Item 5 - Staff Report and Attachements 1 to 7. 245 Los Gatos Blvd
PREPARED BY: Samina Merchant
Associate Planner
___
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS HISTORIC PRESERVATION COMMITTEE REPORT
MEETING DATE: 11/19/2025 ITEM NO: 5
DATE: November 14, 2025
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for Approval to Construct an Addition and Exterior
Alterations to an Existing Pre-1941 Single-Family Residence on Property
Zoned R-1D. Located at 245 Los Gatos Boulevard. APN 529-24-024. Request
for Review Application PHST-25-023. Exempt Pursuant to CEQA Guidelines,
Section 15301: Existing Facilities. Property Owner: Michael Phung. Applicant:
Andres Johnson. Project Planner: Samina Merchant. RECOMMENDATION:
Consider a request for approval to construct an addition and exterior alterations to an existing
pre-1941 single-family residence on property zoned R-1D, located at 245 Los Gatos Boulevard.
PROPERTY DETAILS:
1. Date primary structure was built: 1924 per County Assessor’s Database; 1920s per Anne
Bloomfield Survey
2. Bloomfield Preliminary Rating: “+” Historic and intact or worthy of special note
3. Does the property have an LHP Overlay? No
4. Is the structure in a historic district? No
5. If yes, is it a contributor? N/A
6. Findings required? No
7. Considerations required? Yes
BACKGROUND:
The subject property is located on the west side of Los Gatos Boulevard, north of the
intersection at Simons Way. The County Assessor reports that the residence was constructed in
1924. The 1990 Anne Bloomfield Survey describes the residence as being built in a Bungalow
style with an estimated construction date of the 1920s (Attachment 1). The Bloomfield Survey
rates the residence as historic and intact or worthy of special note.
The Sanborn Fire Insurance Maps do not provide coverage for the property until 1928. The
footprint of the residence remains consistent between the 1928 and the 1956 maps
PAGE 2 OF 3 SUBJECT: 245 Los Gatos Boulevard/ PHST-25-023 DATE: November 14, 2025
(Attachment 2). Town records include a 2022 Building Permit for the demolition of unpermitted
and permitted areas, construction of a new addition, and exterior remodel (Attachment 3).
DISCUSSION:
The applicant provided a Letter of Justification for the proposed project and photos of the
existing residence (Attachments 4 and 5). The applicant requests review and a recommendation
of approval by the Committee for the proposed single-story additions and exterior alterations
to the existing home (Attachment 7).
The project proposes a 135-square-foot addition to the existing one-story residence. The
addition is positioned along the side elevation, set back from the front façade, and screened by
existing landscaping and fencing to minimize visibility from the street.
Exterior materials will match the current home’s white stucco finish. The proposed windows are
double-hung, prairie-style to match the proportions, muntin patterns, and trim details of the
existing windows.
CONSIDERATIONS:
A. Considerations
Sec. 29.80.290. Standards for review.
In evaluating applications, the deciding body shall consider the architectural style, design,
arrangement, texture, materials and color, and any other pertinent factors. Applications
shall not be granted unless:
__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.
B. Residential Design Guidelines
Sections 3.9, 4.8.3, and 4.8.4 of the Town’s Residential Design Guidelines provide
recommendations for additions to existing residences, as well as for the design and
placement of windows and doors located in Historic Districts and/or on historic properties
(Attachment 6).
CONCLUSION:
The applicant is requesting approval to construct an addition and exterior alterations to an
existing pre-1941 single-family residence on property zoned R-1D. Should the Committee find
PAGE 3 OF 3 SUBJECT: 245 Los Gatos Boulevard/ PHST-25-023 DATE: November 14, 2025
merit in the request, a recommendation of approval would be forwarded to the Community
Development Director. The application would continue through the Building Permit process and
would not return to the Committee.
ATTACHMENTS:
1. 1990 Anne Bloomfield Survey
2. Sanborn Fire Maps
3. Town Building Permit Record
4. Letter of Justification
5. Photographs
6. Section 3.9, 4.8.3, and 4.8.4 Residential Design Guidelines
7. Development Plans
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dfnn£· !Bfoom(i.Lld
UCHITBC~~~~ SURVBY
RAMI! RBI!IBARCH
ARCHITECTURAL HISTORY
141 Sl 922·1 063
2229 WEBSTER STREET
SAN FRANCISCO. CA 941 1 S
~(~H~,b~~~g.~~inthn,e~)---------------------------------
'\ddresses associated with ~~~ame._.:;;;~;.....4~.£::;;........;L:;;;;.;..:::~;:;;....;E;:;. ____________________________ _
..celevant dates: eonstr~~tion. ___ • birth. ___ • daath. ___ • other __________ _
I. DIIl!CTORY SBARCH (City Dinetoriee, COUDty Dlreetoriea, TelepnoMI Booka, aoc:iety directoriea, ate.)
Liatin"' l......,.v ... ~t ... aw•_..,-aa shown• use • for boldfaeel ~Book
f?;?.
