1
1
1
2
3
4
6
6
6
6
6
7
8
9 10 11 12
13
14
(E) REMODEL
(225-SF)
(E)
PORCH
(67-SF)
(N) ADDITION
(48-SF)
5' - 11"14' - 0"7' - 0"8' - 1"6' - 4"13' - 8"18' - 0"50' - 6"41' - 4"6' - 8"17' - 9"13' - 2"17' - 1"15
1
1 1
REVISION
DATE
SCALE: AS SHOWN
DRAWING NO:
DRAW BY: T.B
JOB NO:
STAMP:
ID BY
DATE:
01 PLAN CHECK
A.00ADDITION AND REMODEL222 University Ave, Los Gatos, CA 95030#335COVER SHEET07/08/24
07/08/24
1" = 10'-0"
EXISTING SITE PLAN1
PARCEL MAP VICINITY MAP
PROJECT DATA PROJECT INFORMATION
SITE
APPLICABLE CODE
SITE PLAN KEYNOTES
SYMBOL LEGEND SCOPE OF WORK
SITE PLAN NOTES
SHEET INDEX
DEFERRED SUBMITTAL
1" = 10'-0"
PROPOSED SITE PLAN2
A.00 COVER SHEET
A.01 CAL GREEN CODE
A.02 CAL GREEN CODE
A.03 GENERAL NOTES
A.10 EXISTING FLOOR PLANS
A.11 EXISTING ROOF PLAN & ELEVATIONS
A.12 PROPOSED FLOOR PLAN
A.13 PROPOSED ELEVATIONS/ SECTIONS
A.14 ROOM FINISH & ARCHITECTURAL DETAILS
S.01 STRUCTURAL NOTES
S.21 STRUCTURAL PLAN
SD1 STRUCTURAL DETAILS
SD2 STRUCTURAL DETAILS
SD3 STRUCTURAL DETAILS
ATTACHMENT 6
GENERAL NOTES :EMERGENCY EGRESS
1. MIN. SET CLEAR OPENING OF 5.7 SQUARE FEET.
2. MIN. SET CLEAR HEIGHT OF 24 INCHES.
3. WINDOW SILL CLEAR OPENING EMERGENCY EGRESS NO MORE THAN 44 INCHES
ABOVE THE FLOOR.
WINDOW AND DOOR NOTE
1. WINDOW MANUFACTURER AND INSTALLER SHALL INSURE THAT ALL WINDOWS MEET OR
EXCEED ALL EGRESS REQUIREMENTS OF CRC R310 & R312
2. ALL WINDOWS AND SLIDING GLASS DOORS SHALL BE INSTALLED PER AMERICAN
ARCHITECTURAL MANUFACTURERS ASSOCIATION AAMA 2400=02 RECOMMENDATIONS
"STANDARD PRACTICE FOR INSTALLATION OF WINDOWS WITH INTEGRAL MOUNTING
FLANGES IN STUD FRAME CONSTRUCTION".
3. INSTALL AN ISOLATION MEMBRANE BELOW THE THRESHOLD OF ALL SLIDING GLASS
DOORS THAT REST ON A CONCRETE SLAB.
4. ALL SEALANT SHALL BE OF HIGH QUALITY AND REVIEWED OFR COMPATIBILITY WITH
ASPHALTIC MEMBRANES AND FLASHING MATERIAL.
5.7 S.F MINIMUM
20" MINIMUM
44" MAXIMUM24" MIN.F.F.>72" ABV. FINISH GRADE.24" MINIMUM @5.7 S.F MINIMUM24" MIN.20" MINIMUM
44" MAXIMUMF.F.>72" ABV. FINISH GRADE.24" MINIMUM @SYMBOLS LEGEND :
1
A
NUMBER
TOP TO BOTTOM
LETTER
LEFT TO RIGHT
GRID SYMBOL
1
A.10
SECTION NUMBER
SHEET NUMBER
BUILDING SECTION
1
A.10
ELEVATION NUMBER
SHEET NUMBER BUILDING ELEVATION
1
A.10
DETAIL NUMBER
SHEET NUMBER
DETAIL REFFERENCE
1
1
ROOM NUMBER
INTERIOR ELEV. SHEET NUMBER
ROOM NUMBER AND INTERIOR
ELEVATION REFERENCE
A.XX
3
4 2 WALL NUMBER
ROOM NAME
1 ROOM NUMBER ROOM REFERENCE
XX WALL TYPE WALL TYPE
XX KEYNOTE NUMBER KEY NOTE REFERENCE
2"STEP AS SLAB
1 REVISION REFERENCEREVISION NUMBER
XX
XX
DOOR ID
WINDOW ID
DOOR TYPE
WINDOW TYPE, GLASS
ABREVIATION :
1. CONTRACTOR SHALL OBTAIN AND PAY FOR ALL PERMITS, LICENSES, CONSTRUCTION TAXES AND FEES REQUIRED BY CITY, COUNTY AND
STATE LAWS EXCEPT THE GENERAL BUILDING PLAN CHECK FEE AND REQUIRED REFUNDABLE DEPOSITS WHICH WILL BE PAID BY THE OWNER.
CONTRACTOR SHALL ARRANGE FOR ALL METER INSTALLATIONS AND PAY ALL FEES FOR SAID METERS. CONTRACTOR SHALL PROVIDE
TEMPORARY TOILET FACILITIES AND EROSION CONTROL MEASURES AS REQUIRED BY STATE AND LOCAL BUILDING CODE.
2. CONTRACTOR SHALL BE RESPONSIBLE FOR HAVING COMPLETE KNOWLEDGE OF EXISTING CONDITIONS. CONTRACTOR SHALL VERIFY
EXISTING CONDITIONS WITH THOSE SHOWN ON THE DRAWINGS AND SHALL VERIFY GRADES, CONDITIONS AND DIMENSIONS PRIOR TO
COMMENCING DEMOLITION AND CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF
DISCREPANCIES BETWEEN ACTUAL CONDITIONS AND THOSE DEPICTED IN THE CONTRACT DOCUMENTS. CONTRACTOR SHALL NOTIFY
ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF ANY DISCREPANCIES FOUND WITHIN THE DRAWINGS AND SPECIFICATIONS.
