360 Bella Vista Ave - Staff Report and Exhibits 12-14DATE:
TO :
FROM :
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MARCH 15, 2017
PLANNING COMMISSION
MEETING DATE: 03/22/2017
ITEM NO: 4
JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: ARCHITECTURE AND SITE APPLICATIONS S-15-05 3 AND -054. PROJECT
LOCATION: 360 BELLA VISTA AVENUE. PROPERTY OWNER: JOHN BRADY.
APPLICANT: MICHAEL BLACK.
REQUESTING APPROVAL TO DEMOLISH AN EXISTING TWO -FAMILY
RESIDENCE AND CONSTRUCT TWO NEW SINGLE-FAMILY RESIDENCES ON
PROPERTY ZONED R-1:8. APN 529-22-038.
DEEMED COMPLETE: FEBRUARY 15,2017
FINAL DATE TO TAKE ACTION: AUGUST 15,2017
RECOMMENDATION :
Approve the application if the direction provided by the Planning Commission on December 14,
2016 has been adequately addressed.
PROJECT DATA :
General Plan Designation : Low Density Residential
Zoning Designation: R-1 :8, Single -Family Residential, 8,000-square foot lot minimum
Applicable Plans & Standards : General Plan; Residential Design Guidelines
Parcel Size : 22,003 square feet
Surrounding Area:
Existing Land Use I General Plan Land Use Designation I Zoning
North Resid~_l___roensit~sid•~--~~~ R-1:8 ________
South Resj_~-~~!~--------·-Low Density Residential -------1 R-1:~--·-----
East Residential Medium Density Residential R-M :5-12 :PD
West Resid~ntial . Medium Density Residential -----~-R-M:S-12:PD
PREPARED BY : JOCELYN PUGA
Associate Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 • 408-354-6874
www .losga tosca .gov
PAGE 2 OF 7
SUBJECT: 360 BELLA VISTA AVENUE/S-15-053 AND -054
MARCH 15, 2017
~:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15303: New Construction
FINDINGS:
• As required, pursuant to the adopted Guidelines for the Implementation of the California
Environmental Quality Act, this project is Categorically Exempt, Section 15303: New
Construction or Conversion of Small Structures.
• As required by Section 29.10.09030(e) of the Town Code for demolitions.
• As required by the Residential Design Guidelines that the project complies with the
Residential Design Guidelines.
CONSIDERATIONS:
• As required by Section 29 .20.150 of the Town Code for granting approval of an Architecture
and Site application.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days .
BACKGROUND:
The proposed applications were remanded by the Town Council and considered by the Planning
Commission on December 14, 2016 . The Planning Commission continued the applications to
February 8, 2017 with direction that the proposal should be for single-story homes or two-story
homes that are compatible with single-story homes in the neighborhood. In addition, the
Commission stated that the size of the homes should more closely approximate the square
footage of the homes in the immediate neighborhood, while taking into consideration the
difference in lot sizes.
The applications were continued to March 8, 2017 to allow the applicant additional time and
then again to March 22, 2017.
The applicant has provided a letter (Exhibit 12) in response to the direction received by the
Planning Commission at the December 14, 2016 meeting, as well as revised development plans
received March 2, 2017 (Exhibit 14).
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PAGE 3 OF 7
SUBJECT : 360 BELLA VISTA AVENUE /S-15-053 AND -054
MARCH 15, 2017
DISCUSSION :
A . Building Size
The applicant provided a letter of justification for the project (E xhibit 12), which describes
the modifications made to each home, as well as revised development plans , received
March 2, 2017 (Exhibit 14). The modifications related to square footage are:
Lot 1 :
• Reduced the living floor area from 2,960 square feet to 2,850 square feet .
• Reduced the garage floor area from 702 square feet to 666 square feet.
• Added a 1,233-square foot cellar .
Lot 2:
• Reduced the living floor area from 2,954 square feet to 2,848 square feet.
• Reduced the garage floor area from 568 square feet to 562 square feet.
• Increased the cellar from 1,442 square feet to 1,586 square feet.
The following table reflects the modifications made by the applicant to the residences for
the March 9, 2016 Planning Commission meeting, May 3, 2016 Town Council meeting,
December 14, 2016 Planning Commission meeting, and the cu rrent proposal.
ADDRESS House Garage
Lot 1-Planning
Commission 1 3,322 702
Lot 1-Town Council 2 3,124 702
Lot 1-Planning
Commission 3 2,960 702
Lot 1 -Revised 4 2,850 666
Lot 2-Planning
Commission 1 3,265 521
Lot 2-Town Council 2 3,016 568
Lot 2-Planning
Commission 3 2,954 568
Lot 2-Revised 4 2,848 562
1 March 9, 2016 Planning Co mmissi on m eeting
2 May 3, 2016 Town Council meeting
3 December 14, 2016 Planning Commission m ee ting
4 March 22, 2017 Planning Commission m ee t ing
Lot size Height FAR
11,001 28 ' 0.30
11 ,001 27' 0.28
11,001 25 '2" 0.27
11,001 25'10" 0.26
11,001 27 '6" 0.30
11,001 26 '6" 0.27
11,001 25'6" 0.27
11,001 26 ' 0.26
Based on Town and County records, the existing residences in the surrounding area range in
size from 1,128 square feet to 3,016 square feet . The floor area ratios (FAR) range from
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SUBJECT: 360 BELLA VISTA AVENUE/S-15-053 AND -054
MARCH 15,2017
0.16 FAR to 0.64 FAR . The proposed residences would be 2,850 (Lot 1) and 2,848 (Lot 2)
square feet, each with a 0.26 FAR. Pursuant to Town Code, the maximum square footage
for each of the lots would be 3,322 square feet.
The immediate neighborhood is defined by the Residential Des ign Guidelines as the two
homes on either side of the project site, in addition to the fives home across the street from
the project site (2 -2-5). There are no homes that are immediately across the street with the
exception of one single-family home north of the p roject site. The Residential Design
Guidelines also state that the 2-2-5 diagram that defines the immediate neighborhood may
not be applicable to properties not located in a standard subdivision .
The following Neighborhood Analysis table reflects current conditions of the surrounding
area, which includes the three homes on either side of the project site, in addition to a
home that is across the street and north of the project site:
ADDRESS House Garage Lot size Stories FAR
380 Bella Vista Ave 2,040 460 7,552 2 0.27
371 Bella Vista Ave 0 0 6,970 -0.00
385 Bella Vista Ave 3,016 498 9,150 2 0.33
374 Bella Vista Ave 1,128 216 5,782 1 0.20
368 Bella Vista Ave 1,170 364 7,500 1 0 .16
360 Bella Vista (Ex)* 3,345 672 22,003 1 0.15
360 Bella Vista (Lot 1) 2,850 666 11,001 2 0 .26
360 Bella Vista (Lot 2) 2,848 562 11,001 2 0.26
354 Bella Vi sta Ave* 2,274 0 10,680 1 0 .21
350 Bella Vista Ave 1,842 324 7,752 2 0 .24
346 Bella Vista Ave 2,729 441 10,500 2 0 .26
323 Templeton Lane 2,885 435 4,792 2 0 .60
329 Templeton Lane 2,910 531 4,562 2 0 .64
336 Templeton Lane 2,905 533 5,965 2 0.49
* Site contains more than on e residential unit.
