Attachment 7 - Development PlansABBREVIATIONS
&AND
@ AT
A.B.ANCHOR BOLT
A.C.AIR CONDITIONING
ACOUST. ACOUSTICAL
A.C.T. ACOUSTICAL CEILING TILE
A.D.AREA DRAIN
A.F.F. ABOVE FINISHED FLOOR
ALUM. ALUMINUM
ARCH. ARCHITECT OR ARCHITECTURAL
BLKG. BLOCKING
B.P.BUILDING PAPER
B.O.BOTTOM OF
CAB.CABINET
CATV CABLE TELEVISION
C.C.CENTER TO CENTER
C.I.P.CAST-IN-PLACE
C.J.CONTROL JOINT
C.L.CENTER LINE
CLG.CEILING
CLR.CLEAR
C.O.CLEAN OUT
CONC. CONCRETE
DEMO. DEMOLITION OR DEMOLISH
DEPT. DEPARTMENT
DIA.DIAMETER
DIM.DIMENSION
D.W.DISHWASHER
DWG(S). DRAWING(S)
(E)EXISTING
EA.EACH
E.B.EXPANSION BOLT
ELEC. ELECTRICAL
ELEV. ELEVATION
E.O.S. EDGE OF SLAB
EQ.EQUAL
SPEC. SPECIFICATION (S)
SQ.SQUARE
S.T.C. SOUND TRANSMISSION COEFFICIENT
STD.STANDARD(S)
STL.STEEL
TB.TOWEL BAR
T.B.D. TO BE DETERMINED
T & G TONGUE AND GROOVE
THR.THRESHOLD
T.O.TOP OF
T.O.B. TOP OF BEAM
T.O.P. TOP OF PAVING
T.O.S. TOP OF SLAB
T.O.STL. TOP OF STEEL
T.V.TELEVISION
TYP.TYPICAL
V.B.VAPOR BARRIER
VERT. VERTICAL
V.I.F.VERIFY IN FIELD
W/WITH
W.C.WATER CLOSET
WD.WOOD
W/D WASHER/DRYER
WH.WATER HEATER
W/O WITHOUT
WP.WATERPROOF / WEATHERPROOF
WT.WEIGHT
YD.YARD
H.B.HOSE BIB
H.D.HOLD DOWN
HT.HEIGHT
HTG.HEATING
HVAC HEATING, VENTILATION & AIR CONDITIONING
H.W.HOT WATER
IN.INCH(ES)
LAV.LAVATORY
LBS.POUNDS
L.F.LINEAR FOOT
L.V.T. LUXURY VINYL TILE
F.A.U. FORCED AIR UNIT
F.C.U. FAN COIL UNIT
F.D.FLOOR DRAIN
F.F.FINISH FLOOR
FIN.FINISH OR FINISHED
FLR.FLOOR
FT.FOOT / FEET
FTG.FOOTING
G.GAS
GA.GAUGE
G.C.GENERAL CONTRATOR
GFCI GROUND FAULT CIRCUIT INTERRUPTER
G.L.GRIDLINE
G.W.B. GYPSUM WALL BOARD
GYP.GYPSUM
MACH. MACHINE
MANUF. MANUFACTURER
MAX. MAXIMUM
M.B.MACHINE BOLT
MDF MEDIUM DENSITY FIBERBOARD
M.E.P. MECHANICAL/ELECTRICAL/PLUMBING
MEMB. MEMBRANE
MIN.MINIMUM
MIR.MIRROR
MISC. MISCELLANEOUS
MTL.METAL
MW.MICROWAVE
(N)NEW
N/A NOT APPLICABLE
O/OVER
O.C.ON CENTER
PLYWD. PLYWOOD
PLUMB. PLUMBING
P.S.F. POUNDS PER SQUARE FOOT
P.S.I.POUNDS PER SQUARE INCH
P.T.PRESSURE TREATED
P.V.C. POLY VINYL CHLORIDE PIPE
R.C.P. REFLECTED CEILING PLAN
REQ'D REQUIRED
RET.RETAIN / RETAINING
REV.REVISION
S.C.SOLID CORE
SIM.SIMILAR
DRAWING INDEXSYMBOLS
ROOM NAME
101
Name
Elevation
1
1
A101
A
A
A
A
A101
1
1
A1.01
88
1
A1.01
ROOM NAME & NUMBER
WINDOW NUMBER
DOOR NUMBER
ELEV. HT. REFERENCE
NORTH ARROW
MATERIAL TAG
REVISION
INTERIOR ELEVATION
DETAIL REFERENCE
ELEVATION REFERENCE
SECTION REFERENCE
ASSEMBLY TYPE REFERENCE
DETAIL CALLOUT
PROJECT NORTH
TRUE NORTH
999
A101
1 SIM
XX-00
ROOM NUMBER
DOOR NUMBER (SEQUENTIAL)
SITE INFORMATION
ADDRESS:245 LOS GATOS BLVD, LOS GATOS, CA 95030
APN:529 24 024
CLIMATE ZONE:3
SEISMIC DESIGN CATEGORY: (D0, D1, D2)
MINOR RESIDENTIAL APPLICATION: MR-25-011
SCOPE OF WORK:
1ST FLOOR
REMODEL AND SIDE ADDITION OF AN EXISTING SINGLE FAMILY DWELLING
INCLUDING BATHROOM, KITCHEN, AND ASSOCIATE PLUMBING AND ELECTRICAL
WORKS.