3. CONTRACTOR IS SOLELY RESPONSIBLE FOR THE ACCURACY OF DETAILS; FOR CONFIRMING AND COORDINATING ALL QUANTITIES AND
DIMENSIONS; FOR SELECTING FABRICATION PROCESSES; FOR TECHNIQUES OF ASSEMBLY AND PERFORMANCE OF ALL WORK IN A SAFE AND
SATISFACTORY MANNER. CONTRACTOR SHALL BE RESPONSIBLE FOR THE COORDINATION OF ALL WORK INCLUDING THAT OF THE SUB-
CONTRACTORS. CONTRACTOR SHALL PROVIDE SUPERVISION OF THE JOB DURING ALL PHASES OF CONSTRUCTION ACTIVITIES. A
COMPETENT SUPERINTENDENT SHALL BE SELECTED BY THE CONTRACTOR AND SHALL BE IN CHARGE OF THE JOB UNTIL ITS COMPLETION.
CONTRACTOR AGREES TO BIND EVERY SUB-CONTRACTOR BY THE TERMS OF THE CONTRACT AS FAR AS SUCH TERMS ARE APPLICABLE TO
THE SUB-CONTRACTOR'S WORK.
4. CONTRACTORS SHALL BE RESPONSIBLE FOR THE DAILY REMOVAL OF ALL DEBRIS ACCUMULATED AS A RESULT OF THEIR OPERATIONS.
ALL SCRAP DEBRIS AND OTHER EXCESS MATERIAL SHALL BE LAWFULLY REMOVED FROM THE SITE, UNLESS OTHERWISE DIRECTED BY THE
CONTRACTOR.
5. CONTRACTOR SHALL GUARANTEE ALL WORK, MATERIALS AND PRODUCTS FOR ONE YEAR AFTER THE DATE OF ACCEPTANCE OF THE
WORK AND CONTRACTOR SHALL REPAIR OR REPLACE, OR CAUSE TO BE REPAIRED OR REPLACED ANY OR ALL SUCH WORK TOGETHER WITH
ANY OTHER WORK WHICH MAY BE DISPLACED IN DOING SO, THAT MAY PROVE DEFECTIVE WITHIN ONE YEAR, WITHOUT ADDITIONAL EXPENSE;
ORDINARY WEAR AND TEAR, UNUSUAL ABUSE OR NEGLECT IS EXCEPTED. EXCEPTIONS TO ONE YEAR GUARANTEE ARE SPECIFIED IN OTHER
SECTIONS OF THE PROJECT MANUAL OR DRAWINGS. STATE LAW, OR MANUFACTURER'S GUARANTEE SHALL GOVERN IF LENGTH AND TYPES
OF GUARANTEES ARE MORE STRICT OR FOR LONGER PERIODS.
6. THAT IS RESPONSIBILITY OF CONTRACTOR TO PROVIDE MATERIALS AND CONSTRUCTION WHICH WILL YIELD A REASONABLE VALUE OVER A
PERIOD OF TIME WHICH MAY EXCEED THE SPECIFIED GUARANTEE AND WARRANTY PERIODS.
7. CONTRACTOR SHALL BE RESPONSIBLE FOR A WEATHER TIGHT BUILDING, FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP. EACH
SUB-CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE STATING THAT WORK EXECUTED BY HIM IS FREE AND WILL REMAIN FREE FROM
DEFECTS OF MATERIALS AND WORKMANSHIP FOR ONE YEAR FROM DATE OF ACCEPTANCE OF HIS WORK BY OWNER, AND THAT REPAIR AND
REPLACEMENT OF SUCH DEFECTIVE WORK AND ALL OTHER WORK DAMAGED AS A RESULT THEREBY WILL BE EXECUTED IN A TIMELY MANNER
AT THE CONVENIENCE OF THE OWNER AND WITHOUT COST TO OWNER.
8. THE ARCHITECT WILL NOT ACT AS THE OWNER'S REPRESENTATIVE DURING CONSTRUCTION. ARCHITECT WILL ADVISE AND CONSULT WITH
OWNER. ARCHITECT WILL OBSERVE CONSTRUCTION PER HIS AGREEMENT WITH OWNER AND RENDER INTERPRETATIONS NECESSARY FOR
THE PROPER EXECUTION OR PROGRESS OF THE WORK IN ACCORDANCE WITH THE INTENT OF THE PLANS AND SPECIFICATIONS. ARCHITECT
WILL NOT BE RESPONSIBLE OR HAVE CONTROL OR CHARGE OVER THE ACTS OR OMISSIONS, CONSTRUCTION MEANS, METHODS,
TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS, OF THE CONTRACTOR, SUB-CONTRACTORS,
OR ANY OF THEIR AGENTS OR EMPLOYEES, OR ANY OTHER PERSONS PERFORMING ANY OF THE WORK.
ANY VERBAL INSTRUCTION OR AUTHORIZATION THAT IS CONFIRMED BY LETTER, MEETING NOTE, MEMORANDA, OR THE LIKE, (WITH A COPY
SENT TO THE OWNER, OR THE OWNER'S REPRESENTATIVE) & THERE IS NO EXCEPTION TAKEN WITHIN (10) CALENDAR DAYS, SHALL BE
DEEMED EQUIVALENT TO RECEIPT OF WRITTEN INSTRUCTION, APPROVAL AND AUTHORIZATION FROM THE OWNER.
9. OWNER MAY ORDER EXTRA WORK OR MAKE CHANGES BY ALTERING, ADDING TO OR DEDUCTING FROM THE WORK, THE CONTRACT SUM
BEING ADJUSTED TO THE MUTUAL SATISFACTION OF THE OWNER, ARCHITECT AND CONTRACTOR. BEFORE ANY CHANGES ARE BEGUN, THE
ADDED OR DEDUCTED SUM SHALL BE PRESENTED TO OWNER IN WRITING FOR APPROVAL.
10. SUBSTITUTIONS OF MATERIALS OR METHODS PROPOSED BY THE CONTRACTOR OR HIS SUB-CONTRACTORS CONTRARY TO DRAWINGS
AND SPECIFICATIONS SHALL BE SUBMITTED TO ARCHITECT IN WRITING FOR APPROVAL OR DENIAL. IF MORE THAN ONE MANUFACTURER IS
SPECIFIED IN THE PLANS OR SPECIFICATIONS, IT SHALL BE THE CONTRACTOR'S OPTION TO SELECT THE ONE WHICH HE MAY DESIRE. IF MORE
THAN ONE FINISH OR STYLE IS AVAILABLE IN THE ITEM SPECIFIED, CONTRACTOR SHALL BE OBLIGATED TO NOTIFY ARCHITECT VERBALLY AND
IN WRITING OF THIS FACT FOR ARCHITECT'S AND OWNER'S DECISION.