The proposed residences would be the second and third largest homes in the immediate
neighborhood with regards to square footage and equal to one other residence as the third
largest homes in the immediate neighborhood with regards to FAR, excluding the lots on
Templeton Lane located within the Bluebird Lane Planned Development to the rear. The
existing homes to the rear ofthe project site on Templeton Lane were included in the
Neighborhood Analysis table based on the Consulting Architect 's report. The report was
previously included as Attachment 9 to the March 9, 2016 Planning Commis sion meeting, in
which the Consulting Architect identified that his analysis of the proposed residences took
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PAGE 5 OF 7
SUBJECT: 3 60 BELLA VISTA AVENUE /S -15-05 3 AND -054
MARCH 15, 2017
into consideration the scale of the homes in the Bluebird lane Planned Development and
the proposed residence's strong emphasis on front porches helped to blend the larger
homes with the smaller ones nearby .
B. Design
Section 3.3 of the Re sidential Design Guidelines states that in neighborhoods with smaller
homes, more of the floor area should be placed on the first floor with less area on the
second floor. The modified plans include design techniques as discussed in Section 3.3 of
the Residential Design Guidelines, which include stepping the building down to a one story
near the side se tbacks and providing substantial setbacks for the sec ond floor from the
front and side fa<;ade as demonstrated on sheets A4 and AS of Exhibit 14 for lots 1 and 2.
The applicant has made the following modifications to each home in response to the
direction from the Commission to provide a design that is compatible with the adjacent
one-s tory homes :
Lot 1 :
• Increased the size of the first floor from 1,831 square feet to 2,045 square feet.
• Reduced the size of the second floor from 1,129 square feet to 804 square feet.
• Setback the second floor to between 15 feet and 36 feet from the front fa<;ad e.
Lot 2:
• Increased the size of the first floor from 1,642 square feet to 2,067 square feet.
• Reduced the size of the second floor from 1,312 square feet to 781 square feet .
• Setback the second floor to between eight feet, five inches and 27 feet from the front
fa<;ade.
PUBLIC COMMENTS :
At this time, the Town ha s not received any public comment.
CONCLUSION:
A. Recommendation
Should the Planning Commission determine that the direction provided on December 14,
2016 has been adequately addressed, it can take the following act ions to approve the
Architecture and Site applications :
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PAGE 6 OF 7
SUBJECT: 360 BELLA VISTA AVENUE/S-15-053 AND -054
MARCH 15, 2017
1. Find that the project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303 : New
Construction or Conversion of Small Structures (Exhibit 2);
2. Make the required finding that the project complies with the Residential Design
Guidelines (E xhibit 2);
3. Make the required considerations as required by Section 29 .20.150 of the Town Code
for granting approval of an Architecture & Site Application (Exhibit 2); and
4. Approve Architecture and Site Applications S-15-053 and -054 with the conditions
contained in Exhibit 3 and development plans attached as Exhibit 14.
B. Alternatives
Alternatively, the Commission can:
1. Continue the matter to a date certain with specific direction; or
2. Approve the applications with additional and/or modified conditions; or
3. Deny the applications.
EXHIBITS:
Previously received with December 14, 2016 Staff Report :
1. Location Map
2. Required Findings and Considerations (one page)
3. Recommended Conditions of Approval (10 pages)
4. Excerpt of Town Council meeting Minutes from May 3, 2016 (two pages)
5 . Town Council Resolution 2016-26 (two pages)
6. Applicant's Letter of Justificat ion, received October 31 , 2016 (seven pages)
7 . Neighborhood Outreach, received September 22, 2016 (four pages)
8. Public Comments, received by 11:00 a.m., Thursday, December 8, 2016 (one page)
9 . Development Plan s, received November 22, 2016 (14 sheets)
Previously received with February 8, 2016 Staff Report :
10. Communication from the applicant, received January 6, 2017
Previously received with March 8, 2016 Staff Report:
11. Communication from the applicant, received February 15, 2017
Received with this Staff Report:
12. Applicant's Letter of Justification, received March 2, 2017 (nine pages)
13. Public Comments, received by 11:00 a.m., Thursday, March 16, 2017
14. Deve lopment Plans , received March 2, 2017 (18 sheets)
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SUBJECT : 360 BELLA VISTA AVENUE/S-15-053 AND -054
MARCH 15, 2017
Distribution:
John Brady, 20103 Foster Road , Lo s Gatos, CA 95030
Michael Black, 15651 Glen Una Drive, Los Gatos, CA 95030
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Intentionally
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!:!QRkins carley
March 8, 2017
Associate Planne r Jocelyn Puga
Town of Los Gatos
110 Main Street
Los Gatos , CA 95030
San Jose
70 South First Street
San Jose, CA 9511 3
T. 408.286.9800
F. 408.998.4790
Palo Alto
200 Page Mill Road, Suite 200
Pa lo Alto, CA 94306
T. 650.804.7 600
F. 650.804.7630
Joan R. Gallo
jgallo@hopkinscarley.com
T. 408.299 .1496
F. 408 .938 .622 7
Re: 360 Bella Vista Avenue Applications: S-15-053 & S-15-054
Dear Ms . Puga :
I represent the Applicants John Brady and Michael Black for 360 Bella Vista
Avenue .
At the December 14, 2016, Planning Comm ission hearing the Applicants were
directed to show either a single story or a convinc ing architectural design of two story
homes that would fit with single story neighbors and provide a reduction of square
footage that would more closely fit the square footage of the homes close to it while
taking into consideration the lot sizes.
1. Compatible Design
This Project complies with all zoning requirements . The revised project
specifically complies with the floor area , height, and building coverage limitations . The
proposed project complies w ith setback requirements and all required parking is being
provided on-site.
Significant revisions to the design were made in response to the Planning
Commission 's direction following the guidance of the Residential Design Guidelines .
LO T 1 . This craftsman house has been redesigned to enlarge the first floor and
locate the second story master suite in the rear of the house . The front elevation now
has a smaller front porch with a dominant roof line that partially hides the second story
massing . The size of the house has been reduced to 2 ,850 square feet which includes
a second story reduction of 325 square feet. By relocating two bedrooms and one
bathroom from the second story, the scale and mass of tt:Le house has been significantly
reduced . Due to the increased first floor building coverage, the front setback has been
reduced by 3 feet 6 inches to 36 feet 6 inches (25 feet is required per zoning), while still
preserving the neighbor's view of the Los Gatos mountains. The overall height of the
house has increased by less than a foot due to the span of the roof. With the master
suite set in the rear of the house, the master bedroom balcony has been relocated to
3 84\1434993.2 Hopkins & Carley • A Law Corporation • hopkinscarley.co m ·EXHIBIT 1 2
Planning Commission
March 8,2017
Page2
the rear as well. The fully submerged cellar is strategically placed in the rear of the
house and is not visible from the street. ("Exhibit A")
LOT 2 . This classic farmhouse design has stayed consistent with a combination
of white vertical board & batt siding along with horizontal siding on the second story.
The view from the street features a spacious front porch with traditional black framed
windows. The size of the house has been reduced to 2,848 square feet. The master
suite has been relocated to the first floor which has significantly reduced the second
story square footage by 531 square feet. The remaining bedrooms and bathrooms on
the second floor have been relocated to the rear of the house to maintain consistency
with the neighborhood design . The front setback has increased by 4" to 35 feet 4" (25
feet is required per zoning) while the overall height of the home has increased by 6".
("Exhibit 8")
The neighborhood is eclectic in style. Lot 1 is designed to be a good example of
a traditional American Craftsman. ("Exhibit C") Lot 2 is a farmhouse design balancing
an "older" look, along with new materials to complement the broad variety of home
designs in the neighborhood. ("Exhibit 0") Both styles fit well into an older traditional
neighborhood .
