Attachment 8 - Development PlansMELAX RES GARAGE
321 BACHMAN AVE, LOS GATOS, CA 95030
SCOPE OF WORK
JURISDICTION APPROVAL STAMPS
PROJECT INFORMATION
OWNER: JEAN AND STANLEY MELAX
APN# 510-17-100
ZONING: R-1D:LHPTYPE V-B ; NON-SPRINKLERED(E) OCCUPANCY GROUP: R3 PROPOSED OCCUPANCY: R3/U
PHONE: (408) 656-2503
MAILING & PROPERTY ADDRESS: 321 BACHMAN AVE, LOS GATOS, CA 95030
COPYRIGHT 2025 JENNIFER KRETSCHMER, AIA101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSOct. 25, 2025
J. KRETSCHMERARCHITECTMELAX RES
GARAGE
COVER SHEET
G1.0J. KRETSCHMER, ARCHITECT. All drawings,specifications, and other documents, including those inelectronic form, prepared by the architect areinstruments of architectural service, and shall remainthe property of the Architect. Use is restricted tothe site for which they were prepared and for thepurpose of constructing, using and maintaining thisproject only. These drawings may not be copied,revised, re-used or disclosed without the writtenconsent of the Architect.NOTFORCONSTRUCTION2502SD102525.vwx Oct. 25, 2025
321 BACHMAN AVE
LOS GATOS, CA 95030
DO NOT SCALE PLANSSCALE REFLECTS
DRAWINGS PRINTED ON
ARCH D 24x36 SIZE SHEETS
N.T.S.VICINITY MAP
N
E
S
W
*
PROJECT LOC.
OPERATIONAL MANUAL
OPERATION AND MAINTENANCE MANUAL. AT THE TIME OF FINAL INSPECTION, A MANUAL, COMPACT DISC, WEB-BASED REFERENCE OR OTHER MEDIA ACCEPTABLE TO THE ENFORCING AGENCY WHICH INCLUDES ALL OF THE FOLLOWING SHALL BE PLACED IN THE BUILDING:1. DIRECTIONS TO THE OWNER OR OCCUPANT THAT THE MANUAL SHALL REMAIN WITH THE BUILDING THROUGHOUTTHE LIFE CYCLE OF THE STRUCTURE.2. OPERATION AND MAINTENANCE INSTRUCTIONS FOR THE FOLLOWING: A. EQUIPMENT AND APPLIANCES, INCLUDINGWATER-SAVING DEVICES AND SYSTEMS, HV AC SYSTEMS, WATER-HEATING SYSTEMS AND OTHER MAJOR APPLIANCESAND EQUIPMENT. B. ROOF AND YARD DRAINAGE, INCLUDING GUTTERS ANDDOWNSPOUTS. AC. SPACE CONDITIONING SYSTEMS, INCLUDING CONDENSERS AND AIR FILTERS. D. LANDSCAPEIRRIGATION SYSTEMS. E. WATER REUSE SYSTEMS.3. INFORMATION FROM LOCAL UTILITY, WATER AND WASTE RECOVERY PROVIDERS ON METHODS TO FURTHERREDUCE RESOURCE CONSUMPTION, INCLUDING RECYCLE PROGRAMS AND LOCATIONS.4. PUBLIC TRANSPORTATION AND/OR CARPOOL OPTIONS AVAILABLE IN THE AREA.5. EDUCATIONAL MATERIAL ON THE POSITIVE IMPACTS OF AN INTERIOR RELATIVE HUMIDITY BETWEEN 30-60 PERCENTAND WHAT METHODS AN OCCUPANT MAY USE TO MAINTAIN THE RELATIVE HUMIDITY LEVEL IN THAT RANGE.6. INFORMATION ABOUT WATER-CONSERVING LANDSCAPE AND IRRIGATION DESIGN AND CONTROLLERS WHICHCONSERVE WATER.7. INSTRUCTIONS FOR MAINTAINING GUTTERS AND DOWNSPOUTS AND THE IMPORTANCE OF DIVERTING WATER ATLEAST 5 FEET AWAY FROM THE FOUNDATION.8. INFORMATION ON REQUIRED ROUTINE MAINTENANCE MEASURES, INCLUDING, BUT NOT LIMITED TO, CAULKING,PAINTING, GRADING AROUND THE BUILDING, ETC.9. INFORMATION ABOUT STATE SOLAR ENERGY AND INCENTIVE PROGRAMS AVAILABLE.10. A COPY OF ALL SPECIAL INSPECTION VERIFICATIONS REQUIRED BY THE ENFORCING AGENCY OR THIS CODE.
ALL ADHESIVES, SEALANTS, CAULKS, PAINTS, COATINGS AND AEROSOL PAINT CONTAINERS MUST REMAIN ON THESITE FOR FIELD VERIFICATION BY THE BUILDING INSPECTOR PER CGBSC 4.504.2.4 VERIFICATION OF COMPLIANCE WITH THIS SECTION SHALL BE PROVIDED AT THE REQUEST OF THE ENFORCING AGENCY. DOCUMENTATION MAY INCLUDE, BUT IS NOT LIMITED TO, THE FOLLOWING:1. MANUFACTURER'S PRODUCT SPECIFICATION. 2. FIELD VERIFICATION OF ON-SITE PRODUCT CONTAINERS.
PRIOR TO FINAL INSPECTION, A LETTER SIGNED BY THE GENERAL CONTRACTOR OR THE OWNER/BUILDER (FOR ANY OWNER/BUILDER PROJECTS) MUST BE PROVIDED TO THE TOWN OF LOS GATOS BUILDING OFFICIAL CERTIFYING THAT ALL ADHESIVES, SEALANTS, CAULKS, PAINTS, COATINGS, AEROSOL PAINTS, AEROSOL COATINGS, CARPET SYSTEMS (INCLUDING CARPETING, CUSHION AND ADHESIVES), RESILIENT FLOORING SYSTEMS, AND COMPOSITE WOOD PRODUCTS INSTALLED ON THIS PROJECT ARE WITHIN THE EMISSION LIMITS SPECIFIED IN CGBSC SEC. 4.504.
CALGREEN ENVIRONMENT AIR QUALITY
&and
@ at
C.L.centerlineØdiameter
PLT plate#pound/number
(E)existing
(N)newABanchor bolt
AC air conditionerAGG aggregate
ALT alternate
ALUM aluminumAPPROX approximate
ARCH architectASBasbestos
ASPH asphalt
AVE avenueAVGaverage
BD board
BITUM bituminous
BLDG buildingBLKblock
BVLD boulevardBMbenchmark/beam
CAB cabinetCBcatch basin
CEM cementCIcast iron
CJ control joint
CLG ceilingCLKG caulking
CLR clearCNTR counter
CO cleanout
COL columnCONC concrete
CONN connectionCONST construction
CONT continuous
CORR corridorCTRcenter
CYL cylinder
DBL double
DEPT departmentDFDouglas Fir/drinking fountain
DIA diameterDIMdimension
DISP dispenser
DN downDSdownspout
DW dishwasherDWG drawing
EA eachEJexpansion joint
EL elevationELEC electrical
ELEV elevator
EMER emergencyENCL enclosure
EP electric panelboardEQequal
EQUIP equipment
EXIST existingEXPexposed
EXT exterior
FA fire alarm
FD floor drainFDNfoundation
FE fire extinguisherFECfire extinguisher cabinet
FHC fire hose cabinet
FIN finishFLfloor
FLASH flashingFOCface of concrete
FOF face of finish
FOS face of studFPRF fire proof
FS full sizeFTfoot/feet
FTG footing
FURN furnishFURR furring
FUT future
GA gauge
GB grab barGALV galvanized
GL glassGRD grade
GYP gypsum
HB hose bib
HC hollow coreHDhot dipped
HDWE hardware
HDWD hardwoodHMhollow metal
HORIZ horizontalHRhour
HT height
HTG heatingHTRheater
ID inside diameter
IN inches
INT interiorINSUL insulation
JAN janitor
JT joint
KD kiln dried
LAM laminated
LAV lavatory
MAT material
MAX maximumMCmedicine cabinet
MDF medium density fiberboard
MECH mechanicalMEMB membrane
MET metalMFGR manufacture(r)
MH manhole
MIN minimumMIRmirror
MISC miscellaneousMOmasonry opening
MOD module/modular
MTD mountedMULmullion
NIC not in contract
NO number
NOM nominalNTSnot to scale
OC on center
OD outside diameter
OFF officeOPNG opening
OPP opposite
PART partition
PBO provided/supplied by ownerPERP perpendicular
PG plate glassPLproperty line
PLYWD plywood
PR pairPTpressure treated
QT quarry tile
R rise/radiusRDroof drain
REINF reinforce/reinforcingREFreference
REFR refrigerator
REQ requiredRESIL resilient
REV revisionRMroom
RO rough opening
RWD redwoodRWLrain water leader
SECT section
SEL select
SD soap dispenserSGsheet glass
SH shelfSHTsheet
SHWR shower
SIM similarSPEC specification
SQ squareSSstainless steel
STD standard
STL steelSTRUCT structural
SUSP suspend(ed)SYM symmetrical
TB towel barTELtelephone
TER terrazzoT&G tongue & groove
TOC top of curb
TOP top of plateTPtop of pavement
TPG tempered plate glassTVtelevision
TW top of wall
TYP typical
VENT ventilationVERT vertical
VEST vestibule
VGDF vertical grain Douglas FirVOLvolume
W/with
WC water closet
WD woodWFwide flange
WIN windowW/O without
WP waterproof(ing)
WSCT wainscotWTweight
STANDARD ABBREVIATIONS GENERAL CODE NOTES
1.FINISHED ROOFING MATERIAL SHALL BE INSTALLED AND COMPLETED PRIOR TO FRAME INSPECTION. SEE CRC SECT. R109,
INSPECTIONS FOR ORDER OF INSPECTIONS BY ENFORCING AGENCY.
2.OPENINGS FROM A PRIVATE GARAGE DIRECTLY INTO A ROOM USED FOR SLEEPING PURPOSES SHALL NOT BE PERMITTED. OTHEROPENINGS BETWEEN THE GARAGE AND RESIDENCE SHALL BE EQUIPPED WITH SOLID WOOD DOORS NOT LESS THAN 13/8 INCHES (35
MM) IN THICKNESS, SOLID OR HONEYCOMBCORE STEEL DOORS NOT LESS THAN 13/8 INCHES (35 MM) THICK, OR 20-MINUTE FIRE-RATEDDOORS, EQUIPPED WITH A SELF-CLOSING AND SELF-LATCHING DEVICE, CRC SECT. R302.5.1.
3.ENCLOSED SPACE UNDER STAIRS THAT IS ACCESSED BY A DOOR OR ACCESS PANEL SHALL HAVE WALLS, UNDER-STAIR SURFACE
AND ANY SOFFITS PROTECTED ON THE ENCLOSED SIDE WITH ½-INCH (12.7 MM) GYPSUM BOARD., CRC SECTION R302.7.
4.EACH HABITABLE ROOM SHALL COMPLY WITH MIN. AREA FOR NATURAL LIGHT AND VENTILATION OR MEET THE REQUIREMENTS FOREXCEPTIONS, PER CRC SECTIONS R303.1. BATHROOMS SHALL COMPLY WITH MIN. AREA FOR NATURAL LIGHT OR MEET REQUIREMENTS
FOR EXCEPTIONS. PER CRC SECT. R303.3. BATHROOMS AND LAUNDRY ROOMS SHALL BE PROVIDED WITH EXHAUST FANS THAT COMPLYWITH CRC SECT. R303.3.1 & R303.4 AND THE CALIFORNIA MECHANICAL CODE.
