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Item 6 - Staff Report and Attachments 1 to 8.321 Bachman Ave PREPARED BY: Suray Nathan Assistant 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: 6 DATE: November 14, 2025 TO: Historic Preservation Committee FROM: Joel Paulson, Community Development Director SUBJECT: Consider a Request for Approval to Construct an Addition with Reduced Setbacks to an Existing Noncontributing Single-Family Residence Located in the Almond Grove Historic District on Nonconforming Property Zoned R-1D: LHP. Located at 321 Bachman Avenue. APN 510-17-100. Exempt Pursuant to CEQA Section 15301: Existing Facilities. Architecture and Site Application S-25-049. Property Owner: Stanley and Jean Melax. Applicant: Jennifer Kretschmer, AIA. Project Planner: Suray Nathan. RECOMMENDATION: Consider a request for approval to construct an addition with reduced setbacks to an existing noncontributing single-family residence located in the Almond Grove Historic District on nonconforming property zoned R-1D: LHP, located at 321 Bachman Avenue. PROPERTY DETAILS: 1. Date primary structure was built: 1949 per County Assessor’s Database 2. Bloomfield Preliminary Rating: New, probably built since 1950 3. Does property have an LHP Overlay? Yes 4. Is structure in a historic district? Almond Grove Historic District 5. If yes, is it a contributor? No 6. Findings required? No 7. Considerations required? Yes BACKGROUND: The subject property is located on the south side of Bachman Avenue between Massol and Tait Avenues, just west of the alley. The County Assessor reports that the residence was constructed in 1949. The Anne Bloomfield survey notes the structure as new, probably built since 1950. (Attachment 1). PAGE 2 OF 4 SUBJECT: 321 Bachman Avenue/S-25-049 DATE: November 14, 2025 The residence is present on the 1944 and 1956 Sanborn Fire Insurance Maps (Attachment 2). The footprint of the residence remains consistent between the two dates. Additions and other modifications have been constructed since 1956, as noted below. As provided in Attachment 3, Town records include the following permitted work: • 1974: Replacement of windows with a sliding door leading to a new patio deck at the rear of the residence; • 1981: Reconstruction of the garage roof to accommodate solar collectors; • 1987: Reroof; • 1991: Add skylights; • 1995: Demolish portions of the residence (467 sf) and garage (198 sf) and construct a new bedroom addition (300 sf) at the left rear of the residence; and • 2017: Reroof. On August 27, 2025, the Historic Preservation Committee deliberated on a preliminary review for a new garage addition at the rear of the residence, a new bay window, a new entry porch with columns facing Bachman Avenue, and a new patio with columns facing the alley and provided the following feedback: • Provide greater articulation to the porch design and ensure the design is integrated and consistent with the Victorian-style architecture; and • Provide details of proposed materials, columns, porch, and trim, and ensure consistency with the architectural style. DISCUSSION: Architecture and Site application S-25-049 was submitted on November 6, 2025, proposing exterior modifications and a new garage addition to the existing single-family residence with reduced setbacks (Attachment 8). The applicant provided a Letter of Justification for the proposed project (Attachment 4). The applicant requests approval to construct an attached single-car garage at the rear of the property, opening to the alley (Attachment 8). A new covered porch, supported with square columns, would be added to the front elevation, along with a new bay extension featuring a fiberglass window with wood trim. Another new porch with square columns would be constructed on the left elevation. Both new porches include support posts that encroach into the required setbacks. The applicant has modified the porch columns, added a horizontal trellis band along the roofline, and wood brackets under the bay window to accentuate the intended look of the residence by introducing more details consistent with the Victorian style and other nearby homes (Attachments 4 and 6). The Letter of Justification (Attachment 4) outlines future plans to incorporate an accessory dwelling unit (ADU) above the new attached garage, as shown in the light-line in the development plans (Attachment 8). Any future ADU would be processed ministerially, PAGE 3 OF 4 SUBJECT: 321 Bachman Avenue/S-25-049 DATE: November 14, 2025 consistent with State law. Staff notes that the ADU is not the subject of this application and shall not be used as the basis for any recommendation to the Community Development Director. 