11. THESE DRAWINGS AND SPECIFICATIONS SHALL BE INTENDED TO SHOW AND DESCRIBE DETAILS FOR A CONSTRUCTIBLE BUILDING. PARTS
AND DETAILS NOT FULLY SHOWN OR DESCRIBED SHALL BE DETAILED AND EXECUTED ACCORDING TO STANDARD FIRST CLASS PRACTICE AND
IN SIMILAR MANNER AND SPIRIT OF THE DETAILS WHICH ARE SHOWN ON THE DRAWINGS AND/OR DESCRIBED IN THE PROJECT MANUAL. IF
CONTRACTOR OR SUB-CONTRACTOR FINDS ANY DETAILS WHICH, IN HIS OPINION, ARE UNSOUND, UNSAFE, OR NOT WATERPROOF, IT IS HIS
DUTY TO NOTIFY ARCHITECT IN WRITING OF THIS FACT. IF WORK IS PERFORMED AS DETAILED, IT WILL BE ASSUMED THAT THERE ARE NO
OBJECTIONS TO THE DETAIL. ACCURACY OF ALL DIMENSIONS SHALL BE CHECKED. NO EXTRA COMPENSATION WILL BE ALLOWED FOR
DIFFERENCE BETWEEN ACTUAL DIMENSIONS AND THOSE INDICATED ON THE DRAWINGS.
12. IN USING THESE PLAN FOR BIDDING OR CONSTRUCTION PURPOSES, ALL CONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM AS
A WHOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEIR PORTION OF THE WORK, EVEN
REQUIREMENTS LOCATED IN SECTIONS DESIGNATED AS APPLICABLE TO OTHER TRADES. IN CASE OF CONFLICTS, THE AFFECTED
CONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN APPROPRIATE REPRESENTATIVE OF THE OWNER, OR OTHERWISE TO
APPLY THE MORE STRINGENT STANDARD.
13. THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY-STANDARD LEVEL OF
QUALITY AND DETAIL, AND THE ARE INTENDED TO BE SUPPLEMENTED BY APPROPRIATE REQUESTS FOR CLARIFICATION AND INFORMATION.
ERRORS AND OMISSIONS ARE TO BE EXPECTED AND ANTICIPATED, AND ALL CONTRACTORS ARE REQUIRED TO CAREFULLY REVIEW THESE
PLANS FOR ERRORS AND OMISSIONS AND TO BRING THESE ERRORS AND OMISSIONS TO THE ATTENTION OF A APPROPRIATE OWNER &
ARCHITECT IN WRITING IN A TIMELY MANNER; AND ANY CONTRACTOR WHO FAILS TO DO SO BEFORE BIDDING OR OTHERWISE PROCEEDING
ASSUMES THE RISK OF ANY CONSEQUENCES. SCALED DIMENSIONS SHOULD BE CONSIDERED ONLY APPROXIMATE; AND IN ANY DIMENSIONS
BEFORE PROCEEDING WITH ANY AFFECTED PROCUREMENT, FABRICATION OR CONSTRUCTION.
14. FIGURED DIMENSIONS SHALL BE FOLLOWED IN PREFERENCE TO SCALE, AND DETAIL DRAWINGS IN PREFERENCE TO SMALL SCALE
DRAWINGS. SUB-CONTRACTOR AND CONTRACTOR SHALL CHECK ACCURACY OF ALL DIMENSIONS IN THE FIELD PRIOR TO ANY WORK BEING
CONSTRUCTED OR MATERIALS OR PRODUCTS FABRICATED OR ORDERED. SPECIFICATIONS AND WRITTEN NOTES AND SCHEDULES ON
DRAWINGS SHALL BE FOLLOWED IN PREFERENCE TO INFORMATION FURNISHED IN THE FORM OF LINE DRAWINGS. DETAILED DRAWINGS
FURNISHED DURING CONSTRUCTION OR APPROVED BY CONTRACTOR OR ARCHITECT ARE TO BE CONSIDERED EXPLANATORY AND NOT AS
CHANGES TO DRAWINGS AND SPECIFICATIONS. NOTES, FIGURES AND DETAILS ON SAID DRAWINGS SHALL BE FOLLOWED AND EXECUTED AS
IF PART OF THESE DOCUMENTS.
15. ERRORS OR OMISSIONS WHICH APPEAR ON THE DRAWINGS, IN SPECIFICATIONS OR OTHER CONTRACT DOCUMENTS SHALL BE BROUGHT
TO THE IMMEDIATE ATTENTION OF THE ARCHITECT BY THE CONTRACTOR AND TO THE CONTRACTOR BY THE SUB-CONTRACTOR IN WRITING.
IN EVENT OF FAILURE OF SUB-CONTRACTOR TO GIVE SUCH WRITTEN NOTIFICATION BEFORE CONSTRUCTION OR FABRICATIONS OF THE
WORK, HE WILL BE HELD RESPONSIBLE FOR THE RESULTS OF ANY SUCH ERRORS OR OMISSIONS AND THE COSTS OF RECTIFYING SAME.
HOWEVER, DRAWINGS AND SPECIFICATIONS ARE COMPLEMENTARY AND WORK CALLED FOR ON ONE AND NOT THE OTHER SHALL BE
PROVIDED AS THOUGH FULLY SET FORTH IN BOTH.
16. AT ALL TIMES DURING CONSTRUCTION ACTIVITIES OR ERECTION OF PROJECT OR ITS COMPONENT PARTS, PRIOR TO COMPLETION OF THE
STRUCTURAL FRAME OR REPLACEMENT AND PERMANENT CONNECTION OF COMPONENT MEMBERS TO THE STRUCTURAL FRAME, SUB-
CONTRACTORS SHALL PROVIDE, INSTALL AND MAINTAIN PROPERLY DESIGNED AND CONSTRUCTED TEMPORARY BRACING OF ADEQUATE
STRENGTH TO PREVENT DISLOCATION, DISTORTION, CRACKING, FALLING OFF, OR ANY OTHER DAMAGE TO WORK OR ANY OF ITS COMPONENT
PARTS DUE TO FORESEEABLE NORMAL AS WELL AS NOT FORESEEABLE EXCESSIVE WIND AND EARTHQUAKE FORCES WITHOUT ADDITIONAL
COST TO OWNER. CONTRACTOR AND HIS SUB-CONTRACTORS SHALL, AT THEIR EXPENSE, REPLACE OR REPAIR, AS DIRECTED, DAMAGED
PORTIONS OF THEIR WORK OR COMPONENT PARTS.