The neighborhood is a mix of one and two story homes. Of the 7 lots used in Staffs'
Neighborhood Analysis, 4 lots {346, 350, 380 and 385 Bella Vista Avenue) are two
story. The lots also vary greatly in size from 5,782 sfto 10,500 sf. The Applicants' lots are
somewhat larger at 11,000 sq. ft. The sizes of the houses also vary ranging from 1,128 sf to
3,016 sf. The proposed houses are significantly less than the largest Lot 1 being 2850 sf and
Lot 2 being 2848 sf.
The houses as now designed are completely consistent with and will be an asset to the
neighborhood.
2. Square Footage/Lot Sizes Comparison
It should be kept in mind that four of the comparison lots in the immediate
neighborhood are legal non-conforming and are less than the R1-8 minimum of 8,000 sf
lots. The Applicants subdivided a lot which was 22,000 sf. so each lot is 1/31arger than
the zoning requires. The FAR gives the best indication of proportionality. The objective
of FAR is to assist in determining whether the mass and scale of the project is
compatible with the surrounding neighborhood. Out of the 9 developed lots only 2 have
a significantly lower FAR.
384\1434993.2
Planning Commission
March 8,2017
Page3
Neighborhood Analysis Table:
380
Lt: 7552 sf
Hs:2040 sf
0.27FAR
2Story
374 368
Lt: 5782 sf Lt: 7500 sf
Hs: 1128 sf Hs: 1170 sf
0.20FAR
1 Story
385
Lt: 9150 sf
Hs: 3016sf
0.33FAR
2Story
0.16FAR
1 Story
LOTI LOTl 354
Lt: 11,001 sf Lt: 11,001 sf Lt: 10,680 sf
Hs : 2850sf Hs:2848sf Hs: 2274 sf
0.26FAR 0.26FAR 0.21 FAR
2Story 2Story 1 Story
Bella Vista Avenue
350 346
Lt: 7752sf Lt: 10680sf
Hs: 1842 sf Hs:2729sf
0.24FAR 0.26FAR
2 Story 2Story
3. Reductions in Sq. Ft. made since first Commission Hearing.
The sizes of the homes have been decreased 3 times in response to the
Commission and Council requests. As shown below, the most recent reduction for the
house on Lot 1 was 110 sf for an additional 3.72% or a total14 .2% decrease from the
original submittal. Lot 2 has been reduced 106 sf or an additional 3.5% since your last
review for a total of 12.77 % decrease from the original submittal.
LOT1 Sq Ft Incremental %of the Cumulative Total
Decrease Per Incremental Decrease Cumulative %
Submittal Decrease
Current 2,850 110 3.72% 472 14.2%
Submittal
2"a PC 2,960 164 5.25% 362 10.90%
Submittal
1a' Council 3,124 198 5.96% 198 5.96%
Submittal
1a' PC 3,322
submittal
LOT2 Sq Ft Incremental %of the Cumulative Total
Decrease Per Incremental Decrease Cumulative %
Submittal Decrease
Current 2,848 106 3.59% 417 12.77%
Submittal
2"" PC 2,954 62 2.06% 311 9.53%
Submittal
1s Council 3,016 249 8.26% 249 8.26%
Submittal
15
' PC 3,265
submittal
384\1434993.2
Planning Commission
March 8,2017
Page4
4. Town of Los Gatos Policy Considerations
Diversity in Los Gatos needs to include large families with children. The 2010
census tells us that average family size in Los Gatos is only 2.96 people. Like the
Brady family , other families would like the opportunity for their grandchildren to be
raised here in Los Gatos. There is little possibility for those with large families to do so .
In order to enable this cohort, more somewhat large homes in neighborhoods like this
are needed .
A. Housing Element
The Town of Los Gatos Housing Element analysis indicates that on the average
Los Gatos has become an older population. The median age has risen to 45 from 30 in
1970. The percentage of residents below 18 years old decreased 23.9% between 1970
and 2008. The analysis for the Housing Element highlights the increased aging trend is
continuing .
The U.S. Census defines a large family household as a household with five or
more persons . Approximately 6 .4 percent of Los Gatos households are currently large
family households . The standard is that if there is less than 1 room per person not
counting bathrooms or the kitchen, a home is overcrowded .
B. Residential Design Guidelines
The Introduction to the Residential Design Guidelines notes that "Los Gatos has
a great diversity of neighborhoods and residential structures constructed over a span of
almost a century and a half. Many homes have grown and adapted over time to the
changing needs of Los Gatos families, as well as to larger social trends and
architectural fashions. Homes have grown larger in size, new types of interior spaces
have become common , and parking needs have increased." The design guidelines are
intended to help in meeting the needs of individual families in a manner that is sensitive
to and respectful of their respective neighborhoods."
The Guidelines anticipate the situation here where homes vary in size . Section
2.3 .1 allows two story houses in predominantly one story neighborhoods but cautions
that "If a two-story house is proposed in this type of a neighborhood, the house shall be
designed to blend with the smaller homes."
CONCLUSION
The Applicants have worked hard to modify the proposal both in design and size
to address the Planning Commission concerns and accomplish the prescribed blend.
384\1434993.2
Planning Commission
March 8,2017
Page 5
We thank Staff for all of your help and hard work. We hope the Planning
Commission will approve th is project.
Sincerely,
HOPKINS & CARLEY
E~
JRG/tsa
Enclosures
cc : Michael Black
John Brady
384 \1434993.2
-----................ ·------------................ ___ _
PROPOSED HOU S E
B~~~~:-==~~~~~·=·········-························........................................................ r-..J1 ~~J~~ ~ ;~~~~~NE
~!:~~-i; ~~:.~=::_ ~ PROPOSED HOUSE
. -_---------i'"· ......... ~ LOCATION t HEIGHT OUTLINE ; L ON I 0/1 .3/20 I b 5UBM ITT Al --,
l... ..............
~~
.... ··---....... ·.-~···· ........... ...
... -............. t
PROPOSED FLOOR AREA ON 7/b/1 5 SUBMmAL = 3,23G SQ.FT.
PROPOSED rLOORAREAON 10/13/I G SUBMm AL = 2,9GO SO.FT .
CURRENT PROPOSED FLOOR AREA= 2,849.9 SQ.FT.
I ST FLR = 4 02 .0'
fRONT SETBACK -2b'
MAX . HEIGHT= 4 27.25'
I ST FLR = 400.0'
r'RONT SETBACK = 40'
MAX . HEIGHT-4 23.5'
I ST fLR = 400.0'
FRONT SETBACK = 3G'-G'
MAX. HEIGHT = 424 .2'
'l.
I
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FROM THE OFFICE OF
CHRIS SPAULDING
ARCHITECT
801 CAM ELIA STREET . SUITE E
BERKELEY C A 947 10
ILLUSTRATION OF CHANGES
360 BELLA VISTA AVENUE (LOT 1)
LOS GATOS o CALIFORNIA
EDGE Of
PAVEMENT
m >< :I: -m
~
)>
..... = .. :::::: .. = .. :::::: .. = .. =·=··=··=··=·l. .... = .. = .. ~ .. = .. :: .. ::---l PROPOSED HOUSE 1ST FLR = 402 .0'
LOCATION t HEIGHT OUTLINE
ON 7/b/201 5 5UBMITIAL
1 I I PROPOSED HOUSE ~ I LOCATION t HEIGHT OUTLINE
ON I 0/1 3/20 I(; SUBMITTAL
FRONT SETBACK = 2G'
MAX. HE IG HT -4 2 7 .0 '
I ST FLR = 40 I .5'
FRON T SETBACK -35'
MAX . HEIGHT = 425.0'
~~~·M~ d-.J;. ': IJ
-----,
I ,.,
I
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_.!. __ : l _t __ . .L..L
FROM TIIE OFFICE OF
CHRIS SPAULDING
ARCHITECT
801 CAMELIA STREET, SUITE E
BERKELEY CA 94710
' .