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: _ In historic districts, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the property which is the subject of the application, nor adversely affect its relationship, in terms of harmony and appropriateness, with its surroundings, including neighboring structures, nor adversely affect the character, or the historical, architectural or aesthetic interest or value of the district. B. Residential Design Guidelines Section 3.9 of the Town’s Residential Design Guidelines offers recommendations for construction of additions to existing residences (Attachment 6). CONCLUSION: The applicant requests a recommendation of approval from the Committee to construct an addition with reduced setbacks to an existing noncontributing single-family residence located in the Almond Grove Historic District on nonconforming property zoned R-1D:LHP, located at 321 Bachman Avenue. Due to the proposed reduced setbacks on the nonconforming property, the project requires Architecture and Site approval. If the Committee finds merit in the request, a recommendation of approval would be forwarded to the Community Development Director. The application would continue through the Architecture and Site process and would not return to the Committee. PAGE 4 OF 4 SUBJECT: 321 Bachman Avenue/S-25-049 DATE: November 14, 2025 ATTACHMENTS: 1. Anne Bloomfield Survey 2. Sanborn Fire Insurance Maps Exhibit 3. Town Permit Records 4. Letter of Justification 5. Photos of Existing Residence 6. Rendering of Proposed Residence 7. Section 3.9, Residential Design Guidelines 8. Development Plans This Page Intentionally Left Blank 1944 321 Bachman Ave ATTACHMENT 2 1956 321 Bachman Ave ATTACHMENT 3 This Page Intentionally Left Blank Homeowner’s Statement (Includes justification statement and historical research details) To whom it may concern, We moved to Los Gatos in 2010 and lived many years in a townhouse in the Vasona Terrace complex. Our kids went to Los Gatos schools. When they grew up and moved out, we moved to the Almond Grove neighborhood, to 321 Bachman Avenue in September 2024. We love this quiet historic neighborhood! Our plan for the home is to add an attached single car garage in the back of the property opening to the alley, add an ADU above the garage if possible, and add more historically-inspired elements to the front and side of the house to allow it to fit in better with the other historic homes nearby. We feel that turning the large front window into an (above ground) bay window and adding covered porches to the front and side would accomplish this task. Adding a garage in the back of the house off the alley would allow us to park and charge our electric car and free up a space on the street, as well as provide much needed storage space for this small house. We plan to have the garage, porches, and bay window fit aesthetically with the existing house and add elements to make it look more Victorian style like other houses nearby. We would also like to move our laundry area from the kitchen to the new garage, since the kitchen is small we would rather use the washer/dryer space for kitchen storage instead. If the ADU is not approved, we would like to make the garage as tall as possible to allow for us to have as much attic / loft storage space as possible. The garage will be in the back of the house away from the front street and the garage of our next door neighbor’s house (to the west, at 240 Massol Avenue) is already taller than our house so we hope a garage of the maximum allowable height will be acceptable (see photo of the neighbor's garage later in this document). If the ADU is not approved, we would also like to have a full bathroom in the garage as well, for convenience. The house already has some areas that extend into the easements, but we do not plan to build further into those areas, except for the garage itself. This property is small and non-standard and we plan to apply to get approval to have the garage built closer than 5 feet from the south property line in order to get as much garage space as is allowed. We have noticed other garages and structures for houses backing on to the same alley that are already quite close to their property lines (3 feet or less), so we hope a 3 or 4 feet easement would be an acceptable distance. For example: -231 Tate Avenue has a ‘cottage’ structure next to the alley that looks to be right up against the property line, the fence on the south side is only about a foot from the structure. The cottage was built around 1965 (source: 2005 historic tour brochure). ATTACHMENT 4 - 225 and 223 Tate Avenue have garages opening to the alley that are only about 3 ft from their fences on the right (south). - 217 Tate Avenue has a carport opening to the alley that is only about 3 ft from