Item 04 - 52 Oak Grove Ave - Staff Report & Exhibits 1-8TOWN OF LOS GATOS ITEM NO: 4
PLANNING COMMI SSION STAFF REPORT
Meeting Date : June 22, 2016
PREPARED BY:
APPLICATION NO:
LOCATION :
APPLICANT/
CONTACT PERSON:
PROPERTY OWNER:
Jennifer Armer, Associate Planner
jarmer@losgatosca.gov
Architecture and Site Application S-16-041
52 Oak Grove A venue (located at the southern terminus of Oak
Grove A venue)
Jennifer Kretschmer, AlA
Bob & Eleanor Tullis
APPLICATION SUMMARY: Requesting approval to construct a new second story addition to
an existing single-family residence on property zoned R-1 :8.
APN 529-30-025 .
RECOMMENDATION :
PROJECT DATA:
DEEMED COMPLETE: May 19,2016
FINAL DATE TO TAKE ACTION: November 19 ,2016
Denial
General Plan Designation:
Zoning Designation:
Low Density Residential
R-1 :8 -Single-Family
Residential , 8,000-square foot lot
m1mmum
Applicable Plans & Standards: General Plan; Residential Design
Guidelines;
Parcel Size: 11 ,426 gross square feet
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Low Density Residential R-1 :8
East Residential Low Density Residential R-1 :8
South Open Space Open Space RC
West Open Space Open Space RC
Planning Commission Staff Report -Page 2
52 Oak Grove A venue/S-16-041
June 22, 2016
CEQA:
FINDINGS:
CONSIDERATIONS :
ACTION :
EXHIBITS :
BACKGROUND :
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.
• 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 the Residential Design Guidelines that the
project complies with the Residential Design Guidelines.
• As required by Section 29.20.150 of the Town Code for
granting approval of an Architecture and Site application.
The decision of the Planning Commission is final unless
appealed within ten days .
1. Location Map
2. Findings
3 . Recommended Conditions of Approval
4 . Project Data Sheet (one page)
5. Applicant's letter ofJustification, received March 14, 2016
(one page)
6. Town's Consulting Arborist report dated May 18 , 2016 (eight
pages)
7 . Town's Consulting Architect report , dated May 5, 2016 (four
pages)
8 . Currently proposed Development Plans, received June 3, 2016
(14 pages)
The subject site is a conforming lot located adjacent to Novitiate Park at the southern terminus of
Oak Grove Avenue (see Exhibit 1). The flat but irregularly-shaped lot is 11 ,426 square feet with
a 1 ,915-square-foot single-story residence and a 368-square-foot detached garage.
The project is being forwarded to the Planning Commission because the project would result in
the largest house in terms of square feet and the second largest in terms ofF AR in the immediate
area and proposes a two-story fa<;ade in a primarily single-story immediate neighborhood.
Planning Commission Staff Report -Page 3
52 Oak Grove A venue/S-16-041
June 22 , 2016
PROJECT DESCRIPTION:
A. Architecture and Site Application
The applicant is proposing a 1,216-square-foot addition to the existing residence. The
proposed addition includes 68 square feet on the ground floor and a new1,148-square foot
second story. No new floor area is proposed for the detached garage. The project would
have a maximum height of 25 feet , six inches. The proposed materials include: hardie
siding, fiber cement board shingle, hardie plank fiber cement board painted trim, milgard
ultra fiberglass windows, and a composition roof. A color and material board will be
available at the Planning Commission meeting, and Exhibit 4 includes general project data.
B. Location and Surrounding Neighborhood
The project site is located at the southern terminus of Oak Grove Avenue. Novitiate Park is
on both the southern and western borders of the property and single-family homes are
located to the north and east (Exhibit 1). Surrounding properties contain single-family
residences.
C . Zoning Compliance
The proposed project complies with the height and structure coverage limitations. The
proposed project complies with setback requirements and all required parking is being
provided on-site. The zoning permits a single-family residence.
ANALYSIS :
A. Floor Area
Based on Town and County records, the residences in the immediate area range in size
from 1,066 square feet to 2,920 square feet. The floor area ratios (FAR) range from 0.11
FAR to 0.31 FAR. The proposed residence would be 3,131 square feet with a 0.27 FAR .
Pursuant to Town Code, the maximum square footage for the lot size is 3,416 square feet
with a 0.29 FAR.
The following Neighborhood Analysis table (next page) reflects current conditions of the
immediate area.
Planning Commission StaffReport-Page 4
52 Oak Grove A venue/S-16-041
June 22, 2016
ADDRESS House
40 Oak Grove A venue 2 ,178
42 Oak Grove A venue 1,955
46 Oak Grove Ave 2 ,550
52 Oak Grove Ave (E) 1,915
52 Oak Grove Ave (P)
First Floor 1,983
52 Oak Grove Ave (P)
Second Floor 1,148
52 Oak Grove Ave (P)
Total 3,131
56 Oak Grove A venue 2,002
62 Oak Grove A venue 1,461
66 Oak G rove A venue 1,066
70 Oak Grove A venue 2 ,92 0
76 Oak Grove A venue 1,63 1
Garage
0
386
803
368
368
368
493
294
380
377
360
House House
and garage Lot size FAR Stories
2,178 9,983 0 .22 1
2 ,341 8,170 0.24 1
3,353 9,392 0.27 2
2,283 11,426 0 .17 1
2,351
1,148
2
3 ,499 11,426 0.27
2 ,495 14 ,450 0 .14 1
1,7 55 9,100 0.16 1
1,446 8,666 0.12 1
3,297 9,468 0.31 2
1,99 1 14,978 0.11 1
At 3,131 square feet , the proposed residence would be the largest home in the immediate
area and due to the lot area, its FAR would be the second largest.
The project was referred to the Planning Commission because it would result in the largest
residence in the immediate area. The proposed residence would be 211 square feet larger
than the largest in the immediate area. The Residential Design Guidelines specify that
residential development shall be similar in mass, bulk, and scale to the immediate
neighborhood. The Guidelines also specify that consideration will be given to the existing
F ARs, residential square footages , and lot sizes in the neighborhood. The applicant
provides justification for the proposed residence in Exhibit 5.
While the second story addition is set well back from the neighbors, and the Town 's
Consulting Architect has found that the proposed renovation with its "strong, traditional
architectural style and rel atively small scale would make this a positive addition to the
neighborhood with a few modifications," staff recommends denial because the proposed
home would be approximately 2 11 square feet larger than the largest home in the
immediate area and is surrounded by single story facades along both sides of the street.
B. Tree Impacts
The project site contains four trees ( onsite and adjacent) that may be impacted by this
project. Staff requested that the Town 's Consulting Arborist r eview the project (Exhibit 6)
and provide recommenda tions for protecting these trees. One tree on-site (38-inch trunk
Planning Commission Staff Report -Page 5
52 Oak Grove A venue/S-16-041
June 22 , 2016
diameter valley oak) is immediately adjacent to the existing building. The proposed second
story has been designed to be outside of the tree's canopy. The other three trees are not
immediately adjacent but could potentially be impacted by materials, equipment and
miscellaneous work during construction. The Town's Consulting Arborist recommends tree
protection fencing for all four trees, and provides specific additional direction for
protection and trimming of the valley oak on-site.
If the project is approved, tree protection measures would be implemented prior to and
during construction. Tree protection measures are incorporated as conditions of approval
(Exhibit 3) to protect the trees.
C. Architectural Considerations
Staff requested that the Town's Architectural Consultant review the project (Exhibit 7) to
provide recommendations regarding architecture and neighborhood compatibility. Staffs
initial concerns were that the large square footage and uninterrupted two-story front favade
would not be compatible with the surrounding single-story homes, even with the proposed
side setbacks (significantly greater than required) and single-story element on the right side
of the favade. The consultant identified several recommended changes in order to bring the
project into compliance with the Town 's Residential Design Guidelines. The applicant
made all changes recommended by the Consultant, which resulted in a house that was more
compatible with the scale of the surrounding neighborhood, and approximately 200 square
feet less than originally proposed. The revisions are incorporated into the final
development plans included in Exhibit 8.
D. Environmental Review
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures.
PUBLIC COMMENTS:
At this time, the Town has not received any public comment. The applicant has informed staff
that they have met with the majority of the adjacent neighbors.
SUMMARY AND RECOMMENDATION:
A. Summary
As currently proposed, the project would create a residence that is approximately 211
square feet larger than the largest home in the immediate area with a two-story front favade
Planning Commission Staff Report-Page 6
52 Oak Grove Avenue/S-16-041
June 22, 2016
surrounded by single-story fa9ades. The applicant has worked with staff to address
architectural concerns and to ensure protection of the protected trees on and off site.