NaJM/Claaaified RaatHna
~pi
f~ I
!:U;v Sa .... J~ ;:;t~s )/J&J ,t /i 6 /e/
~]) "--1"'1 .., wt!J r--:, ~~ J&5 #' cE"'/;z) r:~~ oc.ZJ h ::Z.L/6 s..v .... _j
f
{iN title date
BIOGRAPHICAL SIARCR, indexea 6 other alphabetical lietinge. llark 'X' Unfd .or •J• (aothiD9 f~) et each eouroe you try. Liat UndblcJa below.
Los Gatos Library:
City directories (name .& street index)
~Historic Collection Index (green boxes)
Thompson & West, 1876 (bio index)
---Pen Pictures, 1888 (bio index)
California History Center, De Anza College:
___ Biographical file
Photo collection
---Sunshine Fruit & Flowers, 1895 (bio index)
---Guinn, 1904 (bio index)
Sawyer, 1922 (bio index)
~ Extended index to Bruntz
_r_Blo index of Nunr:oe Frazer,
___ Photo collection (2 boxes)
Los Gatos Museum (Forbes Mill):
San Jose Historical Museum:
___ Great Registers (of voters)
Indexes
Photo collection
1881 (Survey box)
Other sources:
___ Death records by year
___ Funeral records (index
____ Indexes, California Historical t::uarterly
State Library Information Index (fiche)
---State Library-S.F. Newspaper Index (")
cards to big books_) __ _
Photo collection
III. LIST ALL ll!FEJU!!HCES FROM ABOVE. Find tham. Copy good material 6 attach. Or copy below if only
a few worda. Or explain why not relevant (as, wrong ~raon).
L:7 Continued on Reverse
cflnne 93foom{£E.fd
ARCHITECTURAL SURVEY
ASSESSMENT ROLL RESEARCH
File Address d~~-L~B Tract/Block/Lot J? :;( r lie r-1 j .,;.;--Jtj pr-e-.. .,..,
~
ARCH I TEC . .(AL HISTORY
141 5) 922-1 063
29 WEBSTER STREET
RANCISCO. CA 9411 5
22
SAN F
Assessments are filed by last name of property owner, but not necessarily in alphabetical order . Some years there is an
alue of
every year
index inside the volume or in a separate book. The goal of a search is to find the years when the assessed v
"improvements" (buildings) changed from 0 to over $500, or when that figure rose by $500 or mroe. Write down
and name you try, including the years when you find nothing. Ditto marks are fine.
-----Lot Identification or Boundaries----------Assessment for--
Tract or Block or Lot # or Improve-
Date Page Name Acres N Bdy E Bdy S Bdy W Bdy Land ments Other --Info.
!qJ(p lo 4 _J r-..-.-~~/~ 8a~fletf Lf $..2~-$ -
I 9..9u I 1 /7 r7 4 6~S" -
I
/1.n1t1ais date
1928
ATTACHMENT 2
1944
1956
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dwelling labdesign@dwelling-lab.comdwelling-lab.com(312) 952-9680
w. dwelling-lab.com | e. design@dwelling-lab.com | p. 312.952.9680 | a. 21 El Caminito, Walnut Creek, CA 94598
Sincerely,
Neil Ginty
Founder & Principal Architect
M.A., B.Arch, NCARB, Registered Architect
November 3, 2025
To:Town of Los GatosHistorical Preservation Committee110 E. Main StreetLos Gatos, CA 95030
Subject: Justification Letter for Proposed Side Addition – 245 Los Gatos
Dear Members of the Historical Preservation Committee,
I am writing to request review and approval for a proposed side addition to the existingresidential dwelling located at 245 Los Gatos. The intent of this addition is to provide
functional interior space while maintaining full respect for the architectural integrity and historiccharacter of the property and surrounding neighborhood.
The proposed side addition has been carefully designed to be unobtrusive and minimallyvisible from the street. The addition is positioned along the side elevation, set back from thefront façade and screened by existing landscaping and site features, ensuring that the historic
streetscape view remains unchanged.
Architecturally, the design of the addition is fully compatible with the existing residence. Theexterior materials will match the current home’s white stucco finish, maintaining a seamlessvisual transition between the original structure and the new construction. The windows will bedouble-hung, prairie-style units, selected to replicate the proportions, muntin patterns, and trimdetails of the existing windows. These measures ensure the addition remains consistent withthe historic aesthetic of the home and the broader character of the neighborhood.
In summary, this proposed side addition:
- Preserves the historic street-facing appearance of the property;
- Uses materials and design features that harmonize with the existing structure;
- Provides a modest and respectful enhancement that supports modern residential needswhile maintaining architectural continuity.