their fence on the right (south) - The garage for our immediate neighbor’s house (240 Massol) appears to be between about 4ft from our fence at one end but only about 2 ft from our fence at the other. We logged into the computer in the lobby of the LG planning office and looked at what was on file for our own house as well as properties nearby. Details are on later pages in this document but here are the highlights: - 1996 Architectural plans for our own house showed that it used to have a garage with a ‘bedroom/loft’ above the garage. This was demolished in 1996 and replaced with a new bedroom and bathroom attached to the main house. We have obtained approval from the architect from 1996 (who is still in business) and attached copies of the plans to this application. - We also found architectural diagrams on file for 312 Bachman (across the street) and 240 Massol (next door), but neither of the diagrams showed easement lines (only property lines). The plans for 240 Massol especially do seem to confirm that the garage is very close to the fence between our two properties and is likely nonconforming (see later pages for details) We did some research at the Los Gatos library as well. Details are in later pages in this document but here are the highlights: - Our house was built in 1939, based on the 1941 Tax Assessment Survey (the survey says the house was 2 years old at the time). This differs from what the real estate listing says (1949). - We think our house used to be part of the property at 240 Massol Avenue, based on the ‘Remodeling’ section of a 1971 survey where the owner said “back property split up and sold to closest property owners”, but it doesn’t give a year. (source: Historic Property Research Collection) We have spoken to our immediate neighbours at 307 Bachman (immediate neighbor to the left (east), across the alley), 240 Massol (immediate neighbor to the right (west)), and 232 Massol (immediate neighbor behind us, backing onto the same alley, we share a fence), and they don’t have any issues with us building an attached garage. Please see the rest of the pages in this document for pictures of nearby houses and more details on the research we did. Thank you for your time considering our application. Let us know if you have any questions. Stanley and Jean Melax 321 Bachman Avenue, Los Gatos CA Photos of nearby structures: The garage for our immediate neighbor to the right (240 Massol) is about 4 ft from our shared fence at one end, but only about 2 ft away from our shared fence at the other end: The garage at 240 Massol (next door neighbor) is taller than our house: View of the alley, standing next to our house, looking South. Note the first structure, a ‘cottage’ at the back of 231 Tate, is very close to the alley, so probably very close to the property line. The ‘cottage’ at the back of 231 Tate is within a foot of the fence on the right side: The garage at the back of 225 Tate is about 3 feet from the fence to its right: The garage at the back of 223 Tate is about 3 feet from the fence to its right: The carport at the back of 217 Tate is about 3 feet from the fence to its right: 321 Bachman Avenue Research Notes (more details) We purchased the house from Patricia Ann McCaffrey on 9/25/2024 For quick reference, these are the properties nearby: 1. 328 Bachman (across the street) 2. 320 Bachman (across the street) 3. 312 Bachman (across the street) 4. 308 Bachman (across the street) 5. 300 Bachman (across the street) 6. 307 Bachman (immediate neighbor to the left (east), across the alley) 7. 240 Massol (immediate neighbor to the right (west)) 8. 232 Massol (immediate neighbor behind us, backing onto the same alley, we share a fence) 9. 231 Tate (nearby, backs on to the same alley) 10. 225 Tate (nearby, backs on to the same alley) 11. 303 Bachman (two houses to the left (east) LG Planning department computer 7/25/2025 321 Bachman: there are 1996 architectural diagrams in the microfiche folder showing a new primary bedroom and a bathroom were added, and that an existing garage with a “bedroom / loft” above it was demolished. The architect (Gary Kohlsaat, garyk@kohlsaatarch.com) gave permission for me to have copies of the plans (received 8/4/2025 and are included with this application). LG Planning department computer 8/1/2025 - #1: has permit applications on file but no architectural plans - #3: lots of architectural plans to add a basement, etc, but none showed property lines - #6: no architectural diagrams or plans; 2018 permit to refurbish cottage, new front door, 5 new windows; secondary dwelling unit approved in 1985 but no plans on file - #7: 103 pages of microfiche, ran out of time to review them all but there was a 1974 architectural diagram that might be relevant