B. Recommendation
Staff recommends denial ofthe Architecture and Site application based on the size ofthe
residence in comparison to those in the immediate area and the proposal for a two-story
front fa9ade on a street that is primarily single-story residences.
ALTERNATIVES:
Alternatively, the Commission could:
1. Approve the application by taking the following actions:
a. Find that the proposed project is categorically exempt, pursuant to Section 15303 of
the California Environmental Quality Act as adopted by the Town (Exhibit 2); and
b. Make the finding that the project complies with the Residential Design Guidelines
(Exhibit 2); and
c. 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
d. Approve Architecture and Site Application S-16-041 with the conditions contained
in Exhibit 3 and development plans attached as Exhibit 8; or
2. Approve the application with additional and/or modified conditions ; or
3. Continue the matter to a date certain with specific direction.
P..J'eParetl by: ~~iler Armer, AICP
Associate Planner
JP:JA:cg
--:z:v~(?Kc=t?
/Joel Paulson, AICP
Community Development Director
cc: Jennifer Kretschmer, AlA, 101 Old Blossom Hill Rd, Los Gatos , CA 95031
N :\DEV\PC REPORTS\2 016\0ak Grove 52.docx
52 Oak Grove Avenue
N +
EXHIBIT 1
This Page
Intentionally
Left Blank
PLANNING COMMISSION-June 22, 2016
REQUIRED FINDINGS & CONSIDERATIONS FOR:
52 Oak Grove A venue
Architecture and Site Application S-16-041
Requesting approval to construct a new second story addition to an existing single-family
residence on property zoned R-1:8. APN 529-30-025 .
PROPERTY OWNER: Bob & Eleanor Tullis
APPLICANT: Jennifer Kretschmer, AlA
FINDINGS
Required finding for CEQA:
• 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.
Required Compliance with the Residential Design Guidelines:
• The project is in compliance with the Residenti al Design Guidelines for single-family homes
not in hill s ide residential areas.
CONSIDERATIONS
Required considerations in review of Architecture & Site applications:
• As required by Section 29.20.150 of the Town Code, the considerations in review of an
Architecture and Site application were all made in reviewing thi s project.
N:\DEV\FI DINGS\2 0 16\0AK GROVE 52.DO CX
EXHIBIT 2
This Page
Intentionally
Left Blank
PLANNING COMMISSION -June 22,2016
CONDITIONS OF APPROVAL
52 Oak Grove A venue
Architecture and Site Application S-16-041
Requesting approval to construct a new second story addition to an existing single-family
residence on property zoned R-1:8. APN 529-30-025.
PROPERTY OWNER: Bob & Eleanor Tullis
APPLICANT: Jennifer Kretschmer, AlA
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
I. APPROVAL: This application shall be completed in accordance with all of the conditions
of approval and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans and /or business operation shall be approved by the
Community Development Director, DRC or the Planning Commission depending on the
scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. OUTDOOR LIGHTING : Exterior lighting shall be kept to a minimum, and shall be down
directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights
shall be used unless it can be demonstrated that they are needed for safety or security. The
lighting plan shall be reviewed during building plan check.
4. GENERAL: All existing trees shown on the plan and trees required to remain or to be
planted are specific subjects of approval of this plan, and must remain on the site.
5. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the issuance of a building or grading permit.
6 . ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all
recommendations made by Deborah Ellis, identified in the Arborist' s report dated May 18,
2016, on file in the Community Development Department. A Compliance Memorandum
shall be prepared by the applicant and submitted with the building permit application
detailing how the recommendations have or will be addressed. These recommendations
must be incorporated in the building permit plans, and completed prior to issuance of a
building permit where applicable.
7. TREE FENCING: Protective tree fencing and other protection measures shall be placed at
the drip line of existing trees prior to issuance of demolition and building permits and shall
remain through all phases of construction. Refer to tree fencing requirements and other
protection measures identified in the Arborist Report prepared by Deborah Ellis dated May
18 , 2016, on file in the Community Development Department. Include a tree protection
plan with the construction plans.
8. SALVAGE OF BUILDING MATERIALS: Prior to the issuance of a d emolition permit,
the deve loper shall provide the Community Development Director with written notice of
the company that will be recycling the building materials. All wood, metal , glass, and
aluminum materials generated from the demolished structure shall be deposited to a
co mpany which will recycle the materials. Receipts from the company(s) accepting these
EXHIBIT 3
materials, noting the type and weight of materials, shall be submitted to the Town prior to
the Town's demolition inspection.
9. DEMOLITION AFFIDAVIT: Applicant shall complete and submit the Town's Demolition
Affidavit with all demolition and/or building permit application(s).
10. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
11. TOWN INDEMNITY : Applicants are notified that Town Code Section 1.10.115 requires
that any applicant who receives a permit or entitlement from the Town shall defend,
indemnify, and hold harmless the Town and its officials in any action brought by a third
party to overturn, set aside, or void the permit or entitlement. This requirement is a
condition of approval of all such permits and entitlements whether or not expressly set
forth in the approval , and may be secured to the satisfaction of the Town Attorney.
12 . COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with
the building plans detailing how the Conditions of Approval will be addressed.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
13 . GENERAL: All public improvements shall be made according to the latest adopted Town
Standard Plans, Standard Specifications and Engineering Design Standards. All work shall
conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept
clear of all job-related dirt and debris at the end of the day. Dirt and debris shall not be
washed into storm drainage facilities. The storing of goods and materials on the sidewalk
and/or the street will not be allowed unless an encroachment permit is issued. The
Applicant's representative in charge shall be at the job site during all working hours.
Failure to maintain the public right-of-way according to this condition may result in the
Town performing the required maintenance at the Applicant's expense.
14. APPROVAL: This application shall be completed in accordance with all of the conditions
of approval listed below and in substantial compliance with the latest reviewed and
approved development plans. Any changes or modifications to the approved plans or
conditions of approvals shall be approved by the Town Engineer.
15. ENCROACHMENT PERMIT: All work in the public right-of-way will require a
Construction Encroachment Permit. All work over $5 ,000 will require construction
security. It is the responsibility of the Applicant to obtain any necessary encroachment
permits from affected agencies and private parties, including but not limited to, Pacific Gas
and Electric (PG&E), AT&T, Comcast, Santa Clara Valley Water District, California
Department of Transportation (Caltrans). Copies of any approvals or permits must be
submitted to the Town Engineering Division of the Parks and Public Works Department
prior to releasing any permit.
16. RESTORATION OF PUBLIC IMPROVEMENTS: The Applicant shall repair or replace
all existing improvements not designated for removal that are damaged or removed because
of the Applicant's operations. Improvements such as, but not limited to: curbs, gutters,
sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement
markings , etc., shall be repaired and replaced to a condition equal to or better than the
original condition. Any new concrete shall be free of stamps , logos , names, graffiti, etc.
Any concrete identified that is displaying a stamp or equal shall be removed and replaced at
the Contractor's sole expense and no additional compensation shall be allowed therefore.
Existing improvement to be repaired or replaced shall be at the direction of the Engineering
Construction Inspector, and shall comply with all Title 24 Disabled Access provisions. The
Applicant shall request a walk-through with the Engineering Construction Inspector before
the start of construction to verify existing conditions .
17. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the
job site at all times during construction.
18. STREET CLOSURE: Any proposed blockage or partial closure of the street requires an
encroachment permit. Special provisions such as limitations on works hours, protective
enclosures, or other means to facilitate public access in a safe manner may be required.
19 . SOILS REPORT: One copy of the soils and geologic report shall be submitted with the
application . The soils report shall look at the potential liquefaction with respect to the
existing foundations and the proposed new construction; examine the existing foundations
to confirm satisfactory performance to date; provide recommendations on whether the
existing foundations can support the loads from the weight of the new story (and
corresponding settlement); and/or provide geotechnical design recommendations for new
foundation elements (and corresponding settlement). The report shall be signed and "wet
stamped" by the engineer or geologist, in conformance with Section 6735 of the California
Business and Professions Code.
20. GEOLOGY AND SOILS MITIGATION MEASURE : A geotechnical investigation shall
be conducted for the project to determine the surface and sub-surface conditions at the site
and to determine the potential for surface fault rupture and liquefaction on the site. The
geotechnical study shall provide recommendations on whether the existing foundations can
support the loads from the weight of the new story (and corresponding settlement); and/or
provide geotechnical design recommendations for new foundation elements (and
corresponding settlement). All recommendations of the investigation shall be incorporated
into project plans prior to the issuance of any permits .