1ST FLR = 401.5'
FRONT SETBACK = 35'-4'
MAX. HEIGHT= 425.5'
PROPOSED FLOOR AREA ON 7/b/15 SUBMITTAL • 3,190.3 SQ .FT .
PROPOSED FLOOR AREA ON I 0113/1 (;SUBMITTAL = 2,954 SQ.FT.
CURRENT PROPOSED FLOOR AREA = 2,840.4 SQ.FT.
I
I
ILLUSTRATION OF CHANGES
360 BELLA VISTA A VENUE (LOT 2)
LOS GATOS D CALIFORNIA
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PUBLIC COMMENTS
No public comments received
EXHIBIT 13
P##$!!#!!!!!!!!##!!!!#####Æ##!######x########!!##!!##!!#!##!!##!!##!!!#!!!#######!!#######!###!##################!###!##!#)y########!!############Ù####Q######!#Æ#)!###########!################!###########J#Q####################!#!##!##############!#########Q#######!############################!##!##########!#Q##########################!##!#!###########y#ÙJJJJJÙQQ###########Ù###y#############!#!!#####!!#!##!!##QQ######!#!!!!!!!Æ!#######!#!#!###!!!#######Q#!!###!!##!#!############!!#Q######!####!####!!#########!!#####!#################!###!###############Ùy5'-0"P.S.E.#A1FIRE DEPARTMENT NOTESFIRE SPRINKLERS REQUIRED (GARAGE EXEMPT)AN AUTOMATIC SPRINKLER SYSTEM SHALL BE INSTALLED IN ONE- ANDTWO-FAMILY DWELLINGS AS FOLLOWS: IN ALL NEW ONE- ANDTWO-FAMILY DWELLINGS AND IN EXISTING ONE- AND TWO-FAMILYDWELLINGS WHEN ADDITIONS ARE MADE THAT INCREASE THEBUILDING AREA TO MORE THAN 3,600 SQUARE FEET. EXCEPTION:ANY ONE-TIME ADDITION TO AN EXISTING BUILDING THAT DOES NOTTOTAL MORE T HAN 1,000 SQUARE FEET OF BUILDING AREA.NOTE: THE OWNER(S), OCCUPANT(S) AND ANY CONTRACTOR(S) ORSUBCONTRACTOR(S) ARE RESPONSIBLE FOR CONSULTING WITH THEWATER PURVEYOR OF RECORD IN ORDER TO DETERMINE IF ANYMODIFICATION OR UPGRADE OF THE EXISTING WATER SERVICE ISREQUIRED. NOTE: COVERED PORCHES, PATIOS, BALCONIES, ANDATTIC SPACES MAY REQUIRE FIRE SPRINKLER COVERAGE. A STATE OFCALIFORNIA LICENSED (C-16) FIRE PROTECTION CONTRACTOR SHALLSUBMIT PLANS, CALCULATIONS, A COMPLETE PERMIT APPLICATIONAND APPROPRIATE FEES TO THIS DEPARTMENT FOR REVIEW ANAPPROVAL PRIOR TO BEGINNING THEIR WORK.CONSTRUCTION SITE FIRE SAFETYALL CONSTRUCTION SITES MUST COMPLY WITH APPLICABLEPROVISIONS OF THE CFC CHAPTER 33 AND OUR STANDARD DETAILAND SPECIFICATION SI-7. PROVIDE APPROPRIATE NOTATIONS ONSUBSEQUENT PLAN SUBMITTALS, AS APPROPRIATE TO THE PROJECT.ADDRESS IDENTIFICATIONNEW AND EXISTING BUILDINGS SHALL HAVE APPROVED ADDRESSNUMBERS, BUILDING NUMBERS OR APPROVED BUILDINGIDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE ANDVISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY.THESE NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND.ADDRESS NUMBERS SHALL BE ARABIC NUMBERS OR ALPHABETICALLETTERS. NUMBERS SHALL BE A MINIMUM OF 4 INCHES (101.6mm)HIGH WITH A MINIMUM STROKE WIDTH OF 0.5 INCH (12.7mm).WHERE ACCESS IS BY MEANS OF PRIVATE ROAD AND THE BUILDINGCANNOT BE VIEWED FROM THE PUBLIC WAY, A MONUMENT, POLE OROTHER SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE.ADDRESS NUMBERS SHALL BE MAINTAINED.VICINITY MAPSITE PLAN1"=10'-0"DRAWN ON SURVEY BY ROBERT J. CRAIG - LICENSED LAND SURVEYOR, JOB # C-14183, DATED JANUARY 22, 2015. BOB CRAIG'S PHONE#: (408) 8843791 OR (831) 35917502
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K COVEREDPORCHPROPOSED NEW2-STORY HOUSECELLAR = 389.95'1ST FLR = 400.0'2ND FLR = 410.1'2ND FLOOREXTERIOR WALLPROPOSEDNEW GARAGEREMOVE EXISTING1-STORY HOUSESHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDBLACK - BV6AS NOTED10-9-15LOS GATOS CALIFORNIA
APN: A PORTION OF 529-22-038
360 BELLA VISTA AVE (LOT 1)
A PROPOSED NEW HOUSE 11-3-151-7-164-4-165-19-167-12-1610-12-162-7-17REMOVE ALL (E) PLAYSTRUCTURE, BRICKWALKS, & PLANTERS25'-0" REQ'D FRONT SETBACK8'-0"
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KNEW CONC. DRIVEWAYREMOVE ALL(E) BRICKWALKSADJACENTPROPOSEDRESIDENCEGRADING & DRAINAGE NOTES:-REFER TO GRADING & DRAINAGE PLANS PREPARED BY WESTFALLENGINEERING, JOB# 2015-067 DATED JUNE 2015 FOR ALLGRADING AND DRAINAGE INFORMATION.TREES TO BE REMOVEDSPECIESPLUMSIZE6"NUMBER2CONDGOODFAIR14"YUCCA3REMOVE (E)STUCCO WALL163.6260.0'C.O.SEWERWATERGAS & ELEC.METERSGASUNDERGROUNDELEC, TEL, TVTREES TO BE PLANTEDSPECIESHOLLY LEAF CHERRYSIZE24" BOXSYMBOLP1P1P1P1P1P1P1QUANTITY15P1P1P1P1P1P1P1P1P1456FAIRFAIRFAIR6"10"10"WHITE BIRCHWHITE BIRCHWHITE BIRCH7_ _ _16"REDWOOD21'-5" PROPOSEDGARAGE REAR SETBACKSLAB