5.INSTALL WATERPROOF MATERIAL SUCH AS TILE, ON TUB AND SHOWER WALLS +72" MIN ABOVE THE FLOOR PER CRC R307.2
6.SAFETY GLAZING, SUBJECT TO HUMAN IMPACT SHALL BE INSTALLED AT HAZARDOUS LOCATIONS PER CRC SECT. R308.1. AREAS TOBE DEFINED AS "HAZARDOUS LOCATIONS" ARE LISTED IN CRC SECT 308.4 AND INCLUDE: GLAZING IN DOORS, SLIDING DOOR ASSEMBLIESAND PANELS, SHOWER OR TUB ENCLOSURES AND IN WINDOWS WITHIN COMPARTMENTS WHERE EXPOSED EDGE OF GLAZING IS LESS
THAN 60" ABOVE A STANDING SURFACE AND DRAIN INLET, GLAZING IN WINDOWS ADJACENT TO DOORS WITHIN 24" OF EITHER SIDE OF ADOOR IN A CLOSED POSITION AND WHERE THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 60" ABOVE THE WALKING SURFACE.
7.EGRESS WINDOWS IN EACH BEDROOM SHALL COMPLY WITH CRC SECTION R310, OPERABLE FROM THE INSIDE TO PROVIDE A FULL,
CLEAR OPENING WITHOUT THE USE OF SEPARATE TOOLS. ESCAPE WINDOWS SHALL HAVE A MINIMUM NET CLEAR OPENABLE AREA OF5.7 SF, AND 5.0 SF AT GRADE FLOOR OPENINGS. MINIMUM NET CLEAR HEIGHT 24", WIDTH OF 20" MINIMUM, AND FINISHED SILL NOT MORETHAN 44" ABOVE THE FINISHED FLOOR.
8.HANDRAILS SHALL BE PROVIDED ON NOT LESS THAN ONE SIDE OF RAMPS EXCEEDING A SLOPE OF 1 UNIT VERTICAL IN 12 UNITSHORIZONTAL (8.33-PERCENT SLOPE). HANDRAIL HEIGHT, MEASURED ABOVE THE FINISHED SURFACE OF THE RAMP SLOPE, SHALL BE NOTLESS THAN 34 INCHES (864 MM) AND NOT MORE THAN 38 INCHES (965 MM). HANDRAILS SHALL BE CONTINUOUS FOR THE FULL LENGTH
OF THE STAIRS OR RAMP. HANDRAIL ENDS SHALL BE RETURNED OR SHALL TERMINATE IN NEWEL POSTS OR SAFETY TERMINALS.HANDRAILS ADJACENT TO A WALL SHALL HAVE A SPACE OF NOT LESS THAN 1 1/2" BETWEEN THE WALL AND THE HANDRAIL. HANDRAILSWITH A CIRCULAR CROSS SECTION SHALL HAVE AN OUTSIDE DIAMETER OF AT LEAST 1 1/4" AND NOT GREATER THAN 2". NON-CIRCULARHANDRAILS SHALL HAVE A PERIMETER DIMENSION OF AT LEAST 4" AND NOT GREATER THAN 6 1/4" WITH A MAX. CROSS SECTION
DIMENSION OF 2 1/4". EDGES SHALL HAVE A MIN. RADIUS OF 0.01". CRC R311.7.8, R311.7.8.1, R311.7.8.3, R311.7.8.4 AND R311.7.8.5.
9.GUARDRAILS (GUARDS), REQUIRED GUARDS AT OPEN-SIDED WALKING SURFACES, INCLUDING STAIRS, PORCHES, BALCONIES ORLANDINGS, SHALL BE NOT LESS THAN 42 INCHES (1067 MM) IN HEIGHT AS MEASURED VERTICALLY ABOVE THE ADJACENT WALKING
SURFACE OR THE LINE CONNECTING THE LEADING EDGES OF THE TREADS, INTERIOR OR EXTERIOR, CRC R312.1.2 EXCEPTION- GUARDSON THE OPEN SIDES OF STAIRS SHALL HAVE A HEIGHT OF NOT LESS THAN 34" AND NOT MORE THAN 38" MEASURED VERTICALLY FROM ALINE CONNECTING THE LEADING EDGES OF THE TREADS. GUARDS SHALL NOT HAVE AN OPENING FROM THE WALKWAY SURFACE TOTHE REQUIRED HEIGHT WHICH ALLOW PASSAGE OF A 4" DIAMETER SPHERE. CRC R312.1.3
10.SMOKE ALARMS SHALL BE PROVIDED AND INSTALLED PER CRC SECTION R314, AND NFPA 72. SMOKE ALARMS SHALL HAVE THEIRPRIMARY POWER SOURCE FROM THE BUILDING WIRING AND EQUIPPED WITH A BATTERY BACKUP. LOCATE ALARMS IN EACH SLEEPINGROOM AND ON THE CEILING OR WALL OUTSIDE SLEEPING AREA IN IMMEDIATE VICINITY OF BEDROOMS AND BE NOT LESS THAN 3 FEET
FROM A BATHROOM DOOR THAT CONTAINS A BATHTUB OR SHOWER UNLESS THIS WOULD PREVENT PLACEMENT OF A SMOKE ALARMREQUIRED BY SECTION R314.
11. NEWLY CONSTRUCTED DWELLINGS SHALL HAVE AT LEAST ONE BATHROOM ON THE ENTRY LEVEL SHALL BE PROVIDED WITH
REINFORCEMENT INSTALLED IN ACCORDANCE WITH CRC SECTION R327. WHERE THERE IS NO BATHROOM ON THE ENTRY LEVEL, AT
LEAST ONE BATHROOM ON THE SECOND OR THIRD FLOOR OF THE DWELLING SHALL COMPLY WITH SECTION R327.
12. ENERGY STORAGE SYSTEMS INSTALLED IN A LOCATION SUBJECT TO VEHICLE IMPACT (I.E. GARAGE OR CARPORT) SHALL BE
PROVIDED WITH IMPACT PROTECTION, CRC SEC 328.8. SEE FIGURE R328.8.1.
13.INSTALL UNDERFLOOR ACCESS WITH ACCESSIBLE MINIMUM CLEARANCE 18" x 24" AND FREE FROM PIPES, DUCTS AND SIMILAR
OBSTRUCTION, CRC SECTION R408.4.
14.INSTALL ATTIC ACCESS WITH MINIMUM 22" x 3O" ROUGH OPENING LOCATED IN HALLWAY OR OTHER READILY ACCESSIBLE LOCATION,HAVING A 30" MINIMUM UNOBSTRUCTED HEADROOM IN THE ATTIC SPACE, ABOVE THE OPENING, CRC R807.1.
15.WATER HEATERS SHALL BE STRAPPED FOR SEISMIC BRACING, TOP AND BOTTOM PER CPC SECTION 507.2 AND SECURED TO THESTRUCTURE. LISTED WATER HEATERS SHALL BE INSTALLED IN ACCORDANCE WITH THEIR LISTINGS AND THE MANUFACTURER'SINSTALLATION INSTRUCTIONS PER CPC 504.3.1. UNLISTED WATER HEATERS SHALL BE INSTALLED WITH A CLEARANCE OF 12" ON ALL
SIDES AND REAR PER CPC 504.3.2. COMBUSTION AIR SHALL BE PROVIDED IN ACCORDANCE WITH CMC SECTION 701. WATER HEATERCLOSET OPENING SHALL HAVE A MINIMUM OF 1 SQ. IN. PER 1000 BTU INPUT, BUT NOT LESS THAN 100 SQ. IN. ONE OPENING SHALLCOMMENCE WITHIN 12” OF THE TOP OF THE ENCLOSURE AND ONE OPENING SHALL COMMENCE WITHIN 12” OF THE BOTTOM OF THEENCLOSURE PER CMC 701.5.
16.WATER HEATER PRESSURE RELIEF VALVES SHALL BE EQUIPPED WITH PIPING DIRECTLY TO THE EXTERIOR AND TERMINATING NOTLESS THAN 6" ABOVE GRADE. INSTALL HOSE BIBBS AT LOCATIONS NOTED HB. USE FAUCET TYPE EQUIPPED WITH BACKFLOW OR BACK
SIPHONAGE PROTECTION PER CPC SECTION 603.5.7.
17.VENTING OF GAS APPLIANCES SHALL BE IN ACCORDANCE WITH CMC SECTION 802. VERIFY RUN, OFFSETS, SLOPES AND DIRECTIONOF VENTS THROUGH FRAMING TO PROVIDE MINIMUM CLEARANCE TO COMBUSTIBLES FOR TYPE FLUE USED.
18.GAS APPLIANCES INSTALLED IN THE GARAGE SHALL BE ELEVATED SO THAT PILOTS AND BURNERS ARE AT LEAST 18" ABOVE THEFLOOR PER CPC 507.13. PROTECT APPLIANCES FROM DAMAGE BY INSTALLING A PROTECTIVE STEEL POST, 3" DIA. X 24" HIGH, 12" INFRONT OF APPLIANCE, UNLESS LOCATED OUTSIDE THE NORMAL PATH OF A VEHICLE.
19.GAS PIPE CONNECTION TO EACH APPLIANCES SHALL HAVE AN ACCESSIBLE SHUT-OFF VALVE AND BE INSTALLED WITHFLEX-CONNECTORS PER CPC 1212.6.
20.INSTALL SOLID BACKING AT WALLS AND WATERPROOF MEMBRANE AT SHOWER PAN, SEAMLESS TYPE "OATEY" UP 12" MIN WALLSAND OVER SHOWER CURB. SHAPE SHOWER PAN FLOOR USING 3/4" PLYWOOD SHIMMED TO FORM SLOPE TO DRAIN. INSTALL 4 X 4 PTDFCURB, PER CPC 408.5 - 408.7.
21.SHOWER AND TUB-SHOWER VALVES SHALL BE PRESSURE BALANCED AND/OR THERMOSTATIC MIXING VALVES AND SHALL COMPLYWITH CPC SECTION 408.3.
22.ALL SHOWER HEADS IN THE EXISTING RESIDENCE WITH A FLOW RATE GREATER THAN 2.5 GPM WILL NEED TO BE
REPLACED WITH A MAXIMUM 1.8 GPM SHOWER HEAD. FAUCETS WITH A FLOW RATE GREATER THAN 2.2 GPM WILL NEED TO BE REPLACEDWITH MAXIMUM FLOW RATE OF 1.2 GPM FOR LAVATORY FAUCETS AND 1.8 GPM FOR KITCHEN FAUCETS PER CALIFORNIA CIVIL CODEARTICLE 1101.4 AND CALGREEN SECTION 4.303.
23.INSTALL WATER CLOSETS (TOILETS) HAVING A 1.28 GALLONS/FLUSH MAXIMUM. PER CALIFORNIA CIVIL CODE ARTICLE1101.4 AND CALGREEN SECTION 4.303.1.1 THE WATER CLOSET SPACE SHALL BE SET NO CLOSER THAN 15" FROM ITS CENTER TO A SIDEWALL AND NO CLOSER THAN 30" CENTER TO CENTER TO A SIMILAR FIXTURE. CLEARANCE IN FRONT OF WATER CLOSET SHALL BE NOT
LESS THAN 24" PER CPC SECTION 402.5.