17. NO CHANGES ARE TO BE MADE ON THESE PLANS WITHOUT THE KNOWLEDGE OR CONSENT OF THE ARCHITECT/ ENGINEER WHOSE
SIGNATURE APPEARS HERON.
18. NO FRAMING OF ANY TYPE TO BE CONCEALED PRIOR TO INSPECTION BY GOVERNING AGENCIES.
19. REFERENCES TO ANY DETAIL OR DRAWINGS IS FOR CONVENIENCE ONLY AND DOES NOT LIMIT THE APPLICATION OF SUCH DETAIL OR
DRAWINGS.
20. THE BUILDER SHALL PROVIDE TO THE BUILDING OWNER AT OCCUPANCY MAINTENANCE INFORMATION FOR ALL FEATURES, MATERIALS,
COMPONENTS, AND MANUFACTURED INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS AND MANUFACTURED DEVICES THAT
REQUIRE ROUTINE MAINTENANCE FOR EFFICIENT OPERATION. REQUIRED ROUTINE MAINTENANCE ACTIONS SHALL BE CLEARLY STATED AND
INCORPORATED ON A READILY ACCESSIBLE LABEL. THE LABEL MAY BE LIMITED TO IDENTIFYING, BY TITLE AND/OR PUBLICATION NUMBER, THE
OPERATION AND MAINTENANCE MANUAL FOR THAT PARTICULAR MODEL AND TYPE OF FEATURE, MATERIAL, COMPONENT, OR
MANUFACTURED DEVICE.
21. AFTER INSTALLING WALL, CEILING, OR FLOOR INSULATION, THE INSTALLER SHALL MAKE AVAILABLE TO THE ENFORCEMENT AGENCY OR
POST IN A CONSPICUOUS LOCATION IN THE BUILDING A CERTIFICATE SIGNED BY THE INSTALLER STATING THAT THE INSTALLATION IS
CONSISTENT WITH THE PLANS AND SPECIFICATIONS FOR WHICH THE BUILDING PERMIT WAS ISSUED. THE CERTIFICATE SHALL ALSO STATE
THE MANUFACTURER'S NAME AND MATERIAL IDENTIFICATION, THE INSTALLED R-VALUE, AND (IN APPLICATIONS OF LOOSE FILL INSULATION)
THE MINIMUM INSTALLED WEIGHT PER SQUARE FOOT CONSISTENT WITH THE MANUFACTURER'S LABELED INSTALLED DESIGN DENSITY FOR
THE DESIRED R-VALUE.
22. INSPECTOR TO REVIEW AND APPROVE UNDERGROUND ELEC. SERVICE PRIOR TO CONCRETE PLACEMENT.
23. ISSUANCE OF A BUILDING PERMIT DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS
AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY
ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.
24. GENERAL CONTRACTOR, CONTRACTORS, SUB-CONTRACTORS AND BUILDERS TO COORDINATE ALL ENGINEERING AND MECHANICAL
DRAWINGS WITH ARCHITECTURAL DRAWINGS BEFORE PROCEEDING WITH WORK. IF DISCREPANCIES ARE APPARENTLY OBSERVED OR
INFORMATION APPARENTLY IS THOUGHT TO BE MISSING, NOTIFY ARCHITECT WITHIN 24 HOURS WITH SKETCH, DRAWING, PDF, PHOTOCOPIES
WITH LEGIBLE HAND WRITTEN NOTES AND/OR WRITING (FAX, EMAIL OR CORRESPONDENCE). IF CONFLICT WITH EXISTING CONDITIONS,
PROVIDE DOCUMENTATION (PHOTOS, SKETCHES, DWGS) OF EXISTING CONDITIONS AND SUGGEST PROPOSAL(S) FOR SOLUTION (SKETCH,
DRAWING, AND/OR WRITING).
REVISION
DATE
SCALE: AS SHOWN
DRAWING NO:
DRAW BY: T.B
JOB NO:
STAMP:
ID BY
DATE:
01 PLAN CHECK
A.03ADDITION AND REMODEL222 University Ave, Los Gatos, CA 95030#335GENERAL NOTES07/08/24
07/08/24
LEGEND
EXISTING COSTRUCTION
TO BE COVERTED
EXISTING COSTRUCTION
TO BE REMAINED
3
2
1
1'
A B C 50' - 6"14' - 0"3' - 3"3' - 9"10' - 7"3' - 10"18' - 2 1/2"8' - 3"7' - 1"9' - 3 1/2"7' - 8"50' - 6"35' - 5"
15' - 1"
17' - 10"2' - 6"0' - 9"
2' - 4"
17' - 2"11' - 2 1/2"3' - 2"4' - 0"21' - 0"14' - 5"7' - 8"36' - 10"6' - 0"4' - 0"
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)(E)(E)(E)
(E)
(E)(E)
(E)3' - 8"8' - 0"5' - 0"(E) KITCHEN 1 + LIVING
(E) BATH 3
(E) BEDROOM 3
(E) KITCHEN 3
(E) LIVING ROOM 3
(E) LIVING ROOM 2
(E) BEDROOM
(E) BATH 2
(E) BEDROOM 1
(E) KITCHEN 2
(E) DINING
(E) CLOSET
(E) CLOSET
(E) BATH 4
(E) BATH 1
(E)
(E)
(E)
3
2
1
A B C2" / 12"8" / 12"8" / 12"2" / 12"
4" / 12"4" / 12"4" / 12"4" / 12"1/2" / 12"21' - 0"14' - 5"
35' - 5"50' - 6"7' - 8"42' - 10"1" / 12"REVISION
DATE
SCALE: AS SHOWN