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EXISTING SQ. FT.2,49501,509832 144.850PROPOSED SQ. FT.2,6654511,646004,762PROJECT DATAPROJECT ADDRESS: A PORTION OF 360 BELLA VISTA AVE,LOS GATOSPROJECT DESCRIPTION:DEMOLISH EXISTING 1-STORY HOUSE AND BUILD NEW2-STORY HOUSE (WITH CELLAR). REMOVE 6 TREESAPN: A PORTION OF 529-22-038HOUSE TO BE FULLY FIRE-SPRINKLEDZONING: R-1-8CONSTRUCTION TYPE: V-NOCCUPANCY GROUP: ULOT SIZE: 11,001.5 SQ. FT.AVERAGE LOT SLOPE: LOT RELATIVELY FLATALLOWABLE FAR:0.35 - [(11 - 5) ¸25) x 0.2] = 0.3020.302 x 11,001.5 = 3,322.4 SQ. FT.BUILDING AREA1ST FLR2,045.92ND FLR 804.0TOTAL 2,849.9CELLAR1,233.4DET. GARAGE 666BUILDING/STRUCTURAL COVERAGEBUILDINGS2,699.5PORCHES + LIGHTWELL 534.2TOTAL3,233.7 ≈ 29.4%ALLOWABLE GARAGE AREA:0.1 - [11.5)/25 X .07] = 0.08320.08329(11,001.5) = 915.3 sq. ft.ALLOWABLE ACCESSORY BUILDING AREA:.15(6043) = 906.5 SQ. FT.8'-2"
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52'-8" PROPOSEDREAR SETBACK9'-5"38'-5" PORCH SETBACK
A20510152025GREAT ROOMKITCHENDINING ROOMCOVERED PORCHFOYERPOWDERBATH 3BEDROOM 4LIGHT-WELLPANTRYFIRST FLOOR PLAN1/4"=1'-0"SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDBLACK - BV6AS NOTED10-9-15LOS GATOS CALIFORNIA
APN: A PORTION OF 529-22-038
360 BELLA VISTA AVE (LOT 1)
A PROPOSED NEW HOUSE 11-3-151-7-164-4-165-19-167-12-1610-12-162-7-17AABB
BB
LINEN14'-0"14'-6"2'-0"4'-0"2'-0"2'-0"38'-6"9'-3"31'-11"3'-6"26'-4"4'-0"
14'-6"23'-6"6'-8"14'-4"23'-9"10'-9"4'-0"GAME ROOMWINESTORAGESTOEQUIPMENTSTAIR HALLBATH 4UP13'-0"14'-6"2'-0"0"2'-0"2'-0"34'-6"1'-0"9'-3"30'-9"31'-0"4'-0"16'-0"22'-6"3'-0"9'-0"21'-0"23'-6"14'-6"4'-0"CLO.CLO.CLO.BEDROOM 2COVERED PORCHSTAIRHALLBATH 2CLO.UPDN0510152025CELLARFLOOR PLAN1/4"=1'-0"1st FLOOR 2045.9 sf2nd FLOOR 804.0 sfAA1st FLOOR 2045.9 sf2nd FLOOR 804.0 sf
A3SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDBLACK - BV6AS NOTED10-9-15LOS GATOS CALIFORNIA
APN: A PORTION OF 529-22-038
360 BELLA VISTA AVE (LOT 1)
A PROPOSED NEW HOUSE 11-3-151-7-164-4-165-19-167-12-1610-12-162-7-17AAMASTERBEDROOMMA.BATHLAUNDRYSECOND FLOOR PLAN1/4"=1'-0"05101520252ND FLEXTERIORPERIMETER1ST FLEXTERIORPERIMETER4:12 ROOFSLOPE TYPICALBB4'-0"11'-0"10'-012"5'-512"5'-61
2"7'-81
2"25'-9"5'-0"3'-111
2"8'-0"15'-6"11'-0"4'-0"15'-01
2"39'-111
2"2'-51
2"1'-61
2"4'-0"MA. CLOSETSTAIRHALLDNBALCONYROOF PLAN1/4"=1'-0"0510152025AABB
12" C-DX PLYWOODSHEATHING1x T&G PINE SOFFITGSM GUTTERS &DOWNSPOUTSLEAVE 12" GAP BETWEEN UNDERSIDEOF PINE SOFFIT AND TOPSIDE OFDECORATIVE BLOCK - STAPLE RIGIDWIRE BEHIND BLOCKING2x DECORATIVE BLOCKS2X STRUCTURAL BLOCK W/ (3) 2"ØHOLES DRILLED IN EACH BLOCK58" GYPSUM BOARD2-2x TOP PLATE12" GYPSUM BOARDR-21 BATT INSULATION2x STUDS PER SECTION NOTES12" C-DX PLYWOOD SHEATHINGEXTERIOR FINISH PER SECTION NOTESINSULATION BAFFLEROOF TRUSS @ 24"O.C.R-38 BATTINSULATION'SIMPSON' ST21154X6 CEDAR4X4 CEDAR
CUT FROM 4X6 CEDAR58" x 7"LAG58" x 6" LAG58" x 7"LAGSCEDAR 1X6SPACED CEDAR 1x2sSHAPED CEDAR SILL'HARDIE' SHINGLESSHAPED CEDAR NAILER2x4 NAILERHARDIPANELLOUVERED SCREEN VENTFRONT (WEST) ELEVATION1/4"=1'-0"A3HIGH PROFILE COMP.SHINGLE ROOFINGDECORATIVE VENT, TYPEAVE BRACKET, TYP4, TYPICAL12REAR (EAST) ELEVATION1/4"=1'-0"WOOD-CLAD WINDOWS W/FACTORY-INSTALL CASINGS, TYPICALFIBER-CEMENT HARDIE-HORIZ.SIDING W/ HARDIE-TRIMEXISTINGGRADE9'-0" 1ST FLR PLATE, TYPICAL
8'-6" 2ND FLR
PLATE, TYPICAL
SMOOTH-FINISHWOOD COLUMNCASINGRIGHT-SIDE (SOUTH) ELEVATION1/4"=1'-0"LEFT-SIDE (NORTH) ELEVATION1/4"=1'-0"1ST FLR 400.0'2ND FLR410.1'FINISH GRADE(E) 398.0'SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDBLACK - BV6AS NOTED10-9-15LOS GATOS CALIFORNIA
APN: A PORTION OF 529-22-038
360 BELLA VISTA AVE (LOT 1)
A PROPOSED NEW HOUSE 11-3-151-7-164-4-165-19-167-12-1610-12-162-7-1725'-10" FROM LOWEST POINT
AT PERIMETER TO HIGHEST RIDGE 424.2'No Scale1TYPICAL EAVENo Scale3DECORATIVEGABLE-END VENTNo Scale4TYPICAL WOODBRACKETNo Scale2PORCH HEADERGSM FLASHING2x2 SHAPED SILL'HARDIE' SHINGLES1x CASING'FYPON' OREQUAL12" C-DX PLYWOODSHEATHING2x STUDS
@ 16" O.C.HEADER PERSTRUCTURAL2x6 PLATE2x FURRING1x T&G SOFFIT9'-0" CELLAR PLATE, TYPICAL
CELLAR 389.95'(E) 399.6'(F) 398.5'(F) 398.5'398.35'25'-10" FROM LOWEST POINT
AT PERIMETER TO HIGHEST RIDGE 424.2'398.35'9'-0" 1ST FLR PLATE, TYPICAL
8'-6" 2ND FLR
PLATE, TYPICAL
1ST FLR 400.0'2ND FLR410.1'