24.WHIRLPOOL TUB SHALL COMPLY WITH CPC SECTION 409.0 AND THE CEC. ELECTRICAL POWER SOURCE SHALL BE EQUIPPED WITHGROUND-FAULT CIRCUIT INTERRUPTER PROTECTION.
25.LIGHT FIXTURES INSTALLED IN CLOSETS SHALL BE SURFACE MOUNTED FLUORESCENT, LOCATED ON THE WALL ABOVE THE DOORAND HAVE MINIMUM CLEARANCES OF 12" TO STORAGE SHELVES, PER CEC SECTION 410.2.
26.ELECTRICAL RECEPTACLES LOCATED IN THE GARAGE, (SEE EXCEPTIONS FOR SPECIFIC EQUIPMENT) EXTERIOR (WATERPROOF),CRAWL SPACE, BATHROOMS. KITCHEN COUNTERS AND WITHIN 6' AND WITHIN 6' EACH WAY FROM SINKS OR LAVATORIES, SHALL BEGROUND_FAULT CIRCUIT INTERRUPTER PROTECTED (GFI) IN ACCORDANCE WITH CEC SECTION 210.8.
27.INSTALL LIGHT FIXTURES, LOCATED IN KITCHENS AND ROOMS HAVING WATER CLOSETS THAT DO NOT EXCEED 40 LUMENS/WATT(FLUORESCENT TYPE) PER CALIFORNIA TITLE 24. INSTALL FIXTURES RATED FOR DAMP LOCATIONS (DL), EXTERIOR AND IN SHOWER ORTUB COMPARTMENTS. INSTALL FIXTURES RECESSED IN THE CEILINGS RATED FOR INSULATION PROTECTION (IC/AT) AND AIRTIGHT PERCEC SECTION 410.10.
APPLICABLE CODES
2022 CALIFORNIA BUILDING CODE
2022 CALIFORNIA PLUMBING CODE
2022 CALIFORNIA MECHANICAL CODE
2022 CALIFORNIA ELECTRICAL CODE
2022 CALIFORNIA ENERGY CODE
2022 CALIFORNIA FIRE CODE2022 CALIFORNIA RESIDENTIAL CODE
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE
A1.0 EXISTING SITE PLAN
A3.0 EXISTING EXTERIOR ELEVATIONS
A2.0 (E) & DEMOLITION 1ST FLOOR PLAN
G1.0 COVER SHEET
TABLE OF CONTENTS
A1.1 PROPOSED SITE PLAN
A2.1 PROPOSED 1ST FLOOR PLAN
A3.1 PROPOSED EXTERIOR ELEVATIONS
NEW POP OUT W/ WDWS AT LIVING RM. (2) NEW SKYLIGHTS IN LIVING RM. NEW FRONT ENTRY PORCH W/ COLUMNS AND FLAT ROOF. NEW BAY WDW AT
KITCHEN. NEW DOOR AND STEPS DOWN TO A NEW PATIO W/ COLUMNS AND A
FLAT ROOF. RELOCATE (E) A.C.NEW GARAGE W/ LAUNDRY AREA.
A4.0 EXISTING ROOF PLAN
A4.1 PROPOSED ROOF PLAN
A1.2 STREETSCAPE, STREET MAP
GARAGE F.A.R. CALC.CALCULATION NOT NEEDED AS GARAGES UP TO 400 SQUARE
FEET ARE EXEMPT FROM F.A.R.
HOUSE F.A.R. CALC: 0.3744 (SURVEY)
LOT SIZE: 3538.456 SQ. FT. (SURVEY)
TOTAL FLOOR AREA ALLOWED: 1324.653 SQ. FT. (SURVEY)
(E) HOUSE AREA: 1098.403 SQ. FT. (SURVEY)
NEW GARAGE AREA: 312 SQ. FT. (SURVEY)
3538.456 (PER SURVEY)1098.403 SQ. FT.
(E) LOT COVERAGE: 0.31= 31%
BUILDING LOT COVERAGE
LOT SIZE: EXISTING FIRST FLOOR:
PROPOSED FIRST FLOOR:
PROPOSED GARAGE:312 SQ. FT.
PROPOSED COVERED PORCH:200 SQ. FT.
1610.403 SQ. FT. TOTAL PROPOSED:
PROPOSED LOT COVERAGE: 0.455= 46%
1098.403 SQ. FT.
3538.456 (PER SURVEY)LOT SIZE:
G1.1 STORMWATER REDUCTION, PEST CONTROL
ATTACHMENT 8
COPYRIGHT 2025 JENNIFER KRETSCHMER, AIA101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSOct. 25, 2025
J. KRETSCHMERARCHITECTMELAX RES
GARAGE
STORMWATERREDUCTION, PEST
CONTROL
G1.1J. KRETSCHMER, ARCHITECT. All drawings, specifications, and other documents, including those in electronic form, prepared by the architect are instruments of architectural service, and shall remain the property of the Architect. Use is restricted to the site for which they were prepared and for the purpose of constructing, using and maintaining this project only. These drawings may not be copied, revised, re-used or disclosed without the written consent of the Architect.NOTFORCONSTRUCTION2502SD102525.vwx Oct. 25, 2025
321 BACHMAN AVE
LOS GATOS, CA 95030
DO NOT SCALE PLANSSCALE REFLECTS
DRAWINGS PRINTED ON
ARCH D 24x36 SIZE SHEETS
07/01/2016
Pesticides are often used in maintaining landscapes. The amount of pesticides entering our creeks and Bay can be decreased by using alternative design and maintenance techniques that:
• Reduce the potential for the pesticides to run off the landscape;
• Reduce the amount of chemicals necessary to ensure healthy plants or eliminate the need for pesticide usage at all; or,
• Decrease the need for landscape maintenance by designing landscapes that minimize pest infestation and create low maintenance environments.
Refer to the back of this fact sheet for more design and maintenance tips.
How Can Landscape Design and Maintenance Techniques
Reduce Pesticide Usage?
Why is it Important to Reduce Pesticide Usage?
When it rains, pesticides used in maintaining landscapes and gardens are washed off the plants and soils they are used to protect. This stormwater runs off the landscape and flows to the nearest storm drain, which ultimately carries the water to a local creek or the San Francisco Bay without treatment. Pesticides carried with stormwater into creeks and the Bay may be harmful
to fish and other organisms that live there. Minimizing use of
pesticides in landscape maintenance helps protect water quality,
aquatic life, and human health.
Santa Clara Valley Urban Runoff Pollution Prevention Program
PROPERTY MAINTENANCE FACT SHEET
Landscape Maintenance
Techniques
for
PP ee sstt RReedduu cc ttiioo nn
Who should use this
Fact Sheet?
• Development Project Applicants
• City/County Planners
• Landscape Maintenance Personnel
• Landscape Architects
• Homeowners
Integrated Pest Management (IPM) is a decision-making process for managing pests
that uses monitoring to determine pest-caused injury levels and determine the best
methods for their control. IPM uses a combination of :
• biological controls (e.g., natural enemies or predators);
• physical or mechanical controls (e.g., hand labor or mowing);
• cultural controls (e.g., mulching, discing, or alternative plant type selection); and
• reduced risk chemical controls (e.g., soaps or oils)
in order to minimize pesticide usage. The IPM method uses the least hazardous
pesticides only as a last resort for controlling pests.
What is Integrated Pest Management?
07/01/2016
Central Contra Costa County Sanitary District
Our Water Our World IPM Fact Sheets
www.centralsan.org San Francisco Department of the Environment
www.sfenvironment.com
IPM Information: www.mywatershedwatch.org
University of California Cooperative Extension Master Gardeners: www.mastergardeners.org
University of California IPM (800) 994-8849 www.ipm.ucdavis.edu
• Natural Enemies Handbook: The Illustrated
Guide to Biological Pest Control
• The UC Guide to Solving Garden and Landscape Problems: An Interactive CD- ROM
• Pests of Landscape Trees and Shrubs
IPM Access, www.efn.org/~ipmpa, IPM Based Landscape Design.
Bio-Integral Resource Center (BIRC) (510) 524-2567 www.birc.org
Pest Reducing Landscape
Design Techniques
• Design the landscape for efficient irrigation and drainage.
• Design the landscape to conform to natural drainage patterns.
• Retain existing native, pest-resistant trees, shrubs and plants.
• Select pest-resistant plants adapted to
your specific area. Consider site-specific characteristics such as the soil, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions.
• Prevent the need for routine pruning by selecting plants based on their size and shape when mature.
• Situate plants to facilitate maintenance. Install mowing strips, tree wells and pathway edging to reduce problems associated with maintaining the interface between different elements of the design.
• Plant at the right time of year.
Pest Reducing Landscape Maintenance Techniques
• Employ nonchemical Integrated Pest Management methods (biological, physical and cultural controls) before using chemicals to treat a pest problem.
• If pesticides are necessary, use the least toxic
pesticide available. Avoid use of organophosphates such as diazinon and chlorpyrifos (Dursban) as well as copper-based pesticides.
• Do not over apply pesticide. Spray only where the
infestation exists. Follow the manufacturer’s
instructions for mixing and applying materials.
• Properly sweep up spilled fertilizers or pesticides. Do
not wash away or bury such spills.
• Properly dispose of chemical wastes by recycling,
reusing, or disposing of as hazardous waste. Do not
dispose of debris into or near channels or other
waterways or leave it where it may contact runoff.
• Apply pesticides at the appropriate time to maximize
their effectiveness and minimize the likelihood of
discharging undegraded pesticides into runoff. With
the exception of pre-emergent pesticides, avoid
application if rain is expected.
• Maintain healthy soils by incorporating organic
matter, making regular pH adjustments, and
appropriately fertilizing.
• Do not overwater.
• Minimize irrigation overspray.
• Prune to increase air circulation but do not overprune.
• Apply 2-4 inches of mulch or geotextiles to exposed
soils to prevent weed growth.
• Mow lawns and turf high and leave clippings in place.
• Replace problem plants with locally-adapted, pest resistant plants.
• Remove, rake up and dispose of diseased plant parts.
ADDITIONAL RESOURCES
What is Stormwater Pollution?
In natural landscapes, most of the rainwater soaks into the soil. However, in urban areas, impervious or
hard surfaces such as buildings, driveways, sidewalks, and streets prevent rainwater from soaking into
the ground and cause stormwater runoff. As stormwater runoff flows over impervious surfaces, it can
pick up pollutants such as litter, motor oil, metals, and pesticides, and carry them into storm drains. This
polluted runoff flows directly into local creeks and San Francisco Bay, without any cleaning or filtering to
remove pollutants.
Why are Stormwater Quality Controls Being Required for My Project?
Local agencies in urbanized portions of the Bay Area are responsible for controlling stormwater
pollution by complying with the Municipal Regional Stormwater Permit (MRP), reissued by the Regional
Water Quality Control Board in May 2022. Larger development projects have been required to
implement stormwater quality controls for over a decade. A new requirement in the MRP now
mandates stormwater quality controls for some large single-family homes.
How Do These Requirements Impact My Project?
Beginning July 1, 2023, single-family home projects that create and/or replace 10,000 square feet or
more of impervious surface must meet stormwater quality requirements by including site design
measures, source control measures, low impact development (LID) treatment measures,
and construction site best management practices, as appropriate for the project. Runoff from
portions of the public right of way, such as the street frontage, that are constructed or reconstructed as
part of the project will also need to be treated using LID treatment measures.
These features are explained below and should be incorporated into the project design as early as
possible.