21. SOILS REVIEW: Prior to issuance of any permits, the Applicant's engineers shall prepare
and submit a design-level geotechnical/geological investigation for review and approval by
the Town. The Applicant's soils engineer shall review the final grading and drainage plans
to ensure that designs for foundations , retaining walls, site grading, and site drainage are in
accordance with their recommendations and the peer review comments. Approval of the
Applicant's soils engineer shall then be conveyed to the Town either by letter or by signing
the plans.
22. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological
recommendations contained in the project's design-level geotechnical/geological
investigation as prepared by the Applicant's engineers, and any subsequently required
report or addendum. Subsequent reports or addendum are subject to peer review by the
Town's consultant and costs shall be borne by the Applicant.
23 . TRENCHING MORATORIUM: Trenching within a newly paved street will be allowed
subject to the following requirements:
a. The Town standard "T" trench detail shall be used.
b . A Town-approved colored controlled density backfill shall be used.
c. All necessary utility trenches and related pavement cuts shall be consolidated to
minimize the impacted area of the roadway.
d. The total asphalt thickness shall be a minimum of three (3) inches, meet Town
standards, or shall match the existing thickness, whichever is greater. The final lift
shall be 1.5-inches of one-half(~) inch medium asphalt. The initiallift(s) shall be of
three-quarter(~) inch medium asphalt.
e. The Contractor shall schedule a pre-paving meeting with the Town Engineering
Construction Inspector the day the paving is to take place.
f. A slurry seal topping may be required by the construction inspector depending their
assessment of the quality of the trench paving. If required, the slurry seal shall extend
the full width of the street and shall extend five (5) feet beyond the longitudinal limits
of trenching. Slurry seal materials shall be approved by the Town Engineering
Construction Inspector prior to placement. Black sand may be required in the slurry
mix . All existing striping and pavement markings shall be replaced upon completion
of slurry seal operations. All pavement restorations shall be completed and approv ed
by the Inspector before occupancy.
24. GUTTER REP AIR: The Applicant shall repair and replace to existing Town standards any
gutter damaged now or during construction of this project. All new and existing adjacent
infrastructure must meet Town standards. New gutter shall be constructed per Town
Standard Details. New concrete shall be free of stamps, logos, names, graffiti , etc. Any
concrete identified that is displaying a stamp or equal shall be removed and replaced at the
Contractor's sole expense and no additional compensation shall be allowed therefore. The
limits of gutter repair will be determined by the Engineering Construction Inspector during
the construction phase of the project. The improvements must be completed and accepted
by the Town before a Certificate of Occupancy for any new building can be issued.
25 . CONSTRUCTION STREET PARKING: No vehicle having a manufacture 's rated gross
vehicle weight exceeding ten thousand (10 ,000) pounds shall be allowed to park on the
portion of a street which abuts property in a re sidential zone without prior to approval from
the Town Engineer.
26. HAU LING OF SOIL: Hauling of soil on-or off-site shall not occur during the morning or
evening peak periods (between 7 :00a.m. and 9 :00a.m. and between 4:00p.m. and 6:00
p.m.). Prior to the issuance of a building permit, the Applicant shall work with th e Town
Building Department and Engineering Division Inspectors to devise a traffic control plan to
ensure safe and efficient traffic flow under periods when soil is hauled on or off of the
project site. This may include, but is not limited to provisions for the Applicant/Owner to
place construction notification signs noting the dates and time of construction and hauling
activities , or providing additional traffic control. Coordination with other significant
projects in the area may also be required. Cover all trucks hauling soil , sand and other
loose debris.
27. CONSTRUCTION HOURS: All subdiv ision improvements and site improvements
construction activities, including the delivery of construction materials , labors, heavy
equipment, supplies, etc., shall be limited to the hours of 8:00 a.m. to 8 :00 p .m., weekdays
and 9 :00a.m. to 7:00p.m. weekends and holidays. The Town may authori ze, on a case-by-
case basis, alternate construction hours. The Applicant shall provide written notice twenty-
four (24) hours in advance of modified construction hours. Approval of thi s request is at
di scretion of the Town.
28. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and
9:00 a.m. to 7:00 p.m . we ekends and holidays, construction, alterati on or repair activities
shall be allowed. No individual piece of equipment shall produce a noise level exceeding
eighty-five (85) dBA at twenty-five (25) feet from the source. If the device is located
within a structure on the property, the measurement shall be made at distances as close to
twenty-five (25) feet from the device as possible. The noise level at any point outside of
the property plane shall not exceed eighty-five (85) dBA.
29. CONSTRUCTION MANAGEMENT PLAN: Prior to the issuance of any permits, the
Applicant shall submit a construction management plan that shall incorporate at a
minimum the Project Schedule, site security fencing, employee parking, construction
staging area, materials storage area(s), concrete washout(s) and proposed outhouse
location( s ).
30. WVSD (West Valley Sanitation District): Sanitary sewer laterals are televised by West
Valley Sanitation District and approved by the Town of Los Gatos before they are used or
reused. A Sanitary Sewer Clean-out is required for each property at the property line, or at
a location specified by the Town.
31. SANITARY SEWER BACKWATER VALVE : Drainage piping serving fixtures which
have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the
next upstream manhole and/or flushing inlet cover at the public or private sewer system
serving such drainage piping shall be protected from backflow of sewage by installing an
approved type backwater valve . Fixtures above such elevation shall not discharge through
the backwater valve, unless first approved by the Building Official. The Town shall not
incur any liability or responsibility for damage resulting from a sewer overflow where the
property owner or other person has failed to install a backwater valve as defined in the
Uniform Plumbing Code adopted by the Town and maintain such device in a functional
operation condition. Evidence of West Sanitation District's decision on whether a
backwater device is needed shall be provided prior to the issuance of a building permit.
32. BEST MANAGEMENT PRACTICES (BMPs): The Applicant is responsible for ensuring
that all contractors are aware of all storm water quality measures and that such measures
are implemented. Best Management Practices (BMPs) shall be maintained and be placed
for all areas that have been graded or disturbed and for all material, equipment and/or
operations that need protection. Removal of BMPs (temporary removal during
construction activities) shall be replaced at the end of each working day. Failure to comply
with the construction BMP will result in the issuance of correction notices, citations, or
stop work orders.
33 . SITE DESIGN MEASURES: All projects shall incorporate the following measures:
a. Protect sensitive areas and minimize changes to the natural topography.
b. Minimize impervious surface areas.
c. Direct roof downspouts to vegetated areas .
d. Use permeable pavement surfaces on the driveway, at a minimum.
e. Use landscaping to treat stormwater.
34. EROSION CONTROL: Interim and final erosion control plans shall be prepared and
submitted to the Engineering Division of the Parks and Public Works Department. A
maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building
on an area if grading is allowed during the rainy ·season. Interim erosion control measures,
to be carried out during construction and before installation of the final landscaping, shall
be included . Interim erosion control method shall include, but are not limited to : silt
fences, fiber rolls (with locations and details), erosion control blankets, Town standard
seeding specification, filter berms, check dams, retention basins, etc. Provide erosion
control measures as needed to protect downstream water quality during winter months .
The Town of Los Gatos Engineering Division of the Parks and Public Works Department
and the Building Department will conduct periodic NPDES inspections of the site
throughout the recognized storm season to verify compliance with the Construction
General Permit and Stormwater ordinances and regulations.
35 . DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that
paving and building construction begin as soon as possible after completion of grading, and
by landscaping disturbed soils as soon as possible. Further, water trucks shall be present
and in use at the construction site. All portions of the site subject to blowing dust shall be
watered as often as deemed necessary by the Town, or a minimum of three (3) times daily,
or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging
areas at construction sites in order to insure proper control of blowing dust for the duration
of the project. Watering on public streets shall not occur. Streets shall be cleaned by street
sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a
day. Watering associated with on-site construction activity shall take place between the
hours of 8 a.m . and 5 p .m . and shall include at least one (1) late-afternoon watering to
minimize the effects of blowing dust. All public streets soiled or littered due to this
construction activity shall be cleaned and swept on a daily basis during the workweek to
the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind
speeds (instantaneous gusts) exceed twenty-five (25) miles per hour (MPH). All trucks
hauling soil, sand, or other loose debris shall be covered.
36 . CONSTRUCTION ACTIVITIES: All construction shall conform to the latest requirements
of the CASQA Stormwater Best Management Practices Handbooks for Construction
Activities and New Development and Redevelopment, the Town's grading and erosion
control ordinance, and other generally accepted engineering practices for erosion control as
required by the Town Engineer when undertaking construction activities.
37. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through
curb drains will be allowed. Any storm drain inlets (public or private) directly connected
to public storm system shall be stenciled/signed with appropriate "NO DUMPING-Flows
to Bay" NPDES required language. On-site drainage systems for all projects shall include
one of the alternatives included in section C.3 .i of the Municipal Regional NPDES Permit.
These include storm water reuse via cisterns or rain barrels, directing runoff from
impervious surfaces to vegetated areas and use of permeable surfaces. If dry wells are to
be used they shall be placed a minimum of ten (1 0) feet from the adjacent property line
and/or right-of-way. No improvements shall obstruct or divert runoff to the detriment of an
adjacent, downstream or down slope property.
38. SILT AND MUD IN PUBLIC RIGHT-OF-WAY : It is the responsibility of Contractor and
homeowner to make sure that all dirt tracked into the public right-of-way is cleaned up on a
daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into
the Town's storm drains .
39. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times
during the course of construction. All construction shall be diligently supervised by a
person or persons authorized to do so at all times during working hours. The storing of
goods and/or materials on the sidewalk and/or the street will not be allowed unless an
encroachment permit is issued by the Engineering Division of the Parks and Public Works
Department. The adjacent public right-of-way shall be kept clear of all job related dirt and
debris at the end of the day. Dirt and debris shall not be washed into storm drainage
facilities. The storing of goods and materials on the sidewalk and /or the street will not be
allowed unless an encroachment permit is issued . The Applicant's representative in charge
shall be at the job site during all working hours. Failure to maintain the public right-of-way
according to this condition may result in penalties and/or the Town performing the required
maintenance at the Applicant's expense.
40. COVERED TRUCKS: All trucks transporting materials to and from the site shall be
covered .
N:\DEV\CO N DITIONS\20 16\0 ak Grove 52.docx
This Page
Intentionally
Left Blank
52 Oak Grove Avenue -PROJECT DATA
EXISTING CONDITIONS PROPOSED PROJECT REQUIRED/ PERMITTED
Zoning district R-1 :8 same -
Land use single family residence single family residence -
General Plan Designation low density residential same -
Lot size (sq. ft.) 11,426 11 ,426 8,000 sq. ft. minimum
Exterior materials:
• sid ing stucco hardi siding & fiber -
cement board shingle
• trim hardie plank fiber -
cement board painted
• windows milgard ultra fiberglass -
• roofing composition roof -
Setbacks (ft.):
• front 25 25 2 5 feet minimum
• rear (park) 20 20 20 feet minimum
• side, east (address) 21 ft-10 in 21 ft-10 in (27 ft-3 in 8 feet minimum
for new second floor)
• side, west (park) 9 ft-11 in 9 ft-11 in (10 ft-6 in for 8 feet minimum
new second floor)
• side, north (address) 67 ft-7 in 67 ft-7 in (86 ft-3 in 8 feet minimum
for new second floor)
Maximum height (ft.) 16 ft-1 in 26 ft-6 in 30 feet maximum
Building coverage(%) 2375 (20.8 %) 2443 (21.4 %) 40 % maximum
Floor Area Ratio (%)
• first floor 1915 1983 -
• second floor -1148 .5 -
EXHIBIT 4
• house total 1915 3131.5 3412 sq. ft. maximum
• garage 368 368 937 sq. ft . maximum
Parking Existing 2-car garage Existing 2-car garage two spaces minimum
Tree Removals -None proposed canopy replacement
N:IDEV\JENNIFER A\PROJECfSIARCHITECTURESITE\OAK GROVE\SFRDATA·R·l·8.DOC
J.KRETSCHMER I ARCHITECT
March 14,2016
101 Old Blossom Hill Road
Los Gatos, CA 95032
Re: Justification letter for 52 Oak Grove Ave .
Planning Division
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95030
408-354-6872
Dear Planning Staff,
ph 408.221 .0771
jen@jkretschmer. com
1'1/\R I 4 2016
TOVv'N OF LCS GATO S
PL,;lxN ;:,-3 !.):VISI ON
The application for a Minor Residential Application has been submitted to you for a second story
addition to an existing residence located at 52 Oak Grove Ave . This proposed second story
addition will change the design appearance of the home.
The property owners like simple, traditional, American homestyles and want an uncomplicated
roof structure design as well. We are proposing a home in the National style, that is a composite
of 1-House and Gable Front and Wing (Field Guide to American Houses). This style, which is
sometimes confused with Victorian era homes as it is similar in overall forms, was revived in the
early 201
h Century with the Craftsman movement. It is a style that continues to be popular today
and is compatible with existing homes in Los Gatos .
The existing neighborhood is comprised of predominantly single story homes but there are a few
two story homes nearby, too. The predominant style is Ranch. However, changes to many of the
facades of the homes have created an ecclectic neighborhood. Stone, stucco , siding, brick, board
and batten can all be seen on this one street. (See our submitted How to Read Your Neighborhood
workbook) There are two, two-story homes that are close enough to be on our streetscape
drawing . One harks elements of the Tudor style and the other is Contemporary with traditional
forms but the .use of contemporary finishes .
Our clients' home is located at the very end of the cul-de-sac and set far back from its neighbors
because of the shape of the lot. The rear (South) and West sides of the home are adjacent to open
space and the Los Gatos Creek Trail. The trail is located below the home and the home is barely
visible from the trail.
A second story addition will not impact sunlight on any neighbor's property. Please Shadow
Study, page Al.l. No neighbor views should be obstructed. The closest neighbor's house is
oriented in such a position that views from the primary structure will not be blocked.
lf you have any questions or concerns regarding this letter and our application, please contact me
directly .
Regards ,
Jennifer Kretschmer, AlA
Principal Architect
J. Kretschmer, Architect
:E XHIBIT 5
This Page
Intentionally
Left Blank
Jennifer Armer
C o mmunity Develo pment Department,
110 E. Main Street
Los Gatos, CA 95030
May 18,2016
52 Oak Grove Avenue Arborist Report
Dear Jennifer:
Deborah Ellis, MS
Consult ing Arborist & Horticultu r ist
Service since 1984
I have reviewed the plan set that you sent dated May 12, 201 6 and visited the site today. There is
only on e tree on site that should be impacted by thi s project, which includes the addition of a
second floor near the tree. This tree is labeled as #2 in the photo below. It is a 38-inch trunk
diameter valley oak. There are three other trees on or adjac ent to the site that I recommend
receive tree protection fencing however, so that materials, equipment and miscellaneous work that
is involved in the remodeling will not impact these trees . The reason for this is that trees are magnets
for things to be stored and dumped around them, particularly right up against the trunk.
An aerial map sh o w ing the loc ation of all trees disc usse d in this report is on page 2. Tree
desc riptions are on pages 3 -6. Re commendatio ns are o n page 7. Because there are o nly a few
trees and not muc h is g oing on around them I have prepared this short report instead of a more
detailed report .
PO Box 3714 , Saratoga, CA 95070. 408-725-1357. decah@pacbell.net. http://www.decah.com.
Page 1 of 8
EXHIBIT 6
Deborah Ellis , MS
Consulting Arborist & Horticulturist
Service siuce 1984
Aerial map of site, with subject trees labeled. Trunk locations are appro x imate.
PO Bo x 3714, Saratoga, CA 95070. 408-725-1357. decah@pacbel l.net. http://www.decah .co m.
Page 2 of 8
Deborah Ellis, MS
Consulting A r borist & Horti culturist
TREE QESCRIPTI ONS
Tree#· 1
Species: Quercus agrifolia
Common Name: coast live oak
Trunk DBH : 28 inches
Tree size {height x canopy spread, estimated): 45x45 feet
Condjtjon :
Vigor: Fa ir/Good
Structure: Fair
Preservation Suitability: Fair/Good
Estimated Value : $13,900
Expected Impact of Construction : Low
Sen1ice since 1984
There is a good photo of the canopies of oaks #1 and 2 on page 1. The photo above shows the lower
trunks of both trees and their proximity to the existing house. viewed from the south . Oak #2 is quite
close to the house and tree protection fencing will need to be a few feet from the trunk (between the
trunk and the house) in orqer for remodeling work to proceed . Because of this, pl y wood should be
placed on the ground surface between the fencing and the house, to reduce soil compaction relative to
the tree.
PO Box 3714 , Saratoga, CA 95070. 408-725-1357. decah@pacbell.net. http://www.decah.com.