PROJECT DATA
ZONING DATA
YEAR BUILT:1924
ASSESSOR'S PARCEL NUMBER (BLOCK/LOT): 24
PLANNING DISTRICT:
NEIGHBORHOOD (PLANNING):
ZONE:R1-D
HEIGHT & BULK:
APPLICABLE CODES:
2022 CALIFORNIA BUILDING CODE
2022 CALIFORNIA RESIDENTIAL CODE
2022 CALIFORNIA PLUMBING CODE
2022 CALIFORNIA MECHANICAL CODE
2022 CALIFORNIA ELECTRICAL CODE
2022 CALIFORNIA FIRE CODE
NATIONAL FIRE PROTECTION ASSOCIATION (BOOKLET 101)
CALIFORNIA ENERGY COMMISSION TITLE 24
2022 CALIFORNIA GREEN BUILDINGS STANDARDS CODE
ALL OTHER APPLICABLE CITY AND COUNTY LAWS AND ORDINANCES
PARCEL AREA CALCULATIONS
PARCEL AREA:7,000 SQ.FT (0.16 ACRES)
GROSS FLOOR AREA:
TOTAL 1ST FLOOR AREA 1,883 SF
ALLOWABLE F.A.R. .35 - (7,000-5/25 X.20) = .33
PROPOSED F.A.R..33 X 7,000 = 2,310
MAX ROOF HEIGHT 30'-0"
EXISTING HEIGHT 24'-7"
MAX ALLOWABLE AREA 2,338 SF
MAX ALLOWABLE AREA GARAGE 661 SF
BUILDING DATA
OCCUPANCY:R-3 (SINGLE FAMILY DWELLING)
CONSTRUCTION TYPE:V-B
FIRE SPRINKLERS:NO
(E) SQ. FT.:1,748 SF
PROPOSED SQ. FT.:1,883 SF
(E) DETACHED GARAGE 421 SF
VICINITY MAP
PROJECT
LOCATION
ARCHITECT:
DWELLING LAB
NEIL GINTY
21 EL CAMINITO
WALNUT CREEK, CA 94598
CONTACT:
PHONE: (312) 952-9680
EMAIL:design@dwelling-lab.com
WEBSITE dwelling-lab.com
OWNERS:
MONIQUE PHAM
CONTACT:
PHONE:
PROJECT DIRECTORY
1. DIMENSIONS ARE AS FOLLOWS, UNLESS OTHERWISE NOTED :
A) TO FACE OF FINISH
B) TO CENTER OF DOORS AND OTHER OPENINGS
C) TO TOP OF FINISHED FLOORS
D) TO BOTTOM OF FINISH AT CEILINGS
E) TO OUTSIDE FACE OF FINISHED MILLWORK
F) TO FINISHED WINDOW FRAME. SEE WINDOW DETAILS.
2. DIMENSIONS SHOWN AS V.I.F. SHALL BE VERIFIED BY THE CONTRACTOR
IN THE FIELD. CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY
DISCREPANCIES IN DIMENSIONS PRIOR TO PROCEEDING WITH THE
WORK IN THAT AREA.
3. DIMENSIONS MARKED "CLEAR" SHALL BE MAINTAINED AND SHALL ALLOW
FOR THICKNESS OF FINISHES INCLUDING CERAMIC TILE, VCT, ETC.
DIMENSIONS MARKED "CLEAR" ARE TO BE WITHIN 1/8" OF GIVEN
DIMENSION ALONG FULL HEIGHT/WIDTH/LENGTH OF SURFACES.
4. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS GOVERN PARTITION
LOCATIONS, DIMENSIONS AND TYPES. DOOR AND WINDOW LOCATIONS
SHALL BE AS SHOWN ON CONSTRUCTION PLAN. IN CASE OF CONFLICT,
NOTIFY ARCHITECT FOR WRITTEN CLARIFICATION PRIOR TO
PROCEEDING WITH CONSTRUCTION. CONSTRUCTION PLAN BY
ARCHITECT SUPERSEDES OTHER PLANS.
5. ANY GRAPHICAL ERRORS, APPARENT OR ASSUMED, SHOULD BE
CLARIFIED WITH AN RFI PRIOR TO CONSTRUCTION
DIMENSION NOTES
LOCATION AND DIMENSIONS OF PROPERTY LINES, (E) BUILDING OUTLINE, (E) LOCATIONS
OF SIDEWALK, DRIVEWAY AND UTILITIES ARE PER TOPOGRAPHIC SURVEY
SITE PLAN GENERAL NOTES 15'-0" FRONT YARD SETBACK5'-0" SIDE YARD SETBACK
5'-0". SIDE YARD SETBACK5' - 0"13' - 11"12' - 0"11' - 0"4' - 1"5' - 11 1/2"
31' - 3"
PROPERTY LINE
PROPERTY LINEPROPERTY LINEPROPERTY LINE20'-0" REAR YARD SETBACK444444COVERED PORH
(E) 1-STORY
SINGLE FAMILY DWELLING
(E) 1-STORY
SINGLE FAMILY DWELLING
(E) 1-STORY
SINGLE FAMILY DWELLING
(E) GARAGE
LOS GATOS BLVD 50' - 0"140' - 0"5' - 0"27' - 0"
ADDITION = 135 SQ.FT.
W/D W/D
Refrig.
UP
UP
W/D W/D
UPRefrig.(E) WALL TO BE REMOVED
(E) WALL TO REMAIN
(E) DOOR TO BE REMOVED
LEGEND -DEMOLITION
(E) AREA TO BE REMOVED (E) WINDOW TO BE REMOVED
(E) WINDOW TO REMAIN
(E) DOOR TO REMAIN
(E) ITEM TO BE REMOVED
1. GENERAL CONTRACTOR TO NOTIFY ARCHITECT
OF ANY DISCOVERY OF UNFORSEEN CONDITIONS
IN THE PROCESS OF DEMOLITION
2. (E) STRUCTURAL BEARING ELEMENTS TO REMAIN
U.O.N. GENERAL CONTRACTOR TO NOTIFY
ARCHITECT IF ANY BEARING COLUMNS ARE
FOUND IN PARTITIONS TO BE REMOVED THAT DO
NOT APPEAR IN PLANS.
3. DAMAGES WHICH OCCUR DURING DEMOLITION
AND/OR CONSTRUCTION SHALL BE THE GENERAL
CONTRACTOR'S RESPONSIBILITY AND EXPENSE
TO RESTORE/REPAIR TO ORIGINAL CONDITION.
4. IF ANY MATERIALS SUSPECTED OF CONTAINING
ASBESTOS OR ANY OTHER HAZARDOUS
MATERIALS ARE ENCOUNTERED, DO NOT
DISTURB THE MATERIALS. IMMEDIATELY NOTIFY
THE OWNER, OWNER'S
REP/LANDLORD/TENANT/CLIENT AND ARCHITECT.
DEMOLITION NOTES
32' - 1"15' - 6"15' - 4 1/8"14' - 5"
10' - 5"
3' - 8"4' - 9 1/8"4' - 9 1/8"9' - 11"12' - 8"11' - 10"3' - 6"13' - 4"19' - 4"9' - 10"8' - 9"20' - 10"2' - 3 7/8"3' - 5"1' - 7 5/8"4' - 2 13/16"
1' - 0"1' - 0"
40' - 10"20' - 1 7/8"7' - 10 1/8"13' - 9 1/8"44' - 8 7/8"15' - 4 1/2"LESS THAN 50% OF (E) EXTERIOR WALLS TO BE REMOVED
27' - 0"28' - 0"A3.00
A3.00
A3.001A3.00
5
7
3
11
A3.00
BEDROOM
BEDROOM
BEDROOM
KITCHEN
BATH
WIC
BATH
30' - 10"32' - 1"27' - 3"20' - 2"44' - 1"15' - 4"COVERED PORCH
13' - 7"15' - 6"5'-0". SIDE YARD SETBACK
A3.0118
10' - 5"6' - 4"14' - 9"14' - 9"BEDROOM
5' - 0"7' - 11"
DINING
FAMILY ROOM
1. DIMENSIONS ARE AS FOLLOWS, UNLESS OTHERWISE NOTED :
A) TO FACE OF FINISH
B) TO CENTER OF DOORS AND OTHER OPENINGS
C) TO TOP OF FINISHED FLOORS
D) TO BOTTOM OF FINISH AT CEILINGS
E) TO OUTSIDE FACE OF FINISHED MILLWORK
F) TO FINISHED WINDOW FRAME. SEE WINDOW DETAILS.