Site Design Measures
Site design measures help to reduce stormwater flow and water quality impacts of
the project by:
• Preserving existing vegetation;
• Reducing the amount of impervious surface using landscaping and/or pervious
pavement;
• Directing flow from roof downspouts to landscaping instead of impervious
surfaces.
If designed properly, site design measures can reduce or eliminate the need for
treatment measures.
Source Control Measures
Source controls prevent potential pollutant sources from contacting stormwater. Examples include:
• Storing household chemicals (e.g., paints, pesticides, fertilizers, and cleaning products) indoors
• Connecting swimming pools and spas to the sanitary sewer system
LID Stormwater Treatment Measures
LID measures are treatment systems designed to treat a specific amount of
stormwater runoff from buildings, streets, and parking lots by filtration
through a special soil media, infiltration into the ground, or storage for future
use. This reduces the quantity of water and pollutants flowing into storm
drains and local creeks. The site design and LID treatment measures described
on the next page can be used to collect runoff from roofs, driveways, and
other impervious surfaces to meet stormwater quality requirements.
New Stormwater Control Requirements for
Large Single-Family Home Development
Landscape Dispersion
Landscaped areas can be designed to collect stormwater runoff from
building roofs and paved areas. For design guidance, see the Landscape
Designs for Stormwater Management Fact Sheet.
Bioretention Areas or Rain Gardens
Bioretention areas or rain gardens are shallow, depressed, landscaped
areas that use a special soil mix to remove pollutants from stormwater
runoff. For design guidance, see the Rain Garden Fact Sheet.
Rainwater Harvesting
Rain barrels or cisterns can be used to collect and store rainwater for use
in landscape irrigation and toilet flushing. For guidance on the determining
the storage capacity of the rain barrel or cistern, see the Rain Barrels and
Cisterns Fact Sheet.
Pervious Concrete, Porous Asphalt, and Pervious Pavers
Pervious surfaces can be used in driveways, backyards, and walkways.
Pervious surfaces include the following: pervious concrete or porous asphalt,
grid pavers with gaps filled with gravel or turf, interlocking pavers made of
pervious material, and solid interlocking pavers that have gaps between them.
For design guidance, see the Pervious Pavement Fact Sheet.
Construction Site Measures
Project sites are required to use construction best management practices
(BMPs), such as:
• Controlling soil erosion onsite and preventing sediment from being
carried or tracked offsite;
• Covering construction materials and containing wastes such that they
do not enter storm drains;
• Protecting storm drain inlets using rubber mats, gravel bags, etc.
What is Required for My Project?
Check with your local Planning Department for information on which stormwater requirements
apply and what information is required to be submitted with the project application. You may be
required to submit a Stormwater Control Plan prior to project approval.
A
Roof and driveway draining to landscaping
Bioretention area
Driveway with pervious pavers
This fact sheet was developed by the Santa Clara Valley Urban Runoff Pollution
Prevention Program (SCVURPPP). For more information, visit www.scvurppp.org
Santa Clara Valley Urban Runoff Pollution Prevention Program, 2023
Rain barrel
DOC. 25604950APN: 510-17-101409.00BW 408.98
FW
408.86
TC408.43
FL
408.
54
LIP
407.56
CL
406.16
CL
405.33LIPEXISTING SITE PLAN
Scale: 1/8" = 1'-0"
0 10 20 30 40 FT
408.04
408.10
407.94407.64 408.03
408.51 408.50
408.94
408.86
409.67
409.64
408.89 408.85
15" DIA.
STRAWBERRY
40" DIA.
PINE
ALLEY (16' WIDE)
ASPHALT PAVED
ROAD
CHIMNEY
LANDSCAPE
GRAVEL
DRIVEWAY
CONC. DRIVEWAY
AC
LAWN/LANDSCAPE
PAVERS
PAVERS
PAVERS
BACHMAN AVENUE(60' WIDE)MELAX RES.
DOC. 25703706
APN: 510-17-100
3,538 Sq.Ft.±
(0.081 Acres±)
EX-HOUSE
FF=409.9'PAVED ROADCONCRETE CURB, GUTTER AND DETACHED SIDEWALK407.9'
408.32
408.54 408.48
408.7
408.71'
10" DIA. SSCO
408.8
408.4
408.8 GATEWMS53°28'28''E 48.26'S19°15'16''W 65.46'S68°12'50''E 52.28'S23°47'32''W 77.72'409409
408
407
408
408
STONE PAVERS
STONE PAVERSSTONE PAVERS
CONC.
ELEC.
GAS
408
407
406
CONC. WALK
STEP (E) PICKET FENCELAWN/LANDSCAPE LANDSCAPELANDSCAPELAWN/LANDSCAPE
10" DIA. AVOCADO
A
B
C
POWER / TELEPHONE POLE
6" DIA. AZADIRACHTA INDICA
6" DIA. AZADIRACHTA INDICA
408
408.88
408.95
408.98
409
408.96
409
409.23
409.02
409.3
409.27 409.22
409.19
408.82
408.77
407.26407.88
406.93
406.89
406.83
407.42
407.26
407.39
407.18
407.06
407.19
408.03
409.41
409.43
409
FENCE/GATE
FENCEFENCEFENCE FENCE
FENCE/GATEFENCEFENCE GATECONCRETE VALLEY GUTTER
307 BACHMAN AVE.
240 MASSOL AVE.SETBACK5'-0"4'-0"
SETBACK 5'-0"SIDE SETBACKAPPROVED NON-CONFORMING
SETBACK LINE
10'-2"
4'-10"
NOTES:
1. IT IS RECOMMENDED TO HAVE THE SIDE AND
FRONT YARD PROPERTY LINES ESTABLISHED THROUGH A SURVEY PRIOR TO FORMING ANY
PORTION OF THE FOUNDATION.
2. FINISH GRADE AROUND THE STRUCTURE SHALL SLOPE AWAY FROM THE FOUNDATION AT A MINIMUM
OF 5% FOR AT LEAST 10 FEET FROM THE
STRUCTURE, PER CBC 1804.4.3. EAVE PROJECTIONS OF >2' AND <5' FROM THE
PROPERTY LINE SHALL BE 1 HR FIRE RATED PER
CRC R302 & TABLE R302.1(1).4. IF THERE ARE ANY DISCREPANCIES, STOP WORK
AND CONTACT THE ARCHITECT IMMEDIATELY. COPYRIGHT 2025 JENNIFER KRETSCHMER, AIA101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSOct. 25, 2025
J. KRETSCHMERARCHITECTMELAX RES
GARAGE
(E) SITE PLAN
A1.0J. KRETSCHMER, ARCHITECT. All drawings, specifications, and other documents, including those in electronic form, prepared by the architect are instruments of architectural service, and shall remain the property of the Architect. Use is restricted to the site for which they were prepared and for the purpose of constructing, using and maintaining this project only. These drawings may not be copied, revised, re-used or disclosed without the written consent of the Architect.NOTFORCONSTRUCTION2502SD102525.vwx Oct. 25, 2025
321 BACHMAN AVE
LOS GATOS, CA 95030
DO NOT SCALE PLANSSCALE REFLECTS
DRAWINGS PRINTED ON
ARCH D 24x36 SIZE SHEETS
APN MAP N.T.S.PROJECT SITE
EXISTING SITE PLAN
Scale: 1/8" = 1'-0"
0 10 20 30 40 FT
408
408
20'-0"
REMOVE 15" DIA.STRAWBERRY
16'-0"(E) PICKET FENCE(E) PICKET FENCEBACHMAN AVENUE(60' WIDE)ALLEY (16' WIDE)CONCRETE CURB, GUTTER AND DETACHED SIDEWALKASPHALT PAVED
ROAD
CONCRETE VALLEY GUTTER
CHIMNEYLANDSCAPE
LANDSCAPE
REAR SETBACK 408.71'
10" DIA. SSCO
GATEWMS53°28'28''E 48.26'S19°15'16''W 65.46'S68°12'50''E 52.28'S23°47'32''W 77.72'409409
408
407
408
4
0
8
STONE PAVERS
STONE PAVERSSTONE PAVERS
CONC.
408
407
406
CONC. WALK
STEP (E) GATELAWN/LANDSCAPE
SETBACK5'-0"10'-10 1/2"
4'-1 1/2"
4'-0"
SETBACK
APPROVED NON-CONFORMING
SETBACK LINE
408.88
408.95
408.98
409
408.96
409
409.23
409.02
409.3
409.27 409.22
409.19
408.82
408.77
407.26407.88
406.93
406.89
406.83
407.42
407.26
407.39
407.18
407.06
407.19
408.03
409.41
409.43
GARAGE
PROPOSED
ADDITION
MELAX RES.
DOC. 25703706
APN: 510-17-100
3,538 Sq.Ft.±
(0.081 Acres±)
EX-HOUSE
FF=409.9'
12'-10"
12'-0"
2'-2"
3'-0"5'-0"SIDE SETBACKLOS GATOS TOWN CODE
CHAPTER 29 – ZONING REGULATIONS ARTICLE I. – IN GENERAL
DIVISION 2. TREE PROTECTION
SEC. 29.10.1005. PROTECTION OF TREES DURING CONSTRUCTION.(A) PROTECTIVE TREE FENCING SHALL SPECIFY THE FOLLOWING:(1) SIZE AND MATERIALS. SIX (6) FOOT HIGH CHAIN LINK FENCING, MOUNTED ON TWO-INCH DIAMETER GALVANIZED IRON POSTS, SHALL BE DRIVEN INTO THE GROUND TO A DEPTH OF AT LEAST TWO (2) FEET AT NO MORE THAN 10-FOOT SPACING. FOR PAVING AREA THAT WILL NOT BE DEMOLISHED AND WHEN STIPULATED IN A TREE PRESERVATION PLAN, POSTS MAY BE SUPPORTED BY A CONCRETE BASE.