We respectfully request the Committee’s consideration and approval of this proposed design.We are committed to preserving the architectural heritage of Los Gatos and ensuring that this
project contributes positively to the historic fabric of the historic fabric of the community.
Thank you for your time and consideration. Please let me know if additional documentation,renderings, or material samples would be helpful in your review.
ATTACHMENT 4
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Existing Residence Photographs
Front (East)
ATTACHMENT 5
Existing Residence Photographs
Side (South)
Existing Residence Photographs
Rear
Existing Residence Photographs
Side (North side looking towards east)
Existing Residence Photographs
Side (North side looking towards east)
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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 6
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
Residential Design Guidelines48
Town of Los Gatos
HISTORIC RESOURCES4
•New materials should identically match original materials
in shape, size, dimension, texture and pattern. Metal used
as flashing, screening, gutters, and utility services and other
traditional elements are acceptable.
•Composite, synthetic, metal, vinyl, plastic or fabricated/
imitation wood products, painted brick or imitation used
brick will generally not be approved. However, some ex-
ceptions may be made on a case-by-case basis when the
decision making body determines that the replacement is
consistent with the appearance of the original material, and
that a lay person would be unlikely to discern the difference.
The burden of proof will reside with the applicant. Mate-
rial samples, photographs and specific locations where the
material may be seen in use will all assist in the evaluation
of alternative materials.
•The decision making body may approve an acceptable alter-
native to the original building material if use of the original
material is not feasible due to unreasonable cost and com-
mercial availability, or health and safety considerations.
4.8.3 Doors
•Original doors should be retained and restored.
•New replacement doors for Victorians should not be flush,
but of raised or flat panel design.
•Front doors generally should be painted, not stained.
Not applicable to Mission Revival/Mediterranean style structures.
•Screened doors should be real wood framed of simple de-
sign unless patterns can be shown to fit the existing style.
4.8.4 Windows and Glass in doors
•Original windows, glass and window decorations should be
retained and restored.
•Replacement of only the deteriorated portions of the win-
dows is recommended rather than the replacement of the
entire window.
•New or replacement windows should be wood-sashed and
muntined if applicable.
•Sills, lintels, frames, sashes, muntins, and all decorations
should be identically replaced.
•All elements of new windows should be identical in size,
shape, proportion, and dimensions as the original windows
of the building, or consistent with traditional sizes, propor-
tions and dimensions of buildings of the same architectural
style, design and era.
•Windows should be constructed of real glass, and window
Simulated divided lite windows may be considered on a case-by-case basis
True divided lite windows are encouraged when appropriate to the original structure
Original doors and windows should be
retained and repaired
Residential Design Guidelines 49
Town of Los Gatos HISTORIC RESOURCES4
frames should be constructed of real wood - not vinyl,
metal or plastic. Wood sashes may be vinyl or metal clad if
the window frame and dressing is designed consistent with
the historic context of the building.
• All lites (panes of glass) should be true divided lite, not
artificial or snap-in grids. Simulated Divided Lite windows
are permitted when the details of the window provide
projecting muntin elements on the exterior and interior of
the window along with a spacer muntin between the panes
of glass (See example to the left).
• New arched, angled, and/or octagonal windows are discour-
aged.
• Large expanses of blank exterior walls without windows
are discouraged.
4.8.5 Bay Windows
• Size, shape, proportion, dimension, type of foundation, and,
roof material and style of bay windows, whether restored
or of new construction, should be identical to the original
or existing bay windows of the structure.
• New bay windows may be added to the building in loca-
tions where no bay windows previously existed. These new
bay windows should be identical to and replicate the style,
design, size, shape and proportion, type of foundation and
roof of other bay windows existing on structure. If there are
no existing bay windows on the structure, new bay windows
should be built in the same size, shape, dimension, propor-
tions, material and type of foundation and roof typical of
the architectural style. Metal frame kitchen garden windows
are prohibited.
• Generally, traditional architectural styles will require either a
foundation to the ground or substantial supporting brackets
below a bay window. Floating windows without support, as
shown for the bow bay window example to the right, are
rarely appropriate.
• New bay windows are permitted only when the applicant
proves to the Deciding Body that they are consistent with
existing style, design and character of the structure.
4.8.6 Chimneys
• Wood-framed chimneys are prohibited unless their exteri-
ors are covered with brick or river rock veneers. Masonry
veneers may be used. However, they should be detailed
exactly as the solid construction that they are emulating.
• Stucco Mission Revival or Mediterranean style houses may
have stucco covered chimneys.
Match bay windows to the architectural style
of the house
Some window styles, such as this bow bay window, would have very limited applicability for use on a historic resource structure
Wood clad chimneys are prohibited
Masonry and stucco chimneys are
preferred
ABBREVIATIONS
&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