but the scans were very faint. - #10: ran out of time to research fully - #11: building permit on file for 1951 but no architectural plans on file - Nothing major on file for the other neighbors LG Library 8/3/2025 We planned to look at the Sanborn Maps on file at the LG library but the ‘history room’ was not open the day we did the research (only open Tuesdays from 11:30-1:30 according to the sign on the door) Project Bellringer: only #1 was included on the list in the binder, but a newspaper article from 1976 says #9 was a “Bellringer house” too. Historic Property Research Collection: - #1: Sometime between 1934 and 1945 added a small porch off the dining room, and front porch was screened in with climbing roses and honeysuckle, ‘garage had been in lower backyard’, built estimated “1885 A.K”. - #7: ~1880 A.K., under ‘Remodeling’ section of 1971 survey says “back property split up and sold to closest property owners” but doesn’t give a year. Also says “33 ft additional in back area” and “garage used for office”. - #9: a 2005 historic tour brochure says “about 1965, Douglas and Marjorie Rose purchased the property and built a cottage on the back of the lot that they rented out in addition to the house. That cottage is not open for viewing”, 1976 newspaper article says it is a Bellringer house, has a phantom front door that once opened to Tate but now front door is elsewhere - #10: has a folder but nothing relevant to our project - No other houses above has folders in the collection Anne Bloomfield's Survey of 1991: none of the nearby houses are included, nothing on Bachman or Massol, a few on Tate but only up to #30 Tate. 1941 Tax Assessment Survey (note these show dimensions of buildings but not their relationship to property lines): - 321 Bachman: says the house was 2 years old in 1941, a scan is included in this application - #1: 45 years old - #2: 17 years old - #3: 40 years old - #4: 40 yo - #5: 10 yo - #6: not included - #7: 30 years old, worth $1700 - #8: not included - #9: 40 years old - #10: not included Planning department computer 8/4/2025: LFTown / planning / address files / Bachman Ave / 321 / microfiche folder: - Nothing under any of the other folders - Home occupation permit 5/26/88 for Joyce Bahnsen - 97 scanned pages. Filled out form to request these documents on 8/4/2025. - Page 71 and 82: exhibit C PLAT to accompany the lot line adjustment Feb 1996 (page 82) and Sep 1996 (page 71). Filled out form to request these documents on 8/4/2025. FTown / building / address / Bachman Ave / 321 folder (requested and received copies of all on 8/4/2025): - permits folder has 3 folders: - B17-0257 - permit for new roof - 4/21/2017 - E18-135 - permit for add three circuit to allow the remaining knob and tube that is in use to be abandon, alter 19 lights, switches and outlets 10/05/2018 - M18-102 - permit to install condenser 7/12/2018 - Plans folder has one folder B21-0233: plans for chimney repair 3/21/17 - Microfiche folder has 49 pages including the architectural diagrams 240 Massol - Has plans approved 1/20/15 is for removing a brick fireplace and window, adding a breakfast nook, etc but the plans also show the existing garage - On the 2015 plans, the only thing that looks nonconforming to easements is the garage. There is no scale marking on the plans but it is 3/16” away from the fence when viewed at 50% - “The Poncetta Residence” - Architect: Flury Bryant design group 312 Bachman - Page 94 of microfiche has an architectural plan. The only thing that might be non-conforming is the extended garage (I think, its hard to read as the focus of the diagrams was the main house only) - 17 May 2004, approved 6/21/2004 - “Hubbard Santangeli Residence” - Architect E. Gary Schloh LG library, 8/4/2025: Polk directories (shows residents of 321 Bachman): 1939, 1940: 321 Bachman is not listed 1941: Biermann C F 1943, 1944, 1945: Kleiner Rudolph 1947: Countryman J. L. 1949-50, 1954, 1956, 1958: Fetsch Carrie Mrs 1952: no pink street guide section 1955: no Los Gatos in guide 1960, 1962, 1964: Young Doris Mrs 1965: Vandeberg Bessie E Mrs 1967: “vacant” 1968: Smyth Ethelyn H Mrs 1969: “no return” 1970, 1971, 1972, 1974: Hamner Eldo Mrs (spelled Hammer in 1970) 1974 was last Polk Directory on file, telephone directories after that don’t have street look-up ATTACHMENT 5 This Page Intentionally Left Blank Rendering from Bachman (w/ street trees) Scale: 1/4" = 1'-0"1 ©2025 J Kretschmer Architect ATTACHMENT 6 Rendering from Bachman (w/o street trees) Scale: 1/4" = 1'-0"1 ©2025 J Kretschmer Architect 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 7 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 MELAX 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 This Page Intentionally Left Blank