A4FRONT ELEVATION1/4"=1'-0"REAR ELEVATION1/4"=1'-0"LEFT-SIDE ELEVATION1/4"=1'-0"RIGHT-SIDE ELEVATION1/4"=1'-0"3-CAR GARAGE(1 TANDEM)22'-0"21'-0"COVERED PORCHVENTED CRAWLSPACE4, TYPICAL124, TYPICAL12MATCH MAIN HOUSE'SHIGH PROFILE COMP.SHINGLE ROOFINGWOOD-CLADWINDOWS W/FACTORY-INSTALLCASINGS, TYPICALWOOD GARAGE DOORSLAB AT GARAGE DOOR 399.5'9'-03
4"SECTION B-B1/4"=1'-0"SECTION A-A1/4"=1'-0"(E) 399.0'(F) 398.15'(F) 399.46'FIBER-CEMENTHARDIE-SHINGLESIDING W/HARDIE-TRIMVENTED ATTICCOVEREDPORCHFOYERGREAT ROOMMASTERBEDROOMSTAIR HALLVENTED ATTICGREAT ROOMKITCHENEXISTINGGRADE(F) 399.46'(E) 399.0'(F) 398.15'(E) & (F)399.1'(F) 398.6'(E) 398.8'(F) 398.6'(E) 398.8'SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDBLACK - BV6AS NOTED10-9-15LOS GATOS CALIFORNIA
APN: A PORTION OF 529-22-038
360 BELLA VISTA AVE (LOT 1)
A PROPOSED NEW HOUSE 11-3-151-7-164-4-165-19-167-12-1610-12-162-7-178'-6"
13'-6"
9'-0"398.35'1ST FLR 400.0'2ND FLR 410.1'3'-91
2"
ATTIC
HEIGHT(F) 398.8'(E) 399.0'(F) 398.7'(E) 400.15'20'-1" CLEAR 21'-1" CLEAR(E) 399.74'(E) 399.74'EXISTINGGRADE9'-0"17'-0"39'-0"12'-0"(E) & (F)398.64'(E) & (F)398.64'(E) & (F)399.1'13'-8 412.7'MASTERBEDROOMMA.CLOSETGAME ROOMLIGHT-WELL9'-0"CELLAR 389.95'BALCONYVENTED ATTICVENTED ATTICVENTED ATTICGAME ROOM8'-6"9'-0"1ST FLR 400.0'2ND FLR 410.1'9'-0"CELLAR 389.95'STAIR HALL3'-912"ATTICHEIGHT
424.2'25'-10" FROM LOWEST POINT
AT PERIMETER TO HIGHEST RIDGE(F) 398.2'(E) 399.0'(E) 399.7'(F) 399.0'
A6PROPOSED PROJECTPORTION OF 360 BELLA VISTA AVESOLAR SHADOW STUDY1"=16'-0"DATEALTITUDEAZIMUTHSOLAR SHADOW TABLEDEC 21TIMEDEC 21MAR 21MAR 21JUN 21JUN 2114429 AM14423 PM34589 AM34583 PM47779 AM47773 PMD
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PMJUN 21 3 PMDEC 21 9 AMMAR 21 9 AMJUN 21 9 AMDEC 21, 3 PM SHADOWSTREETSCAPE VIEW 1"=20'-0"NOTE: THERE ARE NO HOUSES ACROSS PROPOSED PROJECT SITE⅊⅊⅊⅊⅊⅊⅊⅊⅊368 BELLA VISTA AVE374 BELLA VISTA AVE380 BELLA VISTA AVECALDWELL AVE357 BELLA VISTA AVE350 BELLA VISTA AVE346 BELLA VISTA AVEBELLA VISTA CTSHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDBLACK - BV6AS NOTED10-9-15LOS GATOS CALIFORNIA
APN: A PORTION OF 529-22-038
360 BELLA VISTA AVE (LOT 1)
A PROPOSED NEW HOUSE 11-3-151-7-164-4-165-19-167-12-1610-12-162-7-17JUNE 21,3 PMSHADOW21' ±15' ±15' ±
14' ±
21' ±
25' ±DEC 21, NOONSHADOWDEC 21, 9 AMSHADOWJUNE 21,9 AMSHADOWJUNE 21, NOONSHADOWAPPROX. LOCATIONADJACENT BUILDINGS25'-9"
25'-8"
#P##$!!#!#!!$!!!!!!!!!!!##!!!!!!!!!!!!!!!#!!!!!!!!#####!!#!Æ##!######!#x########!!##!!##!!#!##!!##!!##!!!#!!!#######!!#######!###!##################!###!##!#)y########!!############Ù####Q#!######!#Æ#)!###########!#####################!###########J#Q!!!####################!#!###!##############!#########Q#######!############################!##!##########!#!Q##########################!###!#!###########y#ÙJJJJÙQQ###########Ù###y##############!#!!#####!!#!##!!##QQ######!#!!!!!!!Æ!#######!#!#!###!!!########!!###!!##y!#!############!!#Q######!####!####!!#########!!######!#################!###!###############Ù#y!yySHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDBRADY7AS NOTED7-2-15LOS GATOS CALIFORNIA
360 BELLA VISTA
BRADY RESIDENCE (LOT 2)
A PROPOSED NEW HOUSE FOR 11-3-154-4-167-12-1610-12-162-7-17A1PROJECT DATAPROJECT ADDRESS: A PORTION OF 360 BELLA VISTA AVE, LOS GATOSPROJECT DESCRIPTION:DEMOLISH EXISTING 1-STORY HOUSE AND BUILD NEW 2-STORY HOUSEWITH CELLAR. REMOVE 4 TREESAPN: A PORTION OF 529-22-038HOUSE TO BE FULLY FIRE-SPRINKLEDZONING: R-1-8CONSTRUCTION TYPE: V-NOCCUPANCY GROUP: ULOT SIZE: 11,001.5 SQ. FT.AVERAGE LOT SLOPE: LOT RELATIVELY FLATALLOWABLE FAR:0.35 - [(11 - 5) ¸25) x 0.2] = 0.3020.302 x 11,001.5 = 3,322.4 SQ. FT.BUILDING AREA1ST FLR2,067.02ND FLR 781.4TOTAL2,848.4CELLAR1,586GARAGE 562BUILDING/STRUCTURAL COVERAGEBUILDINGS2,623PORCHES 523LIGHTWELL 92TOTAL3,238 ≈ 29.43 %VICINITY MAPSITE PLAN1"=10'-0"DRAWN ON SURVEY BY ROBERT J. CRAIG - LICENSED LAND SURVEYOR, JOB # C-14183, DATED JANUARY 22, 2015. BOB CRAIG'S PHONE#: (408) 8843791 OR (831) 35917508'-2"
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LIGHTWELLPATIO5'-0"P.S.E.SEWERC.O.60.17'163.32'WATERUNDERGROUNDELEC, TEL, TVUNDERGROUND GASAPPROXIMATE LOCATIONADJACENT RESIDENCE4'-2"CAROLINALAUREL CHEERYTREES TO BE PLANTEDSPECIESHOLLY LEAF CHEERYSIZE24" BOXSYMBOLQTY.6REDWOOD14"21GOODSITE COVERAGEFOOTPRINT OF STRUCTURESCOVERED PORCH CONCRETEDRIVEWAY / PATIO / WALKWAY / STEPS BRICKWALKWAYS / WALLS STUCCO WALL TOTALIMPERVIOUS COVERAGE TABLE