Page 3 of 8
Tree#: 2
Species : Quercus lobata
Common Name: valley oak
Trunk DBH : 38 inches
Tree size: 55x50 feet
Condjtjon:
Vigor: Fair/Good
Structure: 60 Fair
Preservation Suitability: Fair/Good
Estimated Value: $40 ,600
Expected Impact of Construction: Low/Moderate
Deborah Ellis, MS
Consulting Arborist & Horticultu r i st
Service since 1984
Notes: The tree has been previously pruned to clear the existing house roof. C urrently branches are at
least 20 feet above the ground facing the house . Some minor clearance pruning may be necessary to bu il d
the second story addition. I suggest erecting story posts to show the roof location and then pruning the tree
to allow for 5 feet or so of clearance beyond the story posts .
Th is photo views the tree from the N orth, showing
how t he tree has a lready been pruned back from the
existing house roof. Some addi t io nal clearance
pruning may be necessary, but it will probably be
minor. Story posts wil l help us to determine how
much pruning is necessary .
PO Bo x 3714, S aratoga, CA 9 5070. http:/ /www .decah .com.
Pa ge 4 of 8
Tree#: 3
Species : Quercu s a grifolia
Common Name: coast l ive oak
Trunk DBH: 28 inches
Tree size: 45x 35 feet
Condjtjon:
Vigor: Good
Structure: Un certain
Preservation Suitability: Un certain
Estimated Value $13 ,900
Expected Impact of Construction : Low
Deborah Ellis, MS
Consulti ng Arborist & Horti culturist
Service sin ce 1984
Notes: Trunk diameter is estimated due to ivy growing u p trunk and into branches . Ivy should be removed
from tree and tree re-evaluated by arborist.
Coast live oak #3, viewed from the west. Thi s
__;;.~:i:J..:=~~:.:::...=:~~:;:;~~~~ tree is in the southeast corner of the property.
PO Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pacbell.net. http:/ /www.decah .com.
Page 5 of 8
Tree#: 4
Species: Aescu/us californica
Common Name: California buckeye
Trunk DBH: 12 inches
Deborah Ellis, MS
Consulting Arborist & Horticulturist
Ser11ice since 1984
Tree size (height x canopy spread, estimated): 20 x 25 feet
Condjtjon:
Vigor: Good
Structure: Fa ir
Preservation Suitability: Fair
Estimated Value $1880
Expected Impact of Construction : Low
Notes: tree is growing in wildland area to the south of the project site , but low hanging branches of the tree
overhang the site by about 15 feet and should be fenced off. If the branches are in the way, additional
clearance can be obtained using proper pruning methods.
Kind of hard to see what is going on through all
the foliage, but th is tree overhangs the site low
and by about 15 feet. The overhanging branches
should be fenced off.
PO Box 3714, Saratoga, CA 95070. 408-725-1357 . decah@pacbell.net. http:/ /www.decah.com.
Page 6 of 8
Deborah E lli s, MS
Consulting Arborist & Horticulturist
Service since 1984
RECOMMENDATIONS:
l) Type l Tree protection fencing should be erected for each of the four trees described, fencing
off as much of the dripline of the tree overhanging the project as possible with the following
exception:
a) Oak #2 is quite c lose t o the house and tree protection fencing w ill need to be a few feet
from the trunk (between the trunk and the house) in order for remodeling work to proceed.
Therefore three-quarters or l-inch thick plywood sheets should also be placed on the ground
surface between the fencing and the house, to reduce soil compaction relative to the tree.
2) The Town of Los Gatos Tree Protection Directions are attached and must be included in the final
project plan set. The Directions provide tree protection fencing specifications and other
information related to existing tree protection.
3) Erect story posts adjacent t o oak #2, t o define the size and location of the second story addition
roof. With story posts in place prune the tree to allow for 5 feet or so of clearance beyond the
story posts. Pruning shall be performed by a qualified tree service using current arboricultural
industry pruning standards 1•
4) Since there are native oaks on the property I have attached an informational pape r for the
owners , Living among th e Oaks.
1 Qualified Tree Setvice : A tree service with a supervisin g arborist who has t he minimum certification level of I SA
(International Society of Arboriculture) Ce rtifi ed Arborist for at least 5 years, in a supervisory pos it ion on the job site
during execution of the tree work. The tree service shall ha ve a State of California Contractor's li cense for Tre e
Service (C61-D49) and provid e proof of Workman's Compensation and General Liability Insurance. The perso n(s)
performing the tree work must underst and and adhere to t he most current of the foll owing arboricultural industry tree
ca re standards:
• Best Management Practices. Tree Pruni ng . International Society of Arboriculture, PO Box 3129, Champaign, IL
6182 6-3 129. 217-355-9411
•
•
htt p:/ /www.decah.com.
Page 7 of 8
Deborah Elli s, MS
Consulting Arborist & Horticulturist
Service s in ce 1984
******************************
I certify that the information contained in this report is corre c t to t he best of my knowledge, and that
this report was prepared in good faith. Thank you for the opportunity to p rovid e service again.
Pleas e call me if you have questions or if I c an be o f further assistan ce.
IJ:kLUL
Deborah Elli s, MS.
Consulting Arborist & Hortic ulturist
Certified Professional Horticulturist #30022
ASCA Registered Consulting Arborist #305
I.S.A. Board Certified Mast er Arborist WE-457B
I.S.A. Tree Risk Assessment Qualified
ENCLOSURES:
• Town o f Los Gatos Tree Protection Directions
• Living among the Oaks -a Management Guide f or Landowners. Johnson . Un iversity of
California Cooperative Extension , Natural Re so urces Pro g ram. February 201 1 Revision.
Please Note : the trees that are discussed in this report received a Level 2 Basic Evaluation on. This type of
evaluation is a brief visual evaluation of the tree from the ground , without climbing in to the tree or performin g
detailed tests such as extensive digging , boring or removing samples. The tree is viewed by walk in g all around
it, unless this is not possible. This type of evaluation is an initial screening of the tree after which the
evaluator may recommend that additional , more detailed examination(s) be performed if deemed necessary. A
risk evaluation was not performed on the trees. Other trees on the subj ect property or ne ighbor ing properties
that were not evaluated. The measures noted within this report are designed to ass ist in the protection and
preservation of the trees mentioned herein, should some or all of those trees remai n, and to help in their short
and long term health and longevity. This is not however ; a guarantee t hat any of these trees may no t suddenly
or eventually decline, fail, or die, for whatever reason. Because a significant portion of a tree's roots are
usually far beyond its dripline , even trees that are well protected during constr uction often decline , fail or die.
Because there may be hidden defects within the root system , trunk or branches of trees , it is poss ible that
trees with no obvious defects can be subject to failure without warni ng. The current state of arboricultural
science does not guarantee the accurate detection and prediction of tree defects and the r isks associated with
trees. There will always be some level of risk associated with trees, particularly large trees. It is impossible to
guarantee the safety of any tree. Trees are unpredictable.
PO Bo x 3714, Saratoga, CA 95070. 408 -725-13 57. decah@pacbell.net . http://www .decah .com.
Page 8 of 8
CllG
CANNON
DESIGN:·
GROUP.·
May 5, 2016
M s. Jennifer .-\rmer
Community Developme nt Department
Town of Los Gatos
11 0 E . Main Street
Los Gatos, C-\ 95031
RE: 52 Oak Grove Avenue
Dear Jennifer:
ARCHITECTURE PLANNING URBAN DESIGN
I reviewed the drawings, and visi ted th e si te. My comments and recommendations are as follows:
Neighborhood Context
T h e site is located at the end of a cul-d e-sac lin ed with traditio n al styled single famil y homes. The parcel backs up to a
heavily wooded area.
Photographs of the neighborhood are shown on t11e fo llowing page.