2. DIMENSIONS SHOWN AS V.I.F. SHALL BE VERIFIED BY THE CONTRACTOR
IN THE FIELD. CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY
DISCREPANCIES IN DIMENSIONS PRIOR TO PROCEEDING WITH THE
WORK IN THAT AREA.
3. DIMENSIONS MARKED "CLEAR" SHALL BE MAINTAINED AND SHALL ALLOW
FOR THICKNESS OF FINISHES INCLUDING CERAMIC TILE, VCT, ETC.
DIMENSIONS MARKED "CLEAR" ARE TO BE WITHIN 1/8" OF GIVEN
DIMENSION ALONG FULL HEIGHT/WIDTH/LENGTH OF SURFACES.
4. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS GOVERN PARTITION
LOCATIONS, DIMENSIONS AND TYPES. DOOR AND WINDOW LOCATIONS
SHALL BE AS SHOWN ON CONSTRUCTION PLAN. IN CASE OF CONFLICT,
NOTIFY ARCHITECT FOR WRITTEN CLARIFICATION PRIOR TO
PROCEEDING WITH CONSTRUCTION. CONSTRUCTION PLAN BY
ARCHITECT SUPERSEDES OTHER PLANS.
5. ANY GRAPHICAL ERRORS, APPARENT OR ASSUMED, SHOULD BE
CLARIFIED WITH AN RFI PRIOR TO CONSTRUCTION
DIMENSION NOTES
1. REPLACEMENT OF GYPBOARD MUST BE 5/8" TYPE X WITH 5D
COOLER NAILS AT 4 INCHES ON CENTER OR EQUIVALENT SCREWS
FOR ALL INTERIOR NON-STRUCTURAL ALTERATIONS.
2. REFER TO BUILDING CODE ANALYSIS FOR LOCATIONS OF FIRE
RESISTANCE RATED WALLS.
3. THERMAL INSULATION TO BE PROVIDED BETWEEN CONDITIONED
AND NONCONDITIONED SPACES TYP. REFER TO ASSEMBLY TYPES.
4. ACOUSTIC INSULATION TO BE PROVIDED IN ALL WALLS
SURROUNDING BATHROOM AND LAUNDRY AREAS (INCLUDES
MUDROOM AND BASEMENT STORAGE). REFER TO ASSEMBLY
TYPES.
5. PROVIDE (N) LEVELING SUBSTRATE o/ EXISTING/NEW SUBFLOOR
ASSEMBLY THROUGHOUT AS REQUIRED TO ACHIEVE SMOOTH
CONTIGUOUS, LEVEL (N) FINISH FLOORING; TYP.
6. ALL GUARDRAIL & HANDRAIL CONSTRUCTION SHALL WITHSTAND A
200 LB. CONCENTRATED LOAD AND 50 LB./ FT. UNIFORM LOAD
APPLIED LATERALLY AND VERTICALLY AT THE HIGHEST POINT OF
THE RAIL--WHICHEVER IS GREATER. (TYP. ALL GUARDRAILS) AS
SPECIFIED IN CBC SECTION 1607.8., S.S.D.