DRAWING NO:
DRAW BY: T.B
JOB NO:
STAMP:
ID BY
DATE:
01 PLAN CHECK
A.10ADDITION AND REMODEL222 University Ave, Los Gatos, CA 95030#335EXISTING FLOOR PLANS07/08/24
07/08/24
1/4" = 1'-0"
EXISTING FLOOR PLAN1
1/4" = 1'-0"
EXISTING ROOF PLAN2
(E)1ST F.F
0' -0"
(E) CEILING HEIGHT
8' -0"
(E) GRADE
-1' -0"
(E) BUILDING HEIGHT
16' -0"
(E)(E)(E)(E)
(E) ROOF(E) ROOF
2 " / 1 2 "
8 " / 1 2 "8" / 12"4" / 12"4" / 12"
(E)
50' - 6"1' - 0"8' - 0"8' - 0"(E) SIDING WALL
TO BE REPLACED
(E)1ST F.F
0' -0"
(E) CEILING HEIGHT
8' -0"
(E) GRADE
-1' -0"
(E) BUILDING HEIGHT
16' -0"
(E)(E)
(E) ROOF
8' - 0"8' - 0"(E)(E)(E)8" / 12"2" / 12"4" / 12"4 " / 1 2 "
15' - 0"17' - 10"
32' - 10"
(E) SIDING WALL
TO BE REPLACED
(E)
(E)1ST F.F
0' -0"
(E) CEILING HEIGHT
8' -0"
(E) GRADE
-1' -0"
(E) BUILDING HEIGHT
16' -0"4" / 12"8" / 12"8' - 0"8' - 0"1' - 0"(E)
35' - 5"
(E) ROOF
(E) ROOF
(E) SIDING WALL
TO BE REPLACED
(E)
14' - 0"
(E)
3' - 3"
(E)
14' - 4"
(E)
3' - 10"
(E)
4' - 0"
(E)1ST F.F
0' -0"
(E) CEILING HEIGHT
8' -0"
(E) GRADE
-1' -0"
(E) BUILDING HEIGHT
16' -0"
8 " / 1 2 "8" / 12"
2" / 12"4" / 12"40' - 10"7' - 8"
48' - 6"4' - 10"1' - 10"4' - 8"2' - 0"1' - 0"8' - 0"8' - 0"(E) ROOF
(E) SIDING WALL
TO BE REPLACED
(E)(E)(E)(E)
REVISION
DATE
SCALE: AS SHOWN
DRAWING NO:
DRAW BY: T.B
JOB NO:
STAMP:
ID BY
DATE:
01 PLAN CHECK
A.11ADDITION AND REMODEL222 University Ave, Los Gatos, CA 95030#335EXISTING ROOF PLAN &ELEVATIONS07/08/24
07/08/24
1/4" = 1'-0"
(E) LEFT ELEVATION4
1/4" = 1'-0"
(E) REAR ELEVATION21/4" = 1'-0"
(E) FRONT ELEVATION1
1/4" = 1'-0"
(E) RIGHT ELEVATION3
3
2
1
1'
A B C
5
A.13
7
A.13
2' - 6"0' - 6"8' - 0"0' - 6"2' - 5"3' - 5"3' - 8"1' - 9"0' - 8"5' - 0"0' - 8"2' - 6"3' - 10"
22' - 9"
(E)
12' - 8"18' - 2 1/2"8' - 3"7' - 1"(E)9' - 3 1/2"(E)7' - 8"0' - 11"5' - 0"5' - 10"4' - 0"2' - 0"(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
A
A
A.13 2 A.134(E)50' - 6"A.13
1
A.13
3
REF.
6
A.13 (E)7' - 8"(E)3' - 8"(E)8' - 0"(E)25' - 2"(E)6' - 0"(E)(E)
3' - 0"
2' - 4"
1
6
A.14
(N) LIVING 1
(N) KITCHEN 1
1
DW.
1
D1
(E)
8' - 10"
EW1
2
(E)
(E)
(E)
(E) BATH 3
(E) BEDROOM 3
(E) KITCHEN 3
(E) LIVING ROOM 3
(E) LIVING ROOM 2
(E) BEDROOM
(E) BATH 2
(E) BEDROOM 1
(E) KITCHEN 2
(E) DINING
(E) CLOSET
(E) CLOSET
(E) BATH 4
(E)
(E)
(E)
(E)
D2
1
222 SF
(E) BATH 1
0' - 10"5' - 0"0' - 8"2' - 1"3' - 0"3' - 0"3' - 0"5' - 2"3' - 0 1/2"-
---1' - 0"3' - 0"3' - 0"1' - 0"FLOOR NOTES
1. VERIFY ALL APPLIANCE EQUIPMENT AND FIXTURE DIMENSIONS AND INSTALLATION REQUIREMENTS PRIOR TO CASEWORK FABRICATION INSTALLATION.
2. FINISH END WALLS OF CABINETS FLANKING OPENING TO MATCH CABINET FACE. PRIME & PAINT EXPOSED GYP. BD. WALL TO MATCH WALLS.INSTALL MATCHING BASE BD.
3. EXTEND FLOORING UNDER APPLIANCES RESTING ON FLOOR.
4. SHOWER COMPARTMENTS AND WALLS ABOVE BATH TUBS WITH INSTALLED SHOWER HEADS SHALL BE FINISHED WITH A SMOOTH, NON-ABSORBENT SURFACE TO A HEIGHT NOT
LESS THAN 70 INCHES ABOVE THE DRAIN INLET.
5. OFFSET ALL IMMEDIATELY ADJACENT DOOR OPENINGS 4" FROM PERPENDICULAR WALL, UNO.
6. CEILING HEIGHTS INDICATED ARE MEASURED FROM FINISH FLOOR TO BOTTOM OF CEILING FINISH
7. SMOKE DETECTORS WILL BE PROVIDED PER CHAPTER 3 CRC. THE SMOKE DETECTOR WILL BE HARD WIRED WITH BATTERY BACK-UP AND LOCATED (1) IN EACH BEDROOM,
HALLWAYS OUTSIDE BEDROOMS, AND ON EACH STORY. SMOKE DETECTOR ALARM SOUND MUST BE AUDIBLE IN SLEEPING AREAS WHICH MAY REQUIRE INTERCONNECTED SMOKE
DETECTORS WITHIN THE UNIT. SEE UTILITY PLANS FOR LOCATIONS. INSTALL AND LOCATE PER MFGR. LISTED REQUIREMENTS.