EXISTING SQ. FT.1,7881552,274965 105,192PROPOSED SQ. FT.2,6235231,214.6004,360.6EASTERN REDBUD24" BOX1FIRE DEPARTMENT NOTESFIRE SPRINKLERS REQUIREDAN AUTOMATIC SPRINKLER SYSTEM SHALL BE INSTALLED IN ONE- ANDTWO-FAMILY DWELLINGS AS FOLLOWS: IN ALL NEW ONE- ANDTWO-FAMILY DWELLINGS AND IN EXISTING ONE- AND TWO-FAMILYDWELLINGS WHEN ADDITIONS ARE MADE THAT INCREASE THEBUILDING AREA TO MORE THAN 3,600 SQUARE FEET. EXCEPTION:ANY ONE-TIME ADDITION TO AN EXISTING BUILDING THAT DOES NOTTOTAL MORE T HAN 1,000 SQUARE FEET OF BUILDING AREA.NOTE: THE OWNER(S), OCCUPANT(S) AND ANY CONTRACTOR(S) ORSUBCONTRACTOR(S) ARE RESPONSIBLE FOR CONSULTING WITH THEWATER PURVEYOR OF RECORD IN ORDER TO DETERMINE IF ANYMODIFICATION OR UPGRADE OF THE EXISTING WATER SERVICE ISREQUIRED. NOTE: COVERED PORCHES, PATIOS, BALCONIES, ANDATTIC SPACES MAY REQUIRE FIRE SPRINKLER COVERAGE. A STATE OFCALIFORNIA LICENSED (C-16) FIRE PROTECTION CONTRACTOR SHALLSUBMIT PLANS, CALCULATIONS, A COMPLETE PERMIT APPLICATIONAND APPROPRIATE FEES TO THIS DEPARTMENT FOR REVIEW ANAPPROVAL PRIOR TO BEGINNING THEIR WORK.CONSTRUCTION SITE FIRE SAFETYALL CONSTRUCTION SITES MUST COMPLY WITH APPLICABLEPROVISIONS OF THE CFC CHAPTER 33 AND OUR STANDARD DETAILAND SPECIFICATION SI-7. PROVIDE APPROPRIATE NOTATIONS ONSUBSEQUENT PLAN SUBMITTALS, AS APPROPRIATE TO THE PROJECT.ADDRESS IDENTIFICATIONNEW AND EXISTING BUILDINGS SHALL HAVE APPROVED ADDRESSNUMBERS, BUILDING NUMBERS OR APPROVED BUILDINGIDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE ANDVISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY.THESE NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND.ADDRESS NUMBERS SHALL BE ARABIC NUMBERS OR ALPHABETICALLETTERS. NUMBERS SHALL BE A MINIMUM OF 4 INCHES (101.6mm)HIGH WITH A MINIMUM STROKE WIDTH OF 0.5 INCH (12.7mm).WHERE ACCESS IS BY MEANS OF PRIVATE ROAD AND THE BUILDINGCANNOT BE VIEWED FROM THE PUBLIC WAY, A MONUMENT, POLE OROTHER SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE.ADDRESS NUMBERS SHALL BE MAINTAINED.27'-11" PROPOSEDREAR SETBACK9'-
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FIRST FLOOR PLAN1/4"=1'-0"A248" REFR.A0510152025COVERED PORCHGREAT ROOMKITCHENHALLWAYMASTERCLOSETOFFICE1ST FLOOR 2,067.02ND FLOOR 781.4BASEMENT1,442.0MUDROOMFOYERCOVERED PORCHBASEMENT PLAN1/4"=1'-0"0510152025STOEQUIPMENTROOMBATH 515'-6"19'-0"62'-4"11'-6"31'-2"13'-0"11'-8 1/2"19'-3 1/2"25'-0"6'-0"
11'-8 1/2"
4'-0"25'-0"SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDBRADY7AS NOTED7-2-15LOS GATOS CALIFORNIA
360 BELLA VISTA
BRADY RESIDENCE (LOT 2)
A PROPOSED NEW HOUSE FOR 11-3-154-4-167-12-1610-12-162-7-17AAABBPLAY ROOMHALL22'-10"5'-0"22'-10"62'-4"19'-0"
19'-0"19'-4"77'-0"
77'-0"2-CARGARAGE21'-11" CLR.24'-1" CLR.
6'-0"
51
2"
11'-0"12'-0"
15'-0"17'-01
2"19'-51
2"11'-6"5'-0"19'-0"1'-0"15'-6"4'-0"HOME THEATERLIGHT-WELL4'-0"39'-0"2'-0"1'-012"1'-0"4'-0"2'-0"9'-0"17'-0"8'-0"20'-4"1'-0"BBDINING ROOMPANTRYMASTERBEDROOMMASTERBATH12 BATH
A32ND FLOOREXTERIORPERIMETERLAUNDRYBEDROOM 3BATH 3SECOND FLOOR PLAN1/4"=1'-0"0510152025STAIRHALLBEDROOM 2CLO.7'-4"28'-71
2"12'-61
2"8'-6"8'-0"23'-0"4'-6"27'-8"6'-6"AASHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDBRADY7AS NOTED7-2-15LOS GATOS CALIFORNIA
360 BELLA VISTA
BRADY RESIDENCE (LOT 2)
A PROPOSED NEW HOUSE FOR 11-3-154-4-167-12-1610-12-162-7-17ROOF PLAN1/8"=1'-0"1ST FLEXTERIORPERIMETERBB4:12 ROOFSLOPE TYPICAL20 20 SKYLIGHT
22'-10"5'-0"
77'-0"58'-4"BATH 4CLO.CLO.7'-0"2'-6"2'-6"13'-0"5'-0"8'-0"8'-0"8'-0"23'-0"4'-1112"25201510502'-0" EAVE,TYPICALBEDROOM 4
A4SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDBRADY7AS NOTED7-2-15LOS GATOS CALIFORNIA
360 BELLA VISTA
BRADY RESIDENCE (LOT 2)
A PROPOSED NEW HOUSE FOR 11-3-154-4-167-12-1610-12-162-7-17FRONT (WEST) ELEVATION1/4"=1'-0"HIGH PROFILE COMP.SHINGLE ROOFINGEAVE BRACKET, TYP4, TYPICAL12REAR (EAST) ELEVATION1/4"=1'-0"WOOD-CLAD WINDOWSW/ FACTORY-INSTALLCASINGS, TYPICALREAL STONEVENEERDECORATIVEGUARD RAILFIBER-CEMENT HORIZ.SIDING W/ HARDIE-TRIMEXISTINGGRADE9'-634"1ST FLR PLATE, TYPICAL 8'-634" 2ND FLRPLATE, TYPICAL9'-634" BASEMENT PLATE, TYPICAL BOARD &BATT SIDINGDECORATIVE WOODBARGE BOARDBSMT 391.2'2ND FLR412.1'SMOOTHFINISHWOODCOLUMNCASING(E) 399.5'FINISH GRADE(E) 400.5'(E) 400.9'(F) 400.2'(E) 400.8'(E) LOWEST 399.5'26'-0" FROM LOWEST POINT AT PERIMETER TO HIGHEST RIDGE 425.5'1ST FLR 401.5'SLAB @ GARAGE DOOR 401.0'(F) 400.21'(E) 400.7'(F) 400.4'REAL STONEVENEER(F) 401.0'(E) LOWEST 399.5'26'-0" FROM LOWEST POINT AT PERIMETER TO HIGHEST RIDGE 425.5'9'-634"1ST FLR PLATE, TYPICAL 8'-634" 2ND FLRPLATE, TYPICAL2ND FLR412.1'1ST FLR 401.5'2ND FLR PLATE420.7'2ND FLR PLATE420.7'