(2) AREA TYPE TO BE FENCED. TYPE I: ENCLOSURE WITH CHAIN LINK FENCING OF EITHER THE ENTIRE DRIPLINE AREA OR AT THE TREE PROTECTION ZONE (TPZ), WHEN SPECIFIED BY A CERTIFIED OR CONSULTING ARBORIST. TYPE II: ENCLOSURE FOR STREET TREES LOCATED IN A PLANTER STRIP: CHAIN LINK FENCE AROUND THE ENTIRE PLANTER STRIP TO THE OUTER BRANCHES. TYPE III: PROTECTION FOR A TREE LOCATED IN A SMALL PLANTER CUTOUT ONLY (SUCH AS DOWNTOWN): ORANGE PLASTIC FENCING SHALL BE WRAPPED AROUND THE TRUNK FROM THE GROUND TO THE FIRST BRANCH WITH 2-INCH WOODEN BOARDS BOUND SECURELY ON THE OUTSIDE. CAUTION SHALL BE USED TO AVOID DAMAGING ANY BARK OR BRANCHES.(3) DURATION OF TYPE I, II, III FENCING. FENCING SHALL BE ERECTED BEFORE DEMOLITION, GRADING OR CONSTRUCTION PERMITS ARE ISSUED AND REMAIN IN PLACE UNTIL THE WORK IS COMPLETED. CONTRACTOR SHALL FIRST OBTAIN THE APPROVAL OF THE
PROJECT ARBORIST ON RECORD PRIOR TO REMOVING A TREE PROTECTION FENCE.(4) WARNING SIGN. EACH TREE FENCE SHALL HAVE PROMINENTLY DISPLAYED AN 8.5 X 11-INCH SIGN STATING: "WARNING—TREE PROTECTION ZONE-THIS FENCE SHALL NOT BE REMOVED AND IS SUBJECT TO PENALTY ACCORDING TO TOWN CODE 29.10.1025". (B) ALLPERSONS, SHALL COMPLY WITH THE FOLLOWING PRECAUTIONS: (1) PRIOR TO THE COMMENCEMENT OF CONSTRUCTION, INSTALL THE FENCE AT THE DRIPLINE, OR TREE PROTECTION ZONE (TPZ) WHEN SPECIFIED IN AN APPROVED ARBORIST REPORT, AROUND ANY TREE AND/OR VEGETATION TO BE RETAINED WHICH COULD BE AFFECTED BY THE CONSTRUCTION AND PROHIBIT ANY STORAGE OF CONSTRUCTION MATERIALS OR OTHER MATERIALS, EQUIPMENT CLEANING, OR PARKING OF VEHICLES WITHIN THE TPZ. THE DRIPLINE SHALL NOT BE ALTERED IN ANY WAY SO AS TO INCREASE THE
ENCROACHMENT OF THE CONSTRUCTION.(2) PROHIBIT ALL CONSTRUCTION ACTIVITIES WITHIN THE TPZ, INCLUDING BUT NOT LIMITED TO: EXCAVATION, GRADING, DRAINAGE AND LEVELING WITHIN THE DRIPLINE OF THE TREE UNLESS APPROVED BY THE DIRECTOR.(3) PROHIBIT DISPOSAL OR DEPOSITING OF OIL, GASOLINE, CHEMICALS OR OTHER HARMFUL MATERIALS WITHIN THE DRIPLINE OF OR IN DRAINAGE CHANNELS, SWALES OR AREAS THAT MAY LEAD TO THE DRIPLINE OF A PROTECTED TREE.(4) PROHIBIT THE ATTACHMENT OF WIRES, SIGNS OR ROPES TO ANY PROTECTED TREE.(5) DESIGN UTILITY SERVICES AND IRRIGATION LINES TO BE LOCATED OUTSIDE OF THE DRIPLINE WHEN FEASIBLE.(6) RETAIN THE SERVICES OF A CERTIFIED OR CONSULTING ARBORIST WHO SHALL SERVE AS THE PROJECT ARBORIST FOR
PERIODIC MONITORING OF THE PROJECT SITE AND THE HEALTH OF THOSE TREES TO BE PRESERVED. THE PROJECT ARBORIST SHALL BE PRESENT WHENEVER ACTIVITIES OCCUR WHICH MAY POSE A POTENTIAL THREAT TO THE HEALTH OF THE TREES TO BE PRESERVED AND SHALL DOCUMENT ALL SITE VISITS.(7) THE DIRECTOR AND PROJECT ARBORIST SHALL BE NOTIFIED OF ANY DAMAGE THAT OCCURS TO A PROTECTED TREE DURING CONSTRUCTION SO THAT PROPER TREATMENT MAY BE ADMINISTERED.(ORD. NO. 2114, §§ I, II, 8-4-03)PAGE 1 OF 4SEC. 29.10.1010. PRUNING AND MAINTENANCE.ALL PRUNING SHALL BE IN ACCORDANCE WITH THE CURRENT VERSION OF THE INTERNATIONAL SOCIETY OF ARBORICULTURE BEST
MANAGEMENT PRACTICES—TREE PRUNING AND ANSI A300-PART 1 TREE, SHRUB AND OTHER WOODY PLANT MANAGEMENT—STANDARD PRACTICES, (PRUNING) AND ANY SPECIAL CONDITIONS AS DETERMINED BY THE DIRECTOR. FOR DEVELOPMENTS, WHICH REQUIRE A TREE PRESERVATION REPORT, A CERTIFIED OR CONSULTING ARBORIST SHALL BE IN REASONABLE CHARGE OF ALL ACTIVITIES INVOLVING PROTECTED TREES, INCLUDING PRUNING, CABLING AND ANY OTHER WORK IF SPECIFIED.(1) ANY PUBLIC UTILITY INSTALLING OR MAINTAINING ANY OVERHEAD WIRES OR UNDERGROUND PIPES OR CONDUITS IN THE
VICINITY OF A PROTECTED TREE SHALL OBTAIN PERMISSION FROM THE DIRECTOR BEFORE PERFORMING ANY WORK, INCLUDING PRUNING, WHICH MAY CAUSE INJURY TO A PROTECTED TREE. (E.G. CABLE TV/FIBER OPTIC TRENCHING, GAS, WATER, SEWER
TRENCH, ETC.).(2) PRUNING FOR CLEARANCE OF UTILITY LINES AND ENERGIZED CONDUCTORS SHALL BE PERFORMED IN COMPLIANCE WITH THE CURRENT VERSION OF THE AMERICAN NATIONAL STANDARDS INSTITUTE (ANSI) A300 (PART 1)-PRUNING, SECTION 5.9 UTILITY PRUNING. USING SPIKES OR GAFFS WHEN PRUNING, EXCEPT WHERE NO OTHER ALTERNATIVE IS AVAILABLE, IS PROHIBITED.(3) NO PERSON SHALL PRUNE, TRIM, CUT OFF, OR PERFORM ANY WORK, ON A SINGLE OCCASION OR CUMULATIVELY, OVER A THREE-YEAR PERIOD, AFFECTING TWENTY-FIVE PERCENT OR MORE OF THE CROWN OF ANY PROTECTED TREE WITHOUT FIRST
OBTAINING A PERMIT PURSUANT TO THIS DIVISION EXCEPT FOR POLLARDING OF FRUITLESS MULBERRY TREES (MORUS ALBA) OR OTHER SPECIES APPROVED BY THE TOWN ARBORIST. APPLICATIONS FOR A PRUNING PERMIT SHALL INCLUDE PHOTOGRAPHS
INDICATING WHERE PRUNING IS PROPOSED.(4) NO PERSON SHALL REMOVE ANY HERITAGE TREE OR LARGE PROTECTED TREE BRANCH OR ROOT THROUGH PRUNING OR
OTHER METHOD GREATER THAN FOUR (4) INCHES IN DIAMETER (12.5” IN CIRCUMFERENCE) WITHOUT FIRST OBTAINING A PERMIT PURSUANT TO THIS DIVISION.(ORD. NO. 2114, §§ I, II, 8-4-03)
SEC. 29.10.1015. NO LIMITATION OF AUTHORITY.NOTHING IN THIS DIVISION LIMITS OR MODIFIES THE EXISTING AUTHORITY OF THE TOWN UNDER DIVISION 29 OF TITLE 29 (ZONING REGULATIONS), TITLE 26 (PUBLIC TREES) OR THE HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES TO REQUIRE TREES AND
OTHER PLANTS TO BE IDENTIFIED, RETAINED, PROTECTED, AND/OR PLANTED AS CONDITIONS OF THE APPROVAL OF DEVELOPMENT. IN THE EVENT OF CONFLICT BETWEEN PROVISIONS OF THIS DIVISION AND CONDITIONS OF ANY PERMIT OR OTHER APPROVAL GRANTED PURSUANT TO CHAPTER 29 OR CHAPTER 26 OF THE TOWN CODE OR THE HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES. THE MORE PROTECTIVE REQUIREMENTS SHALL PREVAIL.(ORD. NO. 2114, §§ I, II, 8-4-03)
SEC. 29.10.1020. RESPONSIBILITY FOR ENFORCEMENT.ALL OFFICERS AND EMPLOYEES OF THE TOWN SHALL REPORT VIOLATIONS OF THIS DIVISION TO THE DIRECTOR OF COMMUNITY DEVELOPMENT. WHENEVER AN ENFORCEMENT OFFICER AS DEFINED IN SECTION 1.30.015 OF THE TOWN CODE DETERMINES THAT A VIOLATION OF THIS CODE HAS OCCURRED, THE ENFORCEMENT OFFICER SHALL HAVE THE AUTHORITY TO ISSUE AN ADMINISTRATIVE
CITATION PURSUANT TO THE PROVISIONS OF SECTION 1.30.020 OF THE TOWN CODE(ORD. NO. 2114, §§ I, II, 8-4-03) WHENEVER AN ENFORCEMENT OFFICER CHARGED WITH THE ENFORCEMENT OF THIS CODE DETERMINES THAT A VIOLATION OF THAT PROVISION HAS OCCURRED, THE ENFORCEMENT OFFICER SHALL HAVE THE AUTHORITY TO ISSUE AN ADMINISTRATIVE CITATION TO ANY PERSON RESPONSIBLE FOR THE VIOLATION.PAGE 2 OF 4
SEC. 29.10.1025. ENFORCEMENT—REMEDIES FOR VIOLATION.IN ADDITION TO ALL OTHER REMEDIES SET FORTH IN THIS CODE OR OTHERWISE PROVIDED BY LAW, THE FOLLOWING REMEDIES SHALL BE AVAILABLE TO THE TOWN FOR VIOLATION OF THIS DIVISION:(1) TREE REMOVALS IN ABSENCE OF OR IN ANTICIPATION OF DEVELOPMENT. IF A VIOLATION OCCURS IN THE ABSENCE OF OR PRIOR TO PROPOSED DEVELOPMENT, THEN DISCRETIONARY APPLICATIONS AND/OR BUILDING PERMIT APPLICATIONS WILL NOT BE
ACCEPTED OR PROCESSED BY THE TOWN UNTIL THE VIOLATION HAS BEEN REMEDIED TO THE REASONABLE SATISFACTION OF THE DIRECTOR. MITIGATION MEASURES AS DETERMINED BY THE DIRECTOR MAY BE IMPOSED AS A CONDITION OF ANY SUBSEQUENT APPLICATION APPROVAL OR PERMIT FOR DEVELOPMENT ON THE SUBJECT PROPERTY. A MITIGATION PLAN SHALL INCLUDE SPECIFIC MEASURES FOR THE PROTECTION OF ANY REMAINING TREES ON THE PROPERTY, AND SHALL PROVIDE FOR THE REPLACEMENT OF EACH HILLSIDE TREE THAT WAS REMOVED ILLEGALLY WITH A NEW TREE(S) IN THE SAME LOCATION(S) AS THOSE ILLEGALLY REMOVED TREE(S). THE REPLACEMENT RATIO SHALL BE AT A GREATER RATIO THAN THAT REQUIRED IN ACCORDANCE WITH THE STANDARDS SET FORTH IN SEC. 29.10.0985 OF THIS DIVISION. IF THE COURT OR THE DIRECTOR DIRECTS A REPLACEMENT TREE OR TREES TO BE PLANTED AS PART OF THE REMEDY FOR THE VIOLATION, THE TREES SHALL BE PERMANENTLY MAINTAINED IN A GOOD
AND HEALTHY CONDITION. THE PROPERTY OWNER SHALL EXECUTE A FIVE-YEAR WRITTEN MAINTENANCE AGREEMENT WITH THE TOWN. FOR THOSE TREES ON PUBLIC PROPERTY, REPLACEMENT IS TO BE DETERMINED BY THE DIRECTOR OF COMMUNITY DEVELOPMENT OR BY THE DIRECTOR OF PARKS AND PUBLIC WORKS.(2) PENDING DEVELOPMENT APPLICATIONS. INCOMPLETE APPLICATIONS WILL NOT BE PROCESSED FURTHER UNTIL THE VIOLATION HAS BEEN REMEDIED. IF AN APPLICATION HAS BEEN DEEMED COMPLETE, IT MAY BE DENIED BY THE DIRECTOR OR FORWARDED TO THE PLANNING COMMISSION WITH A RECOMMENDATION FOR DENIAL AT THE DIRECTOR'S DISCRETION. MITIGATION MEASURES AS DETERMINED BY THE DIRECTOR MAY BE IMPOSED AS A CONDITION OF APPROVAL. A MITIGATION PLAN SHALL INCLUDE SPECIFIC MEASURES FOR THE PROTECTION OF ANY REMAINING TREES ON THE PROPERTY, AND SHALL PROVIDE FOR THE REPLACEMENT OF
EACH HILLSIDE TREE THAT WAS REMOVED ILLEGALLY WITH A NEW TREE(S) IN THE SAME LOCATION(S) AS THOSE ILLEGALLY REMOVED TREE(S). THE REPLACEMENT RATIO SHALL BE AT A GREATER RATIO THAN THAT REQUIRED IN ACCORDANCE WITH THE STANDARDS SET FORTH IN SEC. 29.10.0985 OF THIS DIVISION. IF THE COURT OR THE DIRECTOR DIRECTS A REPLACEMENT TREE OR TREES TO BE PLANTED AS PART OF THE REMEDY FOR THE VIOLATION, THE TREES SHALL BE PERMANENTLY MAINTAINED IN A GOOD AND HEALTHY CONDITION. THE PROPERTY OWNER SHALL EXECUTE A FIVE-YEAR WRITTEN MAINTENANCE AGREEMENT WITH THE TOWN. FOR THOSE TREES ON PUBLIC PROPERTY, REPLACEMENT IS TO BE DETERMINED BY THE DIRECTOR OF COMMUNITY DEVELOPMENT OR BY THE DIRECTOR OF PARKS AND PUBLIC WORKS.(3) PROJECTS UNDER CONSTRUCTION.