8. PROVIDE CARBON MONOXIDE DETECTOR ALARMS ON CEILINGS OR WALLS OUTSIDE SLEEPING ROOMS PER CHAPTER 3 CRC.
9. ALL NEW WINDOWS TO BE DUAL PANES TO MEET CURRENT ENERGY STANDARD REQUIREMENTS.
10. USE 2x8 STUDS FOR PLUMBING WALL IF NECESSARY.
11. PROVIDE BACKING FOR ALL ACCESSORIES, FIXTURES AND WINDOW COVERINGS.
12. PROVIDE TWO LAYERS OF GRADE D OR 60-MINUTE GRADE D PAPER OVER ALL WOOD BASE SHEATHING AT EXTERIOR WALLS.
13. A MINIMUM 26 GAUGE, CORROSION RESISTANT OR PLASTIC WEEP SCREED WITH A MINIMUM VERTICAL FLANGE OF 3½ INCHES SHALL BE PROVIDED AT OR BELOW FOUNDATION
PLATE LINE ON EXTERIOR STUD WALLS. SCREED SHALL BE A MINIMUM OF 4 INCHES ABOVE EARTH OR 2 INCHES ABOVE PAVED AREAS. (CRC R703.7.2.1)
14. PROVIDE GFI PROTECTION TO ALL 120 VOLT, 15 AND 20 AMP RECEPTACLES INSTALLED AT OUTDOORS, IN BATHROOM, AT COUNTER TOP SURFACES AND GARAGES. (CEC2108(a)).
15. PROVIDE GFCI RECEPTACLES AT BATHROOMS, KITCHEN COUNTERTOP SURFACES,LAUNDRY /WET BAR AREA WITHIN 6FT FROM EDGE OF THE SINKS (CEC 210-8)
NOTE:FACTORY -BUILT FIREPLACES CHIMNEYS AND ALL OTHER COMPONENTSSHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER
INSTRUCTIONS
WALL LEGEND
(N) EXTERIOR WALL
(N) INTERIOR WALL
(E) EXISTING COSTRUCTION TO
BE REMAINED
EXISTING FOUNDATION
VENT
NEW FOUNDATION VENTDVDV
CRAWSPACE VENTILATION
( UPGRADE IF NEED)
FLOOR AREA 1575 SF
1575/150 = 10.5 SQ.FT. OPEN VENTILATION AREA ( 10.5 X 144 = 1512 SQ.IN)
USE 16X6 VENT (NFA 95 SQ.IN) , NEED 16 UNITS
VENTS SHALL BE WITHIN 3FT OF BLDG. CORNER & 1/8" WIRED MESH WEEP
SCREED 4" ABOVE GRADE OR 2" ABOVE PAVED AREA (TYP.)
ADDITIONAL NOTES:
1. CONTRACTOR TO VERIFY ALL ROUGH OPENING SIZES WITH DOOR MANUFACTURER PRIOR TO PLACING ORDER.
2. CONTRACTOR TO VERIFY SWING DIRECTIONS WITH FLOOR PLANS PRIOR TO PLACING ORDER.
3. NFRC LABELS MUST REMAIN ATTACHED TO THE GLAZING UNTIL AFTER FINAL
INSPECTION IS COMPLETED.
ADDITIONAL NOTES:
1. WINDOW AND DOOR SIZES ARE NOMINAL. VERIFY ROUGH OPENING SIZE WITH MANUFACTURER.
2. EGRESS MINIMUM NET CLEAR HEIGHT SHALL BE 24 INCHES, MINIMUM NET CLEAR WIDTH SHALL BE 20 INCHES, AND HAVE THE
BOTTOM OF THE CLEAR OPENING NOT MORE THAN 44 INCHES ABOVE THE FLOOR.
3. PROVIDE TEMPERED GLASS AT AREAS OF GLASS WITHIN 18" OF FINISH FLOOR AND ALL SKYLIGHTS.
4. NFRC LABELS MUST REMAIN ATTACHED TO THE GLAZING UNTIL AFTER INSULATION INSPECTION IS COMPLETED.
5. CONTRACTOR TO VERIFY ALL ROUGH OPENING SIZES WITH WINDOW MANUFACTURER PRIOR TO PLACING ORDER.
6. RESIDENTIAL WINDOWS AND DOORS MUST MEET THE FOLLOWING CODE REQUIREMENTS
A. TESTED AND LABELED TO COMPLY WITH THE AAMA STANDARDS PER CRC, SEC. 609.3
B. SAFETY GLAZING TESTING AND LABELING PER CRC, SECTIONS 308.1 & 308.4
C. ENERGY TESTING AND CERTIFICATION PER CENC, SEC. 110.6
7. MAXIMUM GLAZING U-FACTOR :
MAXIMUM GLAZING SHGC :
2"
XX
XX
XX
XX
DOOR TYPE
WINDOW TYPE
WALL TYPE
KEY NOTE
FLOOR DEPRESSION
LEGEND FLOOR PLAN KEYNOTE
1 TEMPERED GLASS
2 (N) LANDING 1 1/2" BELOW THRESHOLD.MINIMUM 36" IN DEPTH.MIN. 2% SLOPE AWAY FROM BUILDING.
3
2
1
1'
A B C1" / 12"(E) ROOF
(E) ROOF
(E) ROOF
(E) ROOF
(E) ROOF
(E) ROOF (E) ROOF (E) ROOF
4" / 12"4" / 12"4" / 12"1/2" / 12"2" / 12"8" / 12"8" / 12"2" / 12"REVISION
DATE
SCALE: AS SHOWN
DRAWING NO:
DRAW BY: T.B
JOB NO:
STAMP:
ID BY
DATE:
01 PLAN CHECK
A.12ADDITION AND REMODEL222 University Ave, Los Gatos, CA 95030#335PROPOSED FLOOR PLAN07/08/24
07/08/24
1/4" = 1'-0"
PROPOSED FLOOR PLAN1
DOOR SCHEDULE
NUMBER WIDTH x HEIGHT WALL STUD INT / EXT COUNT DESCRIPTION
D1 5' - 0" x 6' - 8"0' - 6"EXT.1 2- PANEL BIFOLD DOOR, TEMPERED GLASS. THE GLAZING SHALL BE SAFETY GLAZING
PER R308.4 CRC.
D2 8' - 0" x 6' - 8"0' - 6"EXT.1 3 - PANEL BIFOLD DOOR, TEMPERED GLASS. THE GLAZING SHALL BE SAFETY GLAZING
PER R308.4 CRC.
WINDOW SCHEDULE
NUMBER WIDTH x HEIGHT HEAD HEIGHT COUNT DESCRIPTION
A 5' - 0" x 4' - 0"6' - 8"2 SLIDING WINDOW, LOW - E GLASS PANEL
1/8" = 1'-0"
PROPOSED ROOF PLAN2
1
1
1
5'-0"
sliding door
move couch
to the wall
ELEVATION KEYNOTE LEGEND
(N) WOOD SIDING WALL 3
4
5 (N) 2 1/2" WOOD MOLDING TRIM FOR ALL WINDOWS
(N) LANDING. 1 1/2" BELOW THRESHOLD.MINIMUM 36" IN
DEPTH.MIN. 2% SLOPE AWAY FROM BUILDING.