PROPOSED PLAN GENERAL NOTES LEGEND -NEW CONSTRUCTION
##
(E) WALL TO REMAIN
(N) WALL
ABOVE OR BELOW (N) WINDOW
[N.I.C.] NOT IN CONTRACT
1 HR. FIRE RESISTANCE
RATED WALL
(N) DOOR
(E) WINDOW TO REMAIN
XXX
(N) BEARING WALL
(N) FOOTING
HEADER OR BEAM
(N) BRACE WALL PANEL
(E) ITEM TO BE REMOVED
LEGEND -DEMOLITION
(E) AREA TO BE REMOVED
(E) WALL TO REMAIN
(E) WALL TO REMAIN
FIRST FLOOR
0"
ROOF
9' - 6 1/2"
AVERAGE GRADE
-1' - 0"
FIRST FLOOR
0"
ROOF
9' - 6 1/2"
AVERAGE GRADE
-1' - 0"LESS THAN 50% OF THE EXTERIOR WALLS
26' - 11"32' - 1"13' - 11"
FIRST FLOOR
0"
ROOF
9' - 6 1/2"
AVERAGE GRADE
-1' - 0"
FIRST FLOOR
0"
ROOF
9' - 6 1/2"
AVERAGE GRADE
-1' - 0"
FIRST FLOOR
0"
ROOF
9' - 6 1/2"
AVERAGE GRADE
-1' - 0"
(E) WOOD FENCE
WINDOW
(E) WINDOW
(E) STUCCO
FIRST FLOOR
0"
ROOF
9' - 6 1/2"
AVERAGE GRADE
-1' - 0"
WINDOW STUCCO TO MATCH
EXISTING
FIRST FLOOR
0"
ROOF
9' - 6 1/2"
AVERAGE GRADE
-1' - 0"
WINDOWSLIDER GLASS DOOR
(E) ROOF
(E) SKYLIGHTS
FIRST FLOOR
0"
ROOF
9' - 6 1/2"
AVERAGE GRADE
-1' - 0"
WINDOW
(E) STUCCO
FIRST FLOOR
0"
ROOF
9' - 6 1/2"
AVERAGE GRADE
-1' - 0"
11
A3.00
FIRST FLOOR
0"
ROOF
9' - 6 1/2"
AVERAGE GRADE
-1' - 0"
11
A3.00
(E) ELEVATION 15' - 6"FIRST FLOOR
0"
ROOF
9' - 6 1/2"
AVERAGE GRADE
-1' - 0"
FIRST FLOOR
0"
ROOF
9' - 6 1/2"
AVERAGE GRADE
-1' - 0"
1. 0'-0" (E) FINISH FLOOR LEVEL AT 1ST FLOOR IS DETERMINED BY ELEVATION
MARK.
2. ALL EXTERIOR LIGHT FIXTURES SHALL MEET TOWN REQUIREMENTS TO BE
DOWNWARD DIRECTED AND SHIELDED SUCH THAT THE LIGHT SOURCE
(bULB) IS NOT VISIBLE.
PROPOSED ELEVATIONS GENERAL NOTES
1. SEE STRUCTURAL DRAWINGS FOR ADDITIONAL INFO.
2. 0'-0" (E) FINISH FLOOR LEVEL AT 1ST FLOOR IS DETERMINED BY ELEVATION
MARK
3. ACOUSTIC INSULATION TO BE PROVIDED IN ALL WALL, FLOOR, AND CEILING
ASSEMBLIES SURROUNDING BATHROOM AND LAUNDRY AREAS.
BUILDING SECTIONS GENERAL NOTES
1. DIMENSIONS ARE AS FOLLOWS, UNLESS OTHERWISE NOTED :
A) TO FACE OF FINISH
B) TO CENTER OF DOORS AND OTHER OPENINGS
C) TO TOP OF FINISHED FLOORS
D) TO BOTTOM OF FINISH AT CEILINGS
E) TO OUTSIDE FACE OF FINISHED MILLWORK
F) TO FINISHED WINDOW FRAME. SEE WINDOW DETAILS.
2. DIMENSIONS SHOWN AS V.I.F. SHALL BE VERIFIED BY THE CONTRACTOR
IN THE FIELD. CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY
DISCREPANCIES IN DIMENSIONS PRIOR TO PROCEEDING WITH THE
WORK IN THAT AREA.
3. DIMENSIONS MARKED "CLEAR" SHALL BE MAINTAINED AND SHALL ALLOW
FOR THICKNESS OF FINISHES INCLUDING CERAMIC TILE, VCT, ETC.
DIMENSIONS MARKED "CLEAR" ARE TO BE WITHIN 1/8" OF GIVEN
DIMENSION ALONG FULL HEIGHT/WIDTH/LENGTH OF SURFACES.
4. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS GOVERN PARTITION
LOCATIONS, DIMENSIONS AND TYPES. DOOR AND WINDOW LOCATIONS
SHALL BE AS SHOWN ON CONSTRUCTION PLAN. IN CASE OF CONFLICT,
NOTIFY ARCHITECT FOR WRITTEN CLARIFICATION PRIOR TO
PROCEEDING WITH CONSTRUCTION. CONSTRUCTION PLAN BY
ARCHITECT SUPERSEDES OTHER PLANS.
5. ANY GRAPHICAL ERRORS, APPARENT OR ASSUMED, SHOULD BE
CLARIFIED WITH AN RFI PRIOR TO CONSTRUCTION
DIMENSION NOTES LEGEND -NEW CONSTRUCTION
(E) WALL TO REMAIN
(N) WALL
ABOVE OR BELOW
[N.I.C.] NOT IN CONTRACT
1 HR. FIRE RESISTANCE
RATED WALL