700 LARKSPUR LANDING C IRCLE. SU ITE 199 . LARKSPUR. CA. 94939
EXHIBIT 7
TEL: 4 1 5.33 1.3795
CDGPLAN@PACBELL.NET
Existing house on the site
House to the immediate left
Nearby house on Oak Grove Avenue
Grove Avenu e
CANNON DESIGN GROUP
House to the immediate right
52 Oak Grove Avenue
Design Review Com menrs
May 5. 2016 Page 2
Nearby house on Oak Grove Avenue
Nea Avenue
700 LARKSPUR LANDING CIRCLE . SU ITE 199 . LARKSPUR . CA . 94939
Conce rns and Iss u es
52 Oak Grove Ave n ue
Des ign Review Comments
Ma y 5. 2016 Page 3
J was initially conce rned that the two -story fro nt facade might be out of place on thi s cul -d e-sac, but havin g looked at
the design more ca refully, I belleve th at its s trong, traditional architectu ral sty le and relatively sm all scale would m ake
this a positive addi tion to the n eighbo rho od with a few m o difi cations. T here are m an y exa mples in Los Gatos o f thi s
tw o -s tory archi tec tural style well in teg rated into th e context of one-story neig hborhoods. Specific concerns include the
following
1. The large single wall p la n e at th e front of the house seem s roo large for thi s n eighborh ood .
2. The jamb and trim between p aired windows seems too wid e.
,.----!Jamb between windows
seems too wide
Large single wall plane seems to large for this neighborhood
Recommend ati o n s
1. Recess th e second floor wall p lane o n d1e front elevation to provid e som e facad e ll rti culation .
2. Reduce the wid th of d1e jamb and trim be tween grouped windows -see example pho tos on th e fo ll owing page.
3. .-\dd p lanter b oxes o r pot sh elves to provide architec tural tex ture and d e rail.
Reduce w idth of jamb and
.------....... --!trim between windows
See example photos
Add planter boxes or pot shelves to provide architectural detail
CAN 0 DESIG 1 GROUP 700 LARKSPUR LA 1DING CIRC LE . SUITE 199 . LARKSPUR. CA. 94939
52 Oak Grove Avenu e
D es ign Review Comments
Ma y 5. 20 16 Pa ge 4
Jetmi fer, please le t m e know if yo u h ave any question s, or if there arc other issu es tha t I did n ot address.
Sincerely,
C-\NNON D ES IGN GROUP
Larry L. Cannon
CAN NON DESIG GROU P 700 LARKSPUR LANDI G C IR C LE . SUITE 199 . LARK SPUR . CA . 94939
D1.0 DEMOLITION FLOOR PLAN, 50% CONTIGUOUS
WALL AREA CALCULATIONS
D1.1 DEMOLITION EXTERIOR ELEVATIONS, 50%
CONTIGUOUS WALL AREA CALCULATIONS
SCOPE OF WORK:
STANDARD ABBREVIATIONS
&and
@ at
C.L.centerline
Ø diameter
PLT plate
#pound/number
(E)existing
(N)new
AB anchor bolt
AC asphaltic concrete
AGG aggregate
ALT alternate
ALUM aluminum
APPROX approximate
ARCH architect
ASB asbestos
ASPH asphalt
AVE avenue
AVG average
BB bulletinboard
BD board
BITUM bituminous
BLDG building
BLK block
BVLD boulevard
BM benchmark/beam
CAB cabinet
CB catch basin/chalkboard
CEM cement
CI cast iron
CJ control joint
CLG ceiling
CLKG caulking
CLR clear
CNTR counter
CO cleanout
COL column
CONC concrete
CONN connection
CONST contruction
CONT continuous
CORR corridor
CTR center
CYL cylinder
DBL double
DEPT department
DF Douglas Fir/drinking fountain
DIA diameter
DIM dimension
DISP dispenser
DN down
DS downspout
DW dishwasher
DWG drawing
DWL dowel
DWR drawer
EA each
EJ expansion joint
EL elevation
ELEC electrical
ELEV elevator
EMER emergency
ENCL enclosure
EP electric panelboard
EQ equal
EQUIP equipment
EXIST existing
EXP exposed
EXT exterior
FA fire alarm
FD floor drain
FDN foundation
FE fire extinguisher
FEC fire extinguisher cabinet
FHC fire hose cabinet
FIN finish
FL floor
FLASH flashing
FLOUR flourescent
FOC face of concrete
FOF face of finish
FOS face of stud
FPRF fire proof
FS full size
FT foot/feet
FTG footing
FURN furnish
FURR furring
FUT future
GA gauge
GB grab bar
GALV galvanized
GL glass
GRD grade
GYP gypsum
HB hose bib
HC hollow core
HD hot dipped
HDWE hardware
HDWD hardwood
HM hollow metal
HORIZ horizontal
HR hour
HT height
HTG heating
HTR heater
ID inside diameter
IN inches
INT interior
INSUL insulation
JAN janitor
JT joint
KD kiln dried
LAB lab
LAM laminated
LAV lavatory
MAT material
MAX maximum
MC medicine cabinet
MDF medium density fiberboard
MECH mechanical
MEMB membrane
MET metal
MFGR manufacture(r)
MH manhole
MIN minimum
MIR mirror
MISC miscellaneous
MO masonry opening
MOD module/modular
MTD mounted
MUL mullion
NIC not in contract
NO number
NOM nominal
NTS not to scale
OC on center
OD outside diameter
OFF office
OPNG opening
OPP opposite
PART partition
PBO provided/supplied by owner
PERP perpendicular
PG plate glass
PL property line
PLYWD plywood
PR pair
PT pressure treated
QT quarry tile
R rise/radius
RD roof drain
REINF reiforce/reinforcing
REF reference
REFR refridgerator
REQ required
RESIL resiliant
REV revision
RM room
RO rough opening
RWD redwood
RWL rain water leader
SECT section
SEL select
SD soap dispenser
SG sheet glass
SH shelf
SHT sheet
SHWR shower
SIM similar
SND sanitary napkin dispenser
SNR sanitary napkin recepticle
SPEC specification
SQ square
SS stainless steel
SSK service sink
STD standard
STL steel
STRUCT structural
SUSP suspend(ed)
SYM symetrical
TB towel bar
TEL telephone
TER terazzo
T&G toungue & groove
TOC top of curb
TOP top of plate
TP top of pavement
TPD toilet paper dispenser
TPG tempered plate glass
TPH toilet paper holder
TSCH toilet seat cover dispenser
TV television
TW top of wall
TYP typical
VENT ventilation
VERT vertical
VEST vestibule
VGDF vertical grain Douglas Fir
VOL volumn
W/with
WC water closet
WD wood
WF wide flange
WIN window
W/O without
WP waterproof(ing)
WSCT wainscot
WT weight
APN MAP
TULLIS RESIDENCE
52 OAK GROVE AVE., LOS GATOS, CA
TABLE OF CONTENTS
A1.0 EXISTING AND PROPOSED SITE PLAN
A2.0
A3.0
EXISTING FLOOR PLAN
A4.0 EXISTING ROOF PLAN
EXISTING EXTERIOR ELEVATIONS
N.T.S.
G1.0
N.T.S.
COVER SHEET
N
E
S
W
PROJECT INFORMATION
OWNER: BOB AND ELEANOR TULLIS
APN# 529-30-025
ZONING: R-1-8
TYPE V-B ; NON-SPRINKLERED
OCCUPANCY GROUP: R3
PHONE: 408-823-2509
MAILING ADDRESS: 52 OAK GROVE AVE., LOS GATOS, CA 95030
A2.1 PROPOSED FIRST FLOOR PLAN
REMODEL (E) RESIDENCE.
ADDITION TO BACK OF RESIDENCE OF 68 SFT. RECONFIGURE FIRST FLOOR TO
ACCOMODATE FAMILY ROOM.
SECOND FLOOR ADDITION OF 1170 SF WITH 2 BEDROOMS, BATHROOM AND MASTER SUITE.
A3.1 NEW EXTERIOR ELEVATIONS
A4.1 PROPOSED ROOF PLAN
VICINTY MAP
PROJECT SITE
G1.0 GENERAL PROJECT REQUIREMNETS,
COVER SHT.
CONDITIONS OF APPROVAL
PROJECT LOC.
A1.1 SHADOW STUDY
A1.2 STREET SCAPE
A2.2 PROPOSED SECOND FLOOR PLAN
(E) LOT AREA: 11426 S.F.
EXISTING HOUSE AREA: 1915 S.F.
(E) HOUSE IS SINGLE STORY
PROPOSED 1ST FLR ADD: 68 S.F.
(N) FIRST FLOOR EXIST + NEW : 1983 S.F.
PROPOSED SECOND FLOOR ADD: 1148.5 S.F.
TOTAL PROPOSED FLOOR AREA: 3131.5 S.F.
(E) F.A.R.: .17
(N) F.A.R.: .27
MAX. ALLOWED F.A.R : .30
MAX. ALLOWED FLOOR AREA: 3412 S.F.
EXISTING GARAGE: 368 S.F.
EXISTING GARAGE F.A.R.: .032
MAX. ALLOWED F.A.R : .082
MAX. ALLOWED FLOOR AREA: 937 S.F.
NO CHANGE TO GARAGE.
BUILDING LOT COVERAGE
EXISTING
PROPOSED
FIRST FLOOR: 1915 SQ. FT.
GARAGE: 368 SQ. FT.
TOTAL (E): 2375 SQ.FT.