(E) ROOF1
(E) FASCIA & TRIMMING PAINT2
6 (N) TEMPERED GLASS
1
1
ELEVATION & SECTION NOTES
1. PROVIDE FIRE BLOCKING IN CONCEALED SPACES 10' O.C. HORIZONTAL, VERTICALLY
AT THE CEILING AND FLOOR LEVELS, CONNECTIONS BETWEEN HORIZONTAL AND
VERTICAL SPACES, CONCEALED SPACES BETWEEN STAIR AND LANDING, OPENINGS
AROUND VENTS, PIPES, DUCTS, CABLES, WIRES, CHIMNEYS AND FIREPLACES, CRC
R302.11.
2. ALL WOOD FRAMING MEMBERS THAT REST ON CONCRETE OR MASONRY EXTERIOR
FOUNDATION WALLS AND ARE LESS THAN 8" TO THE EXPOSED GROUND SHALL BE
PRESSURE TREATED OR NATURALLY DURABLE TO DECAY, CRC R317.2(2).
3. ALL WALLS TO BE SMOOTH FINISH U.N.O.
4. CONTRACTOR TO INCLUDE ALL FINISH AND COLOR SPECIFIED BY OWNER AND
INTERIOR DESIGNER.
5. CONTRACTOR TO VERIFY W/ OWNER'S INTERIOR DESIGNER FOR MATERIAL
SELECTION AND COLOR PRIOR TO FINAL PRICING AND CONSTRUCTION.
6. MIN. 3/8" CDX PLYWOOD THROUGH-OUT @ OUTSIDE FACE OF WALL
7. CONTRACTOR TO INCLUDE INSULATION OF CLOSET ORGANIZER. (SELECTED BY
OWNER)
8. CONTRACTOR TO VERIFY ALL OWNER'S APPLIANCE MANUAL SPEC. PRIOR TO
CONSTRUCTION.
9. DESIGN BUILT CABINET TO FIT
10. ALL INTERIOR, DOOR, WINDOW SIDE, HEAD AND SILL TO BE MOLDING
11. EXTERIOR CONCRETE LANDING TO COMPLY 2022 CRC R311.3
A.THERE SHALL BE A LANDING OR FLOOR ON EACH SIDE OF EACH EXTERIOR DOOR.
THE WIDTH OF EACH LANDING SHALL BE NOT LESS THAN THE DOOR SERVED. EVERY
LANDING SHALL HAVE A DIMENSION OF NOT LESS THAN 36 INCHES MEASURED IN THE
DIRECTION OF TRAVEL. THE SLOPE AT EXTERIOR LANDINGS SHALL NOT EXCEED 1/4 UNIT
VERTICAL IN 12 UNITS HORIZONTAL (2 PERCENT).
B.LANDINGS AT THE REQUIRED DOOR SHALL NOT MORE THAN 1 1/2 INCHES LOWER
THAN THE TOP OF THE THRESHOLD. EXCEPTION: THE LANDING SHALL BE NOT MORE THAN
7 3/4 INCHES BELOW THE TOP OF THE THRESHOLD PROVIDED THE DOOR DOES NOT
SWING OVER THE LANDING
12. GROUND ADJACENT TO THE FOUNDATION SHALL FALL A MINIMUN OF 8 INCHES
WITHIN THE FIRST 10 FEET MEASURE PERPENDICULAR TO THE FACE OF THE FOUNDATION
WALL. (CRC R401.3)
(E)1ST F.F
0' -0"
(E) CEILING HEIGHT
8' -0"
(E) GRADE
-1' -0"
(E) BUILDING HEIGHT
16' -0"
A B C
3' - 0"
(E)
8' - 0"3' - 0"8' - 9"0' - 5"5' - 6"0' - 5"2' - 6"3' - 10"
(E)
4' - 0"
22' - 9"8' - 10"3' - 10"
35' - 5"
(E)
(E) ROOF
(E) ROOF
0' - 10 1/2"8' - 0"8' - 0"1' - 0"1
1
3
4
5
6
D1(E)D2
6' - 8"(E)1ST F.F
0' -0"
(E) CEILING HEIGHT
8' -0"
(E) GRADE
-1' -0"
(E) BUILDING HEIGHT
16' -0"
3 2 11'
(E) ROOF
7' - 8"
(E)
36' - 10"
(E)
6' - 0"
(E)
50' - 6"
(E) ROOF
(E)(E)(E)(E)8' - 0"8' - 0"1' - 0"1
2 3
3
4
(E)1ST F.F
0' -0"
(E) CEILING HEIGHT
8' -0"
(E) GRADE
-1' -0"
(E) BUILDING HEIGHT
16' -0"
ABC
(E)
(E)
(E)(E)
(E)
(E)
(E)
21' - 0"
(E)
14' - 5"
(E)
4' - 0"
(E)
35' - 5"
(E) ROOF
(E) ROOF
1' - 0"8' - 0"8' - 0"3
1
1
(E)1ST F.F
0' -0"
(E) CEILING HEIGHT
8' -0"
(E) GRADE
-1' -0"
(E) BUILDING HEIGHT
16' -0"
32
1 1'
(E) ROOF
A
(E)
(E)(E)
(E)
50' - 6"4' - 0"2' - 8"6' - 8"(E)
6' - 0"
(E)
25' - 2"
(E)
8' - 0"
(E)
3' - 8"
(E)
7' - 8"
6' - 0"5' - 10"5' - 0"8' - 0"8' - 0"1' - 0"3
1
2
5
6
4
(E)
(E)1ST F.F
0' -0"
(E) CEILING HEIGHT
8' -0"
(E) GRADE
-1' -0"
ABC
(E)
35' - 5"
(E)
21' - 0"
(E)
14' - 5"
2' - 11"8' - 0"6' - 9"2' - 1"3' - 5"5' - 4"3' - 0"3' - 10"
(E)
A
BB
E
F
H
D1 D2
6' - 8"3' - 0"2' - 6"1' - 6"(E)0' - 5"(E)1ST F.F
0' -0"
(E) CEILING HEIGHT
8' -0"
(E) GRADE
-1' -0"
1 1'
17' - 8 1/2"
(E)
6' - 0"
(E)
11' - 8 1/2"
A
(E) ROOF
1' - 6"B
H
J1
KITCHEN
H1
OVEN REF.