12" C-DX PLYWOODSHEATHING1x T&G PINE SOFFITGSM GUTTERS &DOWNSPOUTSLEAVE 12" GAP BETWEEN UNDERSIDEOF PINE SOFFIT AND TOPSIDE OFDECORATIVE BLOCK - STAPLE RIGIDWIRE BEHIND BLOCKING2x DECORATIVE BLOCKS2X STRUCTURAL BLOCK W/ (3) 2"ØHOLES DRILLED IN EACH BLOCK58" GYPSUM BOARD2-2x TOP PLATE12" GYPSUM BOARDR-21 BATT INSULATION2x STUDS PER SECTION NOTES12" C-DX PLYWOOD SHEATHINGEXTERIOR FINISH PER SECTION NOTESINSULATION BAFFLEROOF TRUSS @ 24"O.C.R-38 BATTINSULATION'SIMPSON' ST21154X6 CEDAR4X4 CEDARCUT FROM 4X6 CEDAR58" x 7"LAG58" x 6" LAG58" x 7"LAGSCEDAR 1X6SPACED CEDAR 1x2sSHAPED CEDAR SILLSIDING PER ELEVATIONSSHAPED CEDAR NAILER2x4 NAILERHARDIPANELLOUVERED SCREEN VENTA5RIGHT-SIDE (SOUTH) ELEVATION1/4"=1'-0"LEFT-SIDE (NORTH) ELEVATION1/4"=1'-0"SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDBRADY7AS NOTED7-2-15LOS GATOS CALIFORNIA
360 BELLA VISTA
BRADY RESIDENCE (LOT 2)
A PROPOSED NEW HOUSE FOR 11-3-154-4-167-12-1610-12-162-7-17(F) 400.4'(E) 400.9'(F) 400.2'(F) 401.0'(E) 400.8'(E) 399.5'(F) 400.25'26'-0" LOWEST POINT AT PERIMETER TO HIGHEST RIDGE (F) 400.21'(E) 400.7'HIGH PROFILE COMP.SHINGLE ROOFINGEAVE BRACKET, TYP4, TYPICAL12DECORATIVEGUARD RAILFIBER-CEMENTHARDIE-SHINGLE HORIZ.SIDING W/ HARDIE-TRIMEXISTINGGRADE9'-634" 1ST FLR PLATE,TYPICAL, U.N.O.8'-634" 2ND FLRPLATE, TYPICAL, U.N.O.9'-634" BASEMENT PLATE, TYPICAL BOARD & BATT SIDINGDECORATIVEWOOD BARGEBOARDBSMT 391.0'2ND FLR412.1'SMOOTHFINISHWOODCOLUMNCASINGFINISH GRADE(E) LOWEST 399.5'1ST FLR401.5'8'-63
4" FRONT GARAGE PLATE
FROM HOUSE'S1ST FLR(E) 400.5'No Scale4DECORATIVEGABLE-END VENTNo Scale3TYPICAL WOODBRACKETNo Scale1TYPICAL EAVENo Scale2PORCH HEADERGSM FLASHING2x2 SHAPED SILL'HARDIPLANK' HORIZ.SIDING1x CASING'FYPON' OREQUAL12" C-DX PLYWOODSHEATHING2x STUDS@ 16" O.C.HEADER PERSTRUCTURAL2x6 PLATE2x FURRING1x T&G SOFFITWOOD GUARDRAILWOOD-CLAD WINDOWSW/ FACTORY-INSTALLCASINGS, TYPICAL7'-61
2" REAR GARAGE
PLATE FROM
HOUSE'S1ST FLR
7'-83
4" PLATE @
CLO & BATH 4
7'-5" PLATE OVER
STAIR VOID
425.5'REAL STONEVENEER(E) LOWEST 399.5'26'-0" FROM LOWEST POINT AT PERIMETER TO HIGHEST RIDGE 425.5'9'-634" 1ST FLR PLATE, TYPICAL, U.N.O.8'-634" 2ND FLRPLATE, TYPICAL, U.N.O.2ND FLR412.1'1ST FLR401.5'2ND FLR PLATE420.7'2ND FLR PLATE420.7'
A6SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDBRADY7AS NOTED7-2-15LOS GATOS CALIFORNIA
360 BELLA VISTA
BRADY RESIDENCE (LOT 2)
A PROPOSED NEW HOUSE FOR 11-3-154-4-167-12-1610-12-162-7-17GREAT ROOM & KITCHENCOVERED PORCHVENTED ATTICVENTED ATTICVENTED ATTICVENTEDATTIC4, TYPICAL12SECTION B-B1/4"=1'-0"SECTION A-A1/4"=1'-0"425.5'(E) 399.9'(F) 400.4'9'-63
4"1ST FLR PLATE, TYPICAL
8'-63
4" 2ND FLR
PLATE, TYPICAL9'-63
4" BASEMENT PLATE, TYPICAL
BSMT 391.2'2ND FLR412.1'(E) 400.8'1ST FLR 401.5'EXISTINGGRADE(F) 401.16'KITCHENPLAY ROOMDINING ROOMLIGHTWELLLAUNDRYBATH 3HALL3'-4"BEDROOM 3STAIRHALLBEDROOM 2HALLWAYFOYERPLAY ROOMHOME THEATER9'-63
4"1ST FLR PLATE, TYPICAL
8'-63
4" 2ND FLR
PLATE, TYPICAL9'-63
4" BASEMENT PLATE, TYPICAL
BSMT 391.2'2ND FLR412.1'1ST FLR 401.5'VENTED CRAWLSPACE(E) LOWEST399.5'26'-0" FROM LOWEST POINT AT PERIMETER TO HIGHEST RIDGE425.5'(E) LOWEST399.5'26'-0" FROM LOWEST POINT AT PERIMETER TO HIGHEST RIDGE
EXISTINGGRADE(E) & (F)400.8'(E) & (F)400.62'2ND FLR PLATE420.7'2ND FLR PLATE420.7'
SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDBRADY7AS NOTED7-2-15LOS GATOS CALIFORNIA
360 BELLA VISTA
BRADY RESIDENCE (LOT 2)
A PROPOSED NEW HOUSE FOR 11-3-154-4-167-12-1610-12-162-7-17A7PROPOSED PROJECTPORTION OF 360 BELLA VISTA AVESOLAR SHADOW STUDY1"=16'-0"DATEALTITUDEAZIMUTHSOLAR SHADOW TABLEDEC 21TIMEDEC 21MAR 21MAR 21JUN 21JUN 2114429 AM14423 PM34589 AM34583 PM47779 AM47773 PMD
E
C
2
1
3
P
MMAR 21
3
PMJUN 21 3 PMDEC 21 9 AMMAR 21 9 AMJUN 21 9 AMDEC 21, 3 PM SHADOWDEC 21, 9 AMSHADOWSTREETSCAPE VIEW 1"=20'-0"NOTE: THERE ARE NO HOUSES ACROSS PROPOSED PROJECT SITE⅊⅊⅊⅊⅊⅊⅊⅊⅊368 BELLA VISTA AVE374 BELLA VISTA AVE380 BELLA VISTA AVECALDWELL AVE357 BELLA VISTA AVE350 BELLA VISTA AVE346 BELLA VISTA AVEBELLA VISTA CT21' ±15' ±15' ±
14' ±
21' ±
25' ±JUNE 21, 3 PMSHADOWJUNE 21, 9 AMSHADOWAPPROXIMATE LOCATIONADJACENT RESIDENCEADJACENT PROPOSEDRESIDENCEDEC 21, NOON SHADOWJUNE 21 NOON SHADOW25'-9"
25'-8"