LOT: 11426 SQ. FT.
TOTAL (N+E): 2443 SQ. FT.
(E) LOT COVERAGE: .208 = 21%
(N) LOT COVERAGE: .214 = 21%
PLAY STRUCTURE: 32 SQ. FT.
FIRST FLOOR (N+E): 1983 SQ. FT.
GARAGE: 368 SQ. FT.
PLAY STRUCTURE: 32 SQ. FT.
COVERED PORCH: 60 SQ. FT.
COVERED PORCH: 60 SQ. FT.
LOT: 11426 SQ. FT.
SURFACE AREA
EXISTING
PROPOSED
PERVIOUS IMPERVIOUS
7625 SQ. FT.3801 SQ. FT.
3869 SQ. FT.7557 SQ. FT.
: 4570 SQ. FT.
MAX ALLOW. BUILDING COVERAGE: 40%
A3.2 NEW EXTERIOR ELEVATIONS
GARAGE INFO:
GARAGE LOT COVERAGE:
(E) GARAGE LOT COVERAGE: 368 S.F.
MAX. ALLOWED LOT COVERAGE: 831 S.F.
(FOR DETACHED ACCESSORY STRUCTURES)
NET LOT AREA EXCLUDING SETBACKS=15%
OF 5540 S.F.
F.A.R. CALCULATION:
APPLICABLE CODES:
2013 CALIFORNIA BUILDING CODE:
PART 1 CALIFORNIA ADMINISTRATIVE CODE
PART 2 CALIFORNIA BUILDING CODE, VOLUMES 1 & 2
PART 2.5 CALIFORNIA RESIDENTIAL CODE (NEW)
PART 3 CALIFORNIA ELECTRICAL CODE
PART 4 CALIFORNIA MECHANICAL CODE
PART 5 CALIFORNIA PLUMBING CODE
PART 6 CALIFORNIA ENERGY CODE
PART 8 CALIFORNIA HISTORICAL BUILDING CODE
PART 9 CALIFORNIA FIRE CODE
PART 11 CALIFORNIA GREEN BUILDING STANDARDS CODE -
CALGREEN, 1ST STATE-ADOPTED GREEN CODE
PART 12 CALIFORNIA REFERENCED STANDARDS CODE
AND UPDATED:
2012 INTERNATIONAL CODE FOR PROPERTY MAINTENANCE
2012 INTERNATIONAL EXISTING BUILDING CODE
COPYRIGHT 2015 JENNIFER KRETSCHMER, AIAJ. 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.101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSSTAMP
52 OAK GROVE AVE.
LOS GATOS, CA 95030
MAY 12, 2016
J. KRETSCHMERARCHITECTTULLIS
RESIDENCE
NOT FOR CONSTRUCTIONEXHIBIT 8
NWES38" DIAMETER
OAK TREE
(E) TREE DRIP LINEREFRIGERATORALCOVEREFRIGERATORALCOVEREFRIGERATORALCOVE16'-9"11'-4 1/2"28'-1 1/2"14'-5 1/2"19'-9 1/2"
34'-3"19'-2"
8'-9"26'-3 1/2"
1'2'10'5'20'-2"18'-3"18'-2"42'-10"5'-2 1/2"9'-4"3'-5 1/2"14'-4 1/2"2'-8 1/2"4'-0"20'-2 1/2"CEILING HEIGHT 8'-0"CEILING HEIGHT 8'-0"
CEILING HEIGHT 8'-0"
CEILING HEIGHT 8'-0"
CEILING HEIGHT 8'-0"
CEILING HEIGHT 8'-0"RIDGE@ 11'SEE DEMOLITION ELEVATIONS, P. D1.1 FOR WALL AREA CALCULATIONS
(E) PERIMETER: 238.4 LIN. FT.
CONT. WALL PERMITER: 214.42 LIN. FT. (90%)
LEGEND
EXISTING WALLS TO REMAIN
NEW WALLS
NEW
EXISTING
(N)
(E)
REPLACE(R)
ALL DIMENSIONS ARE
FACE OF FINISH.
LOCATION OF NEW 6"X14" VENTS
LEGEND
EXISTING WALLS TO REMAIN
NEW WALLS
NEW
EXISTING
(N)
(E)
REPLACE(R)
ALL DIMENSIONS ARE
FACE OF FINISH.
LOCATION OF NEW 6"X14" VENTS
EXISTING WALLS TO BE REMOVED
CONTIGUOUS WALL LINE:
STARTS HERE
MAINTAIN ALL EXISTING INTERIOR
WALL FINISH (LATH AND PLASTER
OR GYP. BOARD) ON ALL WALLS
IN THE CONTIGUOUS WALL LINE
EXCEPT AT FIREPLACE.
AT FIREPLACE, REMOVE TO SLAB
BELOW SUB FLOOR FRAMING ON
INTERIOR SIDE ONLY.
REMOVE WINDOW.
CONTIGUOUS WALL LINE
(E) DEMOLITION FLOOR PLAN 1/4"=1'-0"
1'2'10'5'
D1.0
(E) DEMOLITION PLAN
COPYRIGHT 2015 JENNIFER KRETSCHMER, AIAJ. 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.101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSSTAMP
52 OAK GROVE AVE.
LOS GATOS, CA 95030
MAY 12, 2016
J. KRETSCHMERARCHITECTTULLIS
RESIDENCE
NOT FOR CONSTRUCTION
A3.0
NORTH ELEVATION 1/4" = 1'-0"
SOUTH ELEVATION 1/4" = 1'-0"
EAST ELEVATION 1/4" = 1'-0"
(E) STUCCO
(E) STUCCO
(E) STUCCO12'-0"16'-1"(E) ASPHALT SHINGLE ROOF
(E) ASPHALT SHINGLE ROOF
(E) ELEVATIONS(E) ELEVATIONS
12'-1"GRADE
F.F.
PLT. HT.
(E) CALIFORNIA LIVE OAK TREE
42.5' HEIGHT (E) CANOPY
GRADE
F.F.
PLT. HT.
PLT. HT.
GRADE
F.F.14'-5 1/2"WEST ELEVATION 1/4" = 1'-0"
(E) STUCCO
(E) ASPHALT SHINGLE ROOF
GRADE
PLT. HT.
F.F.14'-11 1/2"15'-9"11'-4"11'-4"11'-4"14'-4 1/2"12'-5"ALL CEILING HEIGHTS ARE 8'-0", TYPICAL
ALL CEILING HEIGHTS ARE 8'-0", TYPICAL
ALL CEILING HEIGHTS ARE 8'-0", TYPICAL
ALL CEILING HEIGHTS ARE 8'-0", TYPICAL
EAST ELEVATION GARAGE
GARAGE
BEYOND
GRADE
F.F.
FENCE
WEST ELEVATION GARAGE
COPYRIGHT 2015 JENNIFER KRETSCHMER, AIAJ. 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.101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSSTAMP
52 OAK GROVE AVE.
LOS GATOS, CA 95030
MAY 12, 2016
J. KRETSCHMERARCHITECTTULLIS
RESIDENCE
NOT FOR CONSTRUCTIONDEMO ELEVATIONS
D1.1
GROSS WALL =
GROSS WINDOWS/DOORS =
NET WALL =
DEMO =
TOTAL WALL REMAINING =
407.4 SQ. FT.
104 SQ. FT
303.4 SQ. FT.
0 SQ. FT.
303.4 SQ. FT. (100%)
GROSS WALL =
GROSS WINDOWS/DOORS =
NET WALL =
TOTAL WALL REMAINING =
515 SQ. FT.
62.5 SQ. FT
452.5 SQ. FT.
452.5 SQ. FT. (100%)
GROSS WALL =
GROSS WINDOWS/DOORS =
NET WALL =
DEMO =
TOTAL WALL REMAINING =
484.9 SQ. FT.
64 SQ. FT
363 SQ. FT.
158 SQ. FT.
205 SQ. FT. (56.5%)
GROSS WALL =
GROSS WINDOWS/DOORS =
NET WALL =
DEMO =
TOTAL WALL REMAINING =
583.5 SQ. FT.
71 SQ. FT
512.5 SQ. FT.
40.5 SQ. FT.
472 SQ. FT. (91.4%)
WINDOW
32 SFT
WINDOW
4.5 SFT
WINDOW
4.5 SFT
DOOR
38 SFT
WINDOW
9 SFT
WINDOW
9 SFT
WINDOW
25 SFT
WINDOW
6 SFT
WINDOW
18.5 SFT
WINDOW
6 SFT
WINDOW
11.5 SFT
WINDOW
11.5 SFT
WINDOW
6 SFT
DOOR
40 SFT
WINDOW
18 SFT
DEMO
158 SFT
WINDOW
8 SFT
WINDOW
12.5 SFT
DOOR
41.5 SFT
DEMO
40.5 SFT
GROSS WALL =
GROSS WINDOWS/DOORS =
NET WALL =
DEMO =
TOTAL WALL REMAINING =
28 SQ. FT.
0 SQ. FT
28 SQ. FT.
0 SQ. FT.
28 SQ. FT. (100%)
EXTERIOR WALL (NOT SHOWN)
GROSS WALL =
GROSS WINDOWS/DOORS =
NET WALL =
DEMO =
TOTAL WALL REMAINING =
2063.3 SQ. FT.
301.5 SQ. FT
1717.3 SQ. FT.
198.5 SQ. FT.
1557.8 SQ. FT. (90.7%)
TOTAL WALL AREAS
CONTIGOUS WALL AREA 142 SFT
CONTIGUOUS WALL AREA 583 SFT
45° ANGLE NOTED IN SIDE ELEVATIONS
DE COMISSION CHIMNEY.