D1
(E)1ST F.F
0' -0"
(E) CEILING HEIGHT
8' -0"
(E) GRADE
-1' -0"
(E) BUILDING HEIGHT
16' -0"
B C 4' - 0"2' - 8"(E)
4' - 0"
(E)
17' - 8"
(E)
14' - 5"
A
(E) ROOF
1' - 6"(E)
H
B E
F
(N) KITCHEN (N) LIVING
3' - 0"3' - 0"2' - 1"7' - 0"SETION KEYNOTE LEGEND
(E) 2x RIDGE BOARD PER STRUCTA
(E) 2x ROOF RAFTER PER STRUCTB
D
C
(E) 2x STUD WALL PER STRUCT
F (E) WALL INSULATION PER T-24
(E) RAISED FLOOR SYSTEM & INSULATION, SEE STRUCT
(E) 2x CEILING JOISTS PER STRUCT, INSULATION PER T-24
E
G (E) ATTIC INSULATION PER T-24
H (E) FLOOR INSULATION PER T-24
I (E) FOUNDATION VENT
(N) 2x STUD WALL PER STRUCTE1
(N) WALL INSULATION PER T-24F1
H1 (N) FLOOR INSULATION PER T-24
J (E) FOOTING PER STRUCT.
I1 (N) FOUNDATION , SEE STRUCT.
J1 (N) CONCRETE LANDING
REVISION
DATE
SCALE: AS SHOWN
DRAWING NO:
DRAW BY: T.B
JOB NO:
STAMP:
ID BY
DATE:
01 PLAN CHECK
A.13ADDITION AND REMODEL222 University Ave, Los Gatos, CA 95030#335PROPOSED ELEVATIONS/SECTIONS07/08/24
07/08/24
1/4" = 1'-0"
(N) FRONT ELEVATION1
1/4" = 1'-0"
(N) LEFT ELEVATION2
1/4" = 1'-0"
(N) REAR ELEVATION3
1/4" = 1'-0"
(N) RIGHT ELEVATION4
1/4" = 1'-0"
SECTION 15 1/4" = 1'-0"
SECTION 26
1/4" = 1'-0"
SECTION 37
1'
B
DW.
REF.1' - 2 1/2"2' - 0"1' - 9"3' - 9"2' - 6"1
2
SINK
DOOR HEAD/JAM 7
DOOR JAM AT EXT. WALL 6
WINDOW HEAD -STUCCO 5
WINDOW JAM - STUCCO 1
WINDOW SILL 2
WINDOW SILL -STUCCO -TRIM 3
WINDOW SILL -SHOWER 4
N/A
N/A
N/A
N/A
N/A N/A
N/A
ROOM
LIVING ROOM
KITCHEN
FLOOR
WOOD
WOOD
BASE
WOOD
WALL MATERIAL
1/2 " GYP. BD.
1/2 " GYP. BD.
WALL FIN.
1,3
1,3
ROOM FINISH SCHEDULE
WOOD
BUILDING DEPT. NOTES:
1. GYPSUM BOARD SHALL NOT BE USED WHERE THERE WILL BE DIRECT EXPOSURE TO WATER, OR IN AREAS SUBJECT TO CONTINUOUS HIGH HUMIDITY. CRC
R702.3.7.1.
2. ALL DOORS & WINDOWS SHALL MEET CITY'S SECURITY ORDINANCE.
3. CONCRETE SLAB AND UNDER FLOOR INSPECTIONS SHALL BE MADE AFTER IN-SLAB OR UNDER-FLOOR REINFORCING STEEL AND BUILDING SERVICE
EQUIPMENT, CONDUITS, PIPING OR OTHER ANCILLARY BUILDING TRADE PRODUCTS OR EQUIPMENT ARE INSTALLED, BUT BEFORE ANY CONCRETE IS PLACED
OR FLOOR SHEATHING IS INSTALLED, INCLUDING THE SUBFLOOR R109.1.1.1.
4. ROUGH INSPECTION OF PLUMBING, MECHANICAL, GAS AND ELECTRICAL SYSTEMS SHALL BE MADE PRIOR TO COVERING OR CONCEALMENT, BEFORE
FIXTURES OR APPLIANCES ARE SET OR INSTALLED, AND PRIOR TO FRAMING INSPECTION R109.1.2.
5. FIRE SPRINKLER PLANS STAMPED APPROVED BY THE CITY'S FIRE DEPARTMENT SHALL BE PROVIDED AT THE SITE AT TIME OF FRAMING INSPECTION.
6. WATER PIPING MATERIAL WITHIN A BUILDING SHALL BE IN ACCORDANCE WITH SEC 604.1 OF THE ALIFORNIA PLUMBING CODE. PEX, CPVC AND OTHER PLASTIC
WATER PIPING SYSTEM SHALL BE INSTALLED IN ACCORDANCE WITH THE REQUIREMENTS OF SEC 604 OF THE CPC, INSTALLATION STANDARDS OF APPENDIX 1
OF THE CPC AND MANUFACTURERS RECOMMENDED INSTALLATION
STANDARDS. CPVC WATER PIPING REQUIRESA CERTIFICATION OF COMPLIANCE AS SPECIFIED IN SEC 604.4.1.1 OF THE CPC PRIOR TO PERMIT ISSUANCE.
(E)1ST F.F
0' -0"
B
DW.
1' - 1"1' - 0"
3' - 0"1' - 10"1' - 2"2' - 1"
8' - 1"2' - 0"2' - 0"3' - 0"7' - 0"(E)1ST F.F
0' -0"
1'5' - 0"2' - 0"0' - 6"1' - 2 1/2"2' - 0"3' - 6"2' - 0"2' - 6"
OVEN
SINK
11' - 2 1/2"3' - 0"2' - 0"2' - 0"DW.7' - 0"REVISION
DATE
SCALE: AS SHOWN
DRAWING NO:
DRAW BY: T.B
JOB NO:
STAMP:
ID BY
DATE:
01 PLAN CHECK
A.14ADDITION AND REMODEL222 University Ave, Los Gatos, CA 95030#335ROOM FINISH &ARCHITECTURAL DETAILS07/08/24
07/08/24
1/2" = 1'-0"
PROPOSED KITCHEN PLAN6
1/2" = 1'-0"
ELEVATION 13 1/2" = 1'-0"
ELEVATION 24
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