A. IF A VIOLATION OCCURS DURING CONSTRUCTION, THE TOWN MAY ISSUE A STOP WORK ORDER SUSPENDING AND PROHIBITING FURTHER ACTIVITY ON THE PROPERTY PURSUANT TO THE GRADING, DEMOLITION, AND/OR BUILDING PERMIT(S) (INCLUDING CONSTRUCTION, INSPECTION, AND ISSUANCE OF CERTIFICATES OF OCCUPANCY) UNTIL A MITIGATION PLAN HAS BEEN FILED WITH AND APPROVED BY THE DIRECTOR, AGREED TO IN WRITING BY THE PROPERTY OWNER(S) OR THE APPLICANT(S) OR BOTH, AND EITHER IMPLEMENTED OR GUARANTEED BY THE POSTING OF ADEQUATE SECURITY IN THE DISCRETION OF THE DIRECTOR. A MITIGATION PLAN SHALL INCLUDE SPECIFIC MEASURES FOR THE PROTECTION OF ANY REMAINING TREES ON THE PROPERTY, AND SHALL PROVIDE FOR THE REPLACEMENT OF EACH HILLSIDE TREE THAT WAS REMOVED ILLEGALLY WITH A NEW TREE(S) IN THE SAME LOCATION(S) AS THOSE ILLEGALLY REMOVED TREE(S). THE REPLACEMENT RATIO SHALL BE AT A GREATER RATIO THAN THAT REQUIRED IN ACCORDANCE WITH THE STANDARDS SET FORTH IN SEC. 29.10.0985 OF THIS DIVISION. IF THE COURT OR THE DIRECTOR
DIRECTS A REPLACEMENT TREE OR TREES TO BE PLANTED AS PART OF THE REMEDY FOR THE VIOLATION, THE TREES SHALL BE PERMANENTLY MAINTAINED IN A GOOD AND HEALTHY CONDITION. THE PROPERTY OWNER SHALL EXECUTE A FIVE-YEAR WRITTEN MAINTENANCE AGREEMENT WITH THE TOWN. FOR THOSE TREES ON PUBLIC PROPERTY, REPLACEMENT IS TO BE DETERMINED BY THE DIRECTOR OF COMMUNITY DEVELOPMENT OR BY THE DIRECTOR OF PARKS AND PUBLIC WORKS.B. THE VIOLATION OF ANY PROVISIONS IN THIS DIVISION DURING THE CONDUCT BY ANY PERSON OF A TREE REMOVAL, LANDSCAPING, CONSTRUCTION OR OTHER BUSINESS IN THE TOWN SHALL CONSTITUTE GROUNDS FOR REVOCATION OF ANY BUSINESS LICENSE ISSUED TO SUCH PERSON.(4) CIVIL PENALTIES.
NOTWITHSTANDING SECTION 29.20.950 RELATING TO CRIMINAL PENALTY, ANY PERSON FOUND TO HAVE VIOLATEDSECTION 29.10.0965 SHALL BE LIABLE TO PAY THE TOWN A CIVIL PENALTY AS PRESCRIBED IN SUBSECTIONS A. THROUGH D. PAGE 3 OF 4A. AS PART OF A CIVIL ACTION BROUGHT BY THE TOWN, A COURT MAY ASSESS AGAINST ANY PERSON WHO COMMITS, ALLOWS, OR MAINTAINS A VIOLATION OF ANY PROVISION OF THIS DIVISION A CIVIL PENALTY IN AN AMOUNT NOT TO EXCEED FIVE THOUSAND DOLLARS PER VIOLATION.B. WHERE THE VIOLATION HAS RESULTED IN REMOVAL OF A PROTECTED TREE, THE CIVIL PENALTY SHALL BE IN AN AMOUNT NOT TO EXCEED FIVE THOUSAND DOLLARS PER TREE UNLAWFULLY REMOVED, OR THE REPLACEMENT VALUE OF EACH SUCH TREE,
WHICHEVER AMOUNT IS HIGHER. SUCH AMOUNT SHALL BE PAYABLE TO THE TOWN AND DEPOSITED INTO THE TREE REPLACEMENT FUND. REPLACEMENT VALUE FOR THE PURPOSES OF THIS SECTION SHALL BE DETERMINED UTILIZING THE MOST RECENT EDITION OF THE GUIDE FOR PLANT APPRAISAL, AS PREPARED BY THE COUNCIL OF TREE AND LANDSCAPE APPRAISERS AND THE SPECIES AND GROUP CLASSIFICATION GUIDE PUBLISHED BY THE WESTERN CHAPTER OF THE INTERNATIONAL SOCIETY OF ARBORICULTURE.C. IF THE COURT OR THE DIRECTOR DIRECTS A REPLACEMENT TREE OR TREES TO BE PLANTED AS PART OF THE REMEDY FOR THE VIOLATION, THE TREES SHALL BE PERMANENTLY MAINTAINED IN A GOOD AND HEALTHY CONDITION. THE PROPERTY OWNER SHALL EXECUTE A FIVE YEAR WRITTEN MAINTENANCE AGREEMENT WITH THE TOWN.D. THE COST OF ENFORCING THIS DIVISION, WHICH SHALL INCLUDE ALL COSTS, STAFF TIME, AND ATTORNEYS' FEES.
(5) INJUNCTIVE RELIEF. A CIVIL ACTION MAY BE COMMENCED TO ABATE, ENJOIN, OR OTHERWISE COMPEL THE CESSATION OF SUCH VIOLATION.(6) COSTS. IN ANY CIVIL ACTION BROUGHT PURSUANT TO THIS DIVISION IN WHICH THE TOWN PREVAILS, THE COURT SHALL AWARD TO THE TOWN ALL COSTS OF INVESTIGATION AND PREPARATION FOR TRIAL, THE COSTS OF TRIAL, REASONABLE EXPENSES INCLUDING OVERHEAD AND ADMINISTRATIVE COSTS INCURRED IN PROSECUTING THE ACTION, AND REASONABLE ATTORNEY FEES.(ORD. NO. 2114, §§ I, II, 8-4-03)
SEC. 29.10.1030. FEES.THE FEE, AS ADOPTED BY TOWN RESOLUTION, PRESCRIBED THEREFORE IN THE MUNICIPAL FEE SCHEDULE SHALL ACCOMPANY THE
REMOVAL OR PRUNING PERMIT APPLICATION SUBMITTED TO THE TOWN FOR REVIEW AND EVALUATION PURSUANT TO THIS DIVISION.(ORD. NO. 2114, §§ I, II, 8-4-03)
SEC. 29.10.1035. SEVERABILITY.IF ANY PROVISION OF THIS DIVISION OR THE APPLICATION THEREOF TO ANY PERSON OR CIRCUMSTANCE IS HELD TO BE INVALID BY A COURT OF COMPETENT JURISDICTION, SUCH INVALIDITY SHALL NOT AFFECT ANY OTHER PROVISION OF THIS DIVISION WHICH CAN BE GIVEN EFFECT WITHOUT THE INVALID PROVISION OR APPLICATION, AND TO THIS END THE PROVISIONS OF THIS DIVISION ARE DECLARED TO BE SEVERABLE.(ORD. NO. 2114, §§ I, II, 8-4-03)
SEC. 29.10.1040. NOTICES.ALL NOTICES REQUIRED UNDER THIS DIVISION SHALL CONFORM TO NOTICING PROVISIONS OF THE APPLICABLE TOWN CODE.
SEC. 29.10.1045. APPEALS.ANY INTERESTED PERSON MAY APPEAL A DECISION OF THE DIRECTOR PURSUANT TO THIS DIVISION IN ACCORDANCE WITH THE PROCEDURES SET FORTH IN SECTION 29.20.260 OF THE TOWN CODE. ALL APPEALS SHALL COMPLY WITH THE PUBLIC NOTICING PROVISIONS OF SECTION 29.20.450 OF THE TOWN CODE.(ORD. NO. 2114, §§ I, II, 8-4-03) PAGE 4 OF 4
409
10" DIA. AVOCADO
C
40" DIA.
PINEA
B
C ARBUTUS UNEDOSTRAWBERRY /
SAVED
REMOVED15" DIA.
MRK SIZE COMMON/BOTANICAL NAME
SAVED, REMOVED PRUNEDCONDITION
SAVED
HEALTHY
HEALTHY
HEALTHY
A
B PERSEA AMERICANAAVOCADO /
PINUSPINE /
10" DIA.
40" DIA.
NOTE: TREE TO BE REMOVED DUE TO TO THE PROXIMITY OF THE PROPOSED GARAGE ADDITION.*
*
ADDITIONAL NOTES
21' CANOPY- APPX.
10' CANOPY- APPX.
16' CANOPY- APPX.
TREE SCHEDULE
307 BACHMAN AVE.
240 MASSOL AVE.
(E) ELEC.
(E) GAS POWER / TELEPHONE POLE
6" DIA. AZADIRACHTA INDICA
6" DIA. AZADIRACHTA INDICA
WW
E5'-0"SIDE SETBACKNEWGATE
PROPOSED SITE PLAN
10'-2"
4'-10"18'-2 1/2"ADU IS NOT PART OF
THIS ARCH. AND SITE
APPLICATION
NOTES:
1. IT IS RECOMMENDED TO HAVE THE SIDE AND
FRONT YARD PROPERTY LINES ESTABLISHED THROUGH A SURVEY PRIOR TO FORMING ANY
PORTION OF THE FOUNDATION.
2. FINISH GRADE AROUND THE STRUCTURE SHALL SLOPE AWAY FROM THE FOUNDATION AT A MINIMUM
OF 5% FOR AT LEAST 10 FEET FROM THE
STRUCTURE, PER CBC 1804.4.3. EAVE PROJECTIONS OF >2' AND <5' FROM THE
PROPERTY LINE SHALL BE 1 HR FIRE RATED PER
CRC R302 & TABLE R302.1(1).4. IF THERE ARE ANY DISCREPANCIES, STOP WORK
AND CONTACT THE ARCHITECT IMMEDIATELY. COPYRIGHT 2025 JENNIFER KRETSCHMER, AIA101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSOct. 25, 2025
J. KRETSCHMERARCHITECTMELAX RES
GARAGE
(N) SITE PLAN
A1.1J. KRETSCHMER, ARCHITECT. All drawings, specifications, and other documents, including those in electronic form, prepared by the architect are instruments of architectural service, and shall remain the property of the Architect. Use is restricted to the site for which they were prepared and for the purpose of constructing, using and maintaining this project only. These drawings may not be copied, revised, re-used or disclosed without the written consent of the Architect.NOTFORCONSTRUCTION2502SD102525.vwx Oct. 25, 2025
321 BACHMAN AVE
LOS GATOS, CA 95030
DO NOT SCALE PLANSSCALE REFLECTS
DRAWINGS PRINTED ONARCH D 24x36 SIZE SHEETS
APN MAP N.T.S.PROJECT SITE
COPYRIGHT 2025 JENNIFER KRETSCHMER, AIA101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSOct. 25, 2025
J. KRETSCHMERARCHITECTMELAX RES
GARAGE
STREETSCAPE
A1.2J. KRETSCHMER, ARCHITECT. All drawings, specifications, and other documents, including those in electronic form, prepared by the architect are instruments of architectural service, and shall remain the property of the Architect. Use is restricted to the site for which they were prepared and for the purpose of constructing, using and maintaining this project only. These drawings may not be copied, revised, re-used or disclosed without the written consent of the Architect.NOTFORCONSTRUCTION2502SD102525.vwx Oct. 25, 2025
321 BACHMAN AVE
LOS GATOS, CA 95030
DO NOT SCALE PLANSSCALE REFLECTS
DRAWINGS PRINTED ON
ARCH D 24x36 SIZE SHEETS
KITCHEN
CLOS.
BATHRM.
PRIMARY BEDROOM
ENTRY
HALL
CLOS.
BATHRM. #2
BEDROOM #2
LIVING ROOM
PANTRY
CLOS.WH
HALL
GARAGE
PORCH
PORCH
PROPOSED 1ST FLOOR PLAN 1/8"=1'-0"
(E) = GRAY
PROPOSED NORTH ELEVATION 1/4"=1'-0"
232 MASSOL AVE.321 BACHMAN AVE.
BACHMAN AVE.
312 BACHMAN AVE.
PROP. LINE PROP. LINE PROP. LINE
320 312 308
303321
240MASSOL AVE.
BACHMAN AVE.232327
328 300MASSOL AVE.ALLEY307 TAIT AVE.TAI
T AVE.
FIRE HYDRANT FIRE HYDRANT
PROPERTY SECTION 1/32"=1'-0"A
STREET MAP 1/32"=1'-0"
A
A
320 312 308328 300BACHMAN AVE.MASSOL AVE.
321 MASSOL AVE.ALLEY307303 240 MASSOL AVE.327 BACHMAN AVE.
STREETSCAPE 1/16"=1'-0"
BACHMAN AVE.
LEGEND
EXISTING WALLS TO BE REMOVED
EXISTING WALLS TO REMAIN
NEW WALLS
NEW
EXISTING
(N)
(E)
REPLACE
LOCATION OF NEW 6"X14" VENTS
LEGEND
EXISTING WALLS TO BE REMOVED
EXISTING WALLS TO REMAIN
NEW WALLS
NEW
EXISTING
(N)
(E)
REPLACE(R)
ALL DIMENSIONS ARE
FACE OF FINISH
LOCATION OF NEW 6"X14" VENTS
- 2x6 STUD WALLS AT ALL EXTERIOR AND PLUMBING WALLS
- 2x4 STUD WALLS AT INTERIOR
EXISTING & DEMOLITION 1ST FLOOR PLAN
Scale: 1/4" = 1'-0"
0 5 10 15 20 25 FT
(E) KITCHEN
(E) CLOS.
(E)
BATHRM.
(E) PRIMARY BEDROOM
(E) ENTRY
(E) HALL
(E) HALL
(E) CLOS.
(E) A.C.
(E) GAS
(E) ELEC.(E) FENCE/GATE(E)
FENCE/GATE
UP
(E)
BATHRM. #2
(E) BEDROOM #2
(E) LIVING ROOM
(E) NOOK (E) PANTRY(E) CLOS.(E) WH
8' CLG.
8' CLG.
8' CLG.8' CLG.
8' CLG.
8' CLG.
8' CLG.
8' CLG.
8' CLG.
VAULTED CLG.(E) FENCE/GATE(E) CONC.
(E) GRAVEL
(E) PAVERS
(E) PAVERS
(E) PAVERS
(E) FENCE/GATE
(E) CONC. LAND'G.
(E) PAVERS
(E) CONC. LAND'G.(E) PAVERS
(E) WALKWAY
PAVERS
(E) LAWN/LANDSCAPE(E) WALKWAY
PAVERS
(E) LAWN /
LANDSCAPING
40" DIA. PINE
10" DIA. SSCO
15" DIA. STRAWBERRY
10" DIA. AVOCADO
6" DIA. AZADIRACHTA INDICA
6" DIA.
AZADIRACHTA INDICA
UP(E) CONC. LANDING WMBACHMAN AVENUE(60' WIDE)CONCRETE CURB, GUTTER AND SIDEWALKPOWER / TELEPHONE
POLE BACHMAN AVENUE(60' WIDE)CONCRETE CURB, GUTTER AND SIDEWALKPOWER / TELEPHONE
POLE
16'-0"AL L E Y
(16' WIDE)ASPHALT PAVING 1098.403 SQ. FT.(E) HOUSE:
(E) LAWN/
LANDSCAPE
(E) CONC. STEP
COPYRIGHT 2025 JENNIFER KRETSCHMER, AIA101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSOct. 25, 2025
J. KRETSCHMERARCHITECTMELAX RES
GARAGE
(E) FIRST FLOOR PLAN
A2.0J. KRETSCHMER, ARCHITECT. All drawings, specifications, and other documents, including those in electronic form, prepared by the architect are instruments of architectural service, and shall remain the property of the Architect. Use is restricted to the site for which they were prepared and for the purpose of constructing, using and maintaining this project only. These drawings may not be copied, revised, re-used or disclosed without the written consent of the Architect.NOTFORCONSTRUCTION2502SD102525.vwx Oct. 25, 2025
321 BACHMAN AVE
LOS GATOS, CA 95030
DO NOT SCALE PLANSSCALE REFLECTS
DRAWINGS PRINTED ON
ARCH D 24x36 SIZE SHEETS
(N) HP HVACEXT UNIT
A L L E Y
(16' WIDE)0 5 10 15 20 25 FT
(E) KITCHEN
(E) CLOS.
(E)
BATHRM.
(E) PRIMARY
BEDROOM
(E) ENTRY
(E) HALL
(E) HALL
(E)
CLOS.
RELOCATE(E) A.C. TO REAR YARD
(E) GAS
(E) ELEC.NEW FENCE/GATENEW
FENCE/GATE
(E)
BATHRM. #2
(E) BEDROOM #2
(E) LIVING ROOM
(E) NOOK (E) PANTRY(E) CLOS.(E) WH
PROPOSED 1ST FLOOR PLANSCALE: 1/4"=1'-0"
NEW 6" SQ.
COLUMNS -(4)
NEW STEPS DN
NEW 32X80
(E) (E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)
(E)(E)
(E)
(N)
(N)
(N)
(N)(N)(E) FENCE(E) FENCENEW ROOF
LINE
VAULTED CEILING
PROPOSED GARAGE- 312 SQ. FT. (INCL. LAUNDRY) ASPHALT PAVING
NEW CONC. DRIVEWAY
NEW PARKING SPACE (1)
1098.403 SQ. FT.(E) HOUSE:
(E) FENCE
(E) FENCE
NEW COVERED PORCH: 100 SQ. FT. + 100 SQ. FT. = 200 SQ. FT.(ENTRY & SIDE)
NEW GATE NEW FENCE
21'-1 1/2"21'-10"4'-1"SLOPE DN. 5% MAX. TO STREET(E) PAVERS
(E) CONC. LAND'G.
(E) PAVERS
(E) CONC. LAND'G.(E) LAWN /
LANDSCAPING
40" DIA. PINE
10" DIA. SSCO
10" DIA.
AVOCADO
12"
6" DIA.
AZADIRACHTA INDICA
(E) WALKWAY
PAVERS
GARAGE F.A.R. CALC.Calculation not needed as garages
up to 400 square feet are exempt
from F.A.R.
HOUSE F.A.R. CALC: 0.3744 (survey)
Total floor area allowed:
1324.653 sq. ft. (survey)
(E) House Area: 1098.403 sq. ft. (survey)
LOT SIZE: 3538.456 sq. ft. (survey)
RELOCATED(E) A.C.
(N)
408.86408.95
407.94407.64
LEGEND
EXISTING WALLS TO BE REMOVED
EXISTING WALLS TO REMAIN
NEW WALLS
NEW
EXISTING
(N)
(E)
REPLACE
LOCATION OF NEW 6"X14" VENTS
LEGEND
EXISTING WALLS TO BE REMOVED
EXISTING WALLS TO REMAIN
NEW WALLS
NEW
EXISTING
(N)
(E)
REPLACE(R)
ALL DIMENSIONS AREFACE OF FINISH
LOCATION OF NEW 6"X14" VENTS
- 2x6 STUD WALLS AT ALL
EXTERIOR AND PLUMBING WALLS
- 2x4 STUD WALLS AT INTERIOR
408
408
409
409
408.5
408.87
409.04
408.62
409
409.04
SETBACK5'-0"24'-4"NEW 6" SQ. COLUMNS -(3)
NEW ROOF LINE ABOVE
UPUP
UP
8' FLAT CLG.
NEW SKY.
NEW SKY.NEW SKY.
10'-10 1/2"
NEW PORCH
12'-10"
12'-0"
2'-2"
4'-1 1/2"LAUNDRY4'-0"
SETBACK
8"NEW CONC.
PORCH BELOW 6'-0"11"
UP
5" DIA. AZADIRACHTA
INDICA
BACHMAN AVENUE(60' WIDE)CONCRETE CURB, GUTTER AND SIDEWALKPOWER /
TELEPHONE
POLE WM5" DIA. AZADIRACHTA
INDICA
BACHMAN AVENUE(60' WIDE)CONCRETE CURB, GUTTER AND SIDEWALKPOWER /
TELEPHONE
POLE
16'-0"CONCRETE VALLEY GUTTER
BLDG CORNER
5'-10 1/2"409.23
409.43
408.88
408.95
409
408.96
409
409.02
409.3
409.27 409.22
409.19
408.82
408.77
407.26407.88
406.93
406.89
406.83
407.42
407.26
407.39
407.18
407.06
407.19
409.41
408.75
409.67
409.64
ONE HOUR FIRE RATED WALLBETWEEN BEDROOM & GARAGE20'-0" CLEAR SPACESLOPE DN. 1/4:12FF=409.9'
(E) CONC.
(E) PAVERS
(E)
FENCE/GATE
(E) LAWN
(E) LAWN
(E) WALKWAYPAVERSNEW PATIO
5"
10'-2"
4'-10"
APPROVED NON-CONFORMING SETBACK LINE
108"14 R.
14'-3"
4'-5"
13'-4 3/4" CLEAR SPACE
8' CEILING
BLDG
CORNER
REMOVE 15" DIA.
STRAWBERRY
TREE
4'-0"
EXISTING FIRST FLOOR:1098.403 SQ. FT.
3538.456 (PER SURVEY)
1098.403 SQ. FT.TOTAL (E):
(E) LOT COVERAGE: 0.31= 31%
BUILDING LOT COVERAGE
LOT SIZE:
PROPOSED FIRST FLOOR:
GARAGE:312 SQ. FT.
COVERED PORCH:200 SQ. FT.
1610.403 SQ. FT. TOTAL PROPOSED:
PROPOSED LOT COVERAGE: 0.455= 46%
1098.403 SQ. FT.
3538.456 (PER SURVEY)LOT SIZE:
408.88
408.98
S53°28'28''E 48.26'S 19°15'1 6''W 65.46'S68°12'50''E 52.28'S23°47'32''W 77.72'18"3'-0"
EXISTING
PROPOSED
2440.053 SQ. FT.
IMPERVIOUSPERVIOUS
1098.403. SQ. FT.
SURFACE AREA
1610.403. SQ. FT.1928.053 SQ. FT.5'-1"20'-0"
REAR SETBACK 5'-0"SIDE SETBACKNOTES:
1. VERIFY ALL DIMENSIONS IN THE FIELD. IF
DIMENSIONS DO NOT MATCH THOSE ON PLANS, CONTACT THE ARCHITECT.
2. IF ANY CONFLICT ARISES BETWEEN THE
ARCHITECT'S AND THE STRUCTURAL ENGINEER'S DRAWINGS, STOP WORK AND CONTACT THE ARCHITECT FIRST. COPYRIGHT 2025 JENNIFER KRETSCHMER, AIA101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSOct. 25, 2025
J. KRETSCHMERARCHITECTMELAX RES
GARAGE
(N) FIRST FLOOR PLAN
A2.1J. KRETSCHMER, ARCHITECT. All drawings, specifications, and other documents, including those in electronic form, prepared by the architect are instruments of architectural service, and shall remain the property of the Architect. Use is restricted to the site for which they were prepared and for the purpose of constructing, using and maintaining this project only. These drawings may not be copied, revised, re-used or disclosed without the written consent of the Architect.NOTFORCONSTRUCTION2502SD102525.vwx Oct. 25, 2025
321 BACHMAN AVE
LOS GATOS, CA 95030
DO NOT SCALE PLANSSCALE REFLECTS
DRAWINGS PRINTED ON
ARCH D 24x36 SIZE SHEETS
PROJECT INFORMATION
NOTE: ALSO ON G1.0
NOTE: ALSO ON G1.0
(E) SOUTH ELEVATION 1/4"=1'-0"
12 4COMP. SHINGLES
WOOD SIDING
WOOD WDWS.WOOD TRIM
BRICK CHIMNEY
BRICK CHIMNEY
(E) NORTH ELEVATION 1/4"=1'-0"
FF=409.9'
409.2'
WOOD SIDING, TYP.
WOOD WDW.WOOD TRIM
COMP. SHINGLES
WOOD WDW.WOOD TRIM
BRICK CHIMNEY
12 4
12'-0 3/4"8'-0"8 1/2"11'-8 3/4"ROOF PEAK
PLATE HT.
0 5 10 15 20 25 FT
WOOD WDW.WOOD TRIM
WOOD SIDING
COMP. SHINGLES
FIBERGLASS WDWSWOOD TRIM
(E) EAST ELEVATION 1/4"=1'-0"
12 4124
(E) WEST ELEVATION 1/4"=1'-0"124STUCCO - THIS WALL ONLY
WOOD SIDING
COMP. SHINGLES
COPYRIGHT 2025 JENNIFER KRETSCHMER, AIA101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSOct. 25, 2025
J. KRETSCHMERARCHITECTMELAX RES
GARAGE
(E) ELEVATIONS
A3.0J. KRETSCHMER, ARCHITECT. All drawings, specifications, and other documents, including those in electronic form, prepared by the architect are instruments of architectural service, and shall remain the property of the Architect. Use is restricted to the site for which they were prepared and for the purpose of constructing, using and maintaining this project only. These drawings may not be copied, revised, re-used or disclosed without the written consent of the Architect.NOTFORCONSTRUCTION2502SD102525.vwx Oct. 25, 2025
321 BACHMAN AVE
LOS GATOS, CA 95030
DO NOT SCALE PLANSSCALE REFLECTS
DRAWINGS PRINTED ON
ARCH D 24x36 SIZE SHEETS
NEW FENCE
SIM. TO EXISTING
1/2"=1'-0"7'-0"VARIESMATCH (E)MATCH (E)MATCH (E)LAPPED BOARDS, MATCH (E)
4X4 POSTS, MATCH (E)
2X4 RAILS, MATCH (E)
LATTICE, MATCH (E)OR MATCH (E)PROPOSED NORTH ELEVATION 1/4"=1'-0"
FF=409.9'
12
4
(E) HOUSE
PROPOSED PORCH & ROOF ADDITION PROPOSED BAY ADDITION12'-0 3/4"8'-0"8 1/2"11'-8 3/4"ROOF PEAK
PLATE HT.
NEW FIBERGLASS WDWS.WOOD TRIM
(E) BRICK CHIMNEY TO REMAIN
(E) COMP. SHINGLES
(E) GATE/FENCE SHOWN DASHED
(N)(E)(E)(E)
0 5 10 15 20 25 FT
(N)
(E) WOOD SIDING
ADU IS NOT PART OF
THIS ARCH. AND SITE APPLICATION
PROPOSED EAST ELEVATION 1/4"=1'-0"
(E) HOUSE BEYOND
PROPOSED PATIO & ROOF ADDITION PROPOSED PORCH & ROOF ADDITION
NEW WOOD SIDINGTO MATCH (E)
(E)(E)(N)
(E)(E)
(E) COMP. SHINGLES
(E) WOOD SIDING
(E) GAS
(E) ELEC.
12
4
PROPOSED ADDITION
408.62
(N)
(E) (E)
NEW - LED 40 WATT (2)FIXTURES, EA. SIDE OF GARAGE DOOR-MATCH (E) FIXTURES
+80"
ADU IS NOT PART OF THIS ARCH. AND SITE
APPLICATION
PROPOSED EAST/FRONT ELEVATION
Scale: 1/4" = 1'-0"
PROPOSED SOUTH ELEVATION 1/4"=1'-0"
12 4
(E) HOUSE BEYOND PROPOSED ADDTION
ADU IS NOT PART OF THIS ARCH. AND SITE
APPLICATION
(E)(E)
(E)
(E)
(E) COMP. SHINGLES
(E) WOOD SIDING
(E) BRICK CHIMNEY
NEW POP OUT
PROPOSED WEST ELEVATION 1/4"=1'-0"
PROPOSED ADDITION(E) HOUSE BEYOND
(E) WOOD SIDING
(E) COMP. SHINGLES
NEW WOOD SIDINGTO MATCH (E)
(N)
(N)
NEW - LED 40 WATT FIXTURE- MATCH (E) FIXTURES
+80"
ADU IS NOT PART OF
THIS ARCH. AND SITE APPLICATION
NOTES:1. PROVIDE UNDERFLOOR VENTILATION PER CRC
SEC R408.
2. PROVIDE ATTIC VENTILATION PER CRC SEC 806.23. ALL EGRESS WINDOWS, PER CRC R310 ARE TO
HAVE A MINIMUM NET CLEAR OPENING OF 5.7 SQ.
FT., MINIMUM NET CLEAR OPENING (OR 5 SQ. FT. MIN. FOR GRADE FLOOR) WITH HEIGHT OF 24" AND
A MINIMUM NET CLEAR OPENING WIDTH OF 20".
THE BOTTOM OF THE CLEAR OPENING MUST NOT BE MORE THAN 44" ABOVE THE FLOOR.
4. PROVIDE SPLASH BLOCKS AWAY FROM HOUSE
AT EACH DOWN SPOUT.COPYRIGHT 2025 JENNIFER KRETSCHMER, AIA101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSOct. 25, 2025
J. KRETSCHMERARCHITECTMELAX RES
GARAGE
(N) ELEVATIONS
A3.1J. KRETSCHMER, ARCHITECT. All drawings, specifications, and other documents, including those in electronic form, prepared by the architect are instruments of architectural service, and shall remain the property of the Architect. Use is restricted to the site for which they were prepared and for the purpose of constructing, using and maintaining this project only. These drawings may not be copied, revised, re-used or disclosed without the written consent of the Architect.NOTFORCONSTRUCTION2502SD102525.vwx Oct. 25, 2025
321 BACHMAN AVE
LOS GATOS, CA 95030
DO NOT SCALE PLANSSCALE REFLECTS
DRAWINGS PRINTED ON
ARCH D 24x36 SIZE SHEETS
EXISTING ROOF PLAN
Scale: 1/4" = 1'-0"
0 5 10 15 20 25 FT4:124:124:124:12
4:124:12
4:124:124:124:12
4:124:12
COPYRIGHT 2025 JENNIFER KRETSCHMER, AIA101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSOct. 25, 2025
J. KRETSCHMERARCHITECTMELAX RES
GARAGE
(E) ROOF PLAN
A4.0J. KRETSCHMER, ARCHITECT. All drawings, specifications, and other documents, including those in electronic form, prepared by the architect are instruments of architectural service, and shall remain the property of the Architect. Use is restricted to the site for which they were prepared and for the purpose of constructing, using and maintaining this project only. These drawings may not be copied, revised, re-used or disclosed without the written consent of the Architect.NOTFORCONSTRUCTION2502SD102525.vwx Oct. 25, 2025
321 BACHMAN AVE
LOS GATOS, CA 95030
DO NOT SCALE PLANSSCALE REFLECTS
DRAWINGS PRINTED ON
ARCH D 24x36 SIZE SHEETS
PROPOSED SOUTH ELEVATION
Scale: 1/4" = 1'-0"
0 5 10 15 20 25 FT 4:124:124:124:12
4:124:12
4:124:124:124:12
4:124:12
(E) (E)
(E) (E)(E)(E)(E)
(E)(E)(E)(E)(N) SKY.(N) SKY.PROPOSED ENTRY PORCH ROOFPROPOSED POP OUT ROOFDS
DS DS
DS
DS
(N) SKY.
(N) SKY.
DS
DS
DS
DS
ADU ROOF IS NOT PART OF
THIS ARCHITECTURAL AND
SITE APPLICATION
COPYRIGHT 2025 JENNIFER KRETSCHMER, AIA101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSOct. 25, 2025
J. KRETSCHMERARCHITECTMELAX RES
GARAGE
(N) ROOF PLAN
A4.1J. KRETSCHMER, ARCHITECT. All drawings, specifications, and other documents, including those in electronic form, prepared by the architect are instruments of architectural service, and shall remain the property of the Architect. Use is restricted to the site for which they were prepared and for the purpose of constructing, using and maintaining this project only. These drawings may not be copied, revised, re-used or disclosed without the written consent of the Architect.NOTFORCONSTRUCTION2502SD102525.vwx Oct. 25, 2025
321 BACHMAN AVE
LOS GATOS, CA 95030
DO NOT SCALE PLANSSCALE REFLECTS
DRAWINGS PRINTED ON
ARCH D 24x36 SIZE SHEETS
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