REMOVE TO WALL. DO NOT
EXPOSE WALL FRAMING
25'-0"
FRO
N
T SETB
A
C
K
8'-0"
SIDE
SETBACK 8'-0"
SIDE
SETBACK20'-0"REAR SETBACKSIDESETBACK1/8" = 1'-0"NWESEXISTING SITE PLAN
(E) AND (N)
SITE PLAN
DRIVEWAY
OAK GROVE AV
25'-0"
FRO
N
T SETB
A
C
K
8'-0"
SIDE
SETBACK 8'-0"
SIDE
SETBACK20'-0"REAR SETBACKSIDESETBACK1/8" = 1'-0"PROPOSED SITE PLAN
DRIVEWAY
NO CHANGE
OAK GROVE AV
(E)
GARAGE
(E) TREE
38" DIA.
CALIFORNIA LIVE
OAK
(E) OAK TREE
380" DRIPLINE
(E) TREE
25" DIA.
CALIFORNIA LIVE
OAK
(E) TREE
25" DIA.
CALIFORNIA LIVE
OAK
250" DRIPLINE
(E) OAK TREE
A1.0NWES32'-3"59'-10"18'-4 1/2"
13'-10 7/8"
PARKING
(E) HOUSE
REMOVE ROOF
WALLS TO REMAIN
(E) TREE
25" DIA.
CALIFORNIA LIVE
OAK
(E)
GARAGE
1'2'10'5'
PARKING
NO CHANGE
(E) GRADE
NO CHANGE
(E) TREE
38" DIA.
CALIFORNIA LIVE
OAK
380"
DRIPLINE
1'2'10'5'
(E) DECK (E) DECK TO REMAIN
(E) PLAY
STRUCTURE
(E) PLAY
STRUCTURE
(E) TREE
23.5" DIA.
CALIFORNIA LIVE
OAK
235" DRIPLINE
(E) TREE
23.5" DIA.
CALIFORNIA LIVE
OAK
235" DRIPLINE
(E) CANOPY
(E) TREE
25" DIA.
CALIFORNIA LIVE
OAK
(E) CANOPY
(E) CANOPY
(E) CANOPY
(E) CANOPY
(E) CANOPY
(E) CANOPY
(E) CANOPY
(E) CANOPY
(E) CANOPY
PROVIDE PROTECTIVE
FENCING IN TPZ ZONE AS
PER SECTION 29.10.1005
8'-0"
(E) FENCE
(E)
FENCE
(E)
FENCE
(E)
FENCE
(E)
FENCE
(E) FENCE
(E) FENCE
DN
(E) FENCE
COPYRIGHT 2015 JENNIFER KRETSCHMER, AIAJ. 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.101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSSTAMP
52 OAK GROVE AVE.
LOS GATOS, CA 95030
MAY 12, 2016
J. KRETSCHMERARCHITECTTULLIS
RESIDENCE
NOT FOR CONSTRUCTION
SHADOW STUDY 9AM WINTER 1/32"=1'-0"SHADOW STUDY 12PM WINTER 1/32"=1'-0"SHADOW STUDY 3PM WINTER 1/32"=1'-0"
SHADOW STUDY 9AM SUMMER 1/32"=1'-0"SHADOW STUDY 12PM SUMMER 1/32"=1'-0"SHADOW STUDY 3PM SUMMER 1/32"=1'-0"N
E
S
W
N
E
S
W
N
E
S
W
N
E
S
W
N
E
S
W
N
E
S
W
COPYRIGHT 2015 JENNIFER KRETSCHMER, AIAJ. 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.101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSSTAMP
52 OAK GROVE AVE.
LOS GATOS, CA 95030
MAY 12, 2016
J. KRETSCHMERARCHITECTTULLIS
RESIDENCE
NOT FOR CONSTRUCTIONSHADOW STUDY
A1.1
ONE STORY
ONE STORYONE STORY
ONE STORYONE STORY
ONE STORYONE STORY
ONE STORYONE STORY
ONE STORYONE STORY
ONE STORY
A1.2
ACROSS THE STREET VIEW
Scale: 1/16" = 1'-0"4
COPYRIGHT 2015 JENNIFER KRETSCHMER, AIAJ. 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.101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSSTAMP
52 OAK GROVE AVE.
LOS GATOS, CA 95030
MAY 12, 2016
J. KRETSCHMERARCHITECTTULLIS
RESIDENCE
NOT FOR CONSTRUCTIONPROPOSED PROJECT SIDE OF STREET
Scale: 1/16" = 1'-0"2
END OF CUL-DE SAC, FRONT ELEVATION
Scale: 1/16" = 1'-0"3
52 OAK GROVE AVE56 OAK GROVE AVE
OPEN SPACE
62 OAK GROVE AVE66 OAK GROVE AVE66 OAK GROVE AVE70 OAK GROVE AVE76 OAK GROVE AVE80 OAK GROVE AVE
OPEN SPACE
52 OAK GROVE AVE 46 OAK GROVE AVE 42 OAK GROVE AVE 40 OAK GROVE AVE
OAK GROVE AVENUE
52
56
62 66 70
76
8040
4246
OPEN SPACE
OPEN SPACESINGLE STORYSINGLE STORY
SINGLE STORY
SINGLE STORY
SINGLE STORY SINGLE STORY
SINGLE STORY
TWO STORY
TWO STORY
(N) COMPOSITION ROOF
CERTAIN TEED LANDMARK TL
REFRIGERATORALCOVEREFRIGERATORALCOVEREFRIGERATORALCOVEKITCHEN
DINING FOYER
BREAKFAST
ALCOVE
FAMILY ROOM
(E) BEDROOM
OFFICE
(N)
BATH (E) BATH
WINE
FRIDGE
STORAGE
UNDER STAIR
SINK
RANGE
PANTRY
4'-8"X8'-2"BUILT-INFLAT CEILING
UP
FRIDGE
(N) F.P.
FRONT ELEVATION 1/8" = 1'-0"
FLOOR PLAN 1/8" = 1'-0"
EXISTING=GRAY
EXISTING=GRAY
STREET MAP 1" = 50'
STREETSCAPE
CROSS SECTION
25.5'
15'26'17.25'16.5'17'
25.5'
16'18'
19'
NWES38" DIAMETER
OAK TREE
(E) TREE DRIP LINEREFRIGERATORALCOVEREFRIGERATORALCOVEREFRIGERATORALCOVE16'-9"11'-4 1/2"28'-1 1/2"14'-5 1/2"19'-9 1/2"
34'-3"19'-2"
8'-9"26'-3 1/2"
1'2'10'5'20'-2"18'-3"18'-2"42'-10"5'-2 1/2"9'-4"3'-5 1/2"14'-4 1/2"2'-8 1/2"4'-0"20'-2 1/2"CEILING HEIGHT 8'-0"CEILING HEIGHT 8'-0"
CEILING HEIGHT 8'-0"
CEILING HEIGHT 8'-0"
CEILING HEIGHT 8'-0"
CEILING HEIGHT 8'-0"RIDGE@ 11'SLOPES TO 8'
PLATE
A2.0
MASTER BEDROOM
18'-2"X14'-'9"
BEDROOM 1
12'-2"X12'-3"
BEDROOM 2
14'-9"X12'-3"BATH 1
7'-0"X8'-1"
DINING
15'-6"X11'-0"
LIVING
13'-4"X23'-8"
ENTRY FOYER
10-0"X7'-3"
KITCHEN
13'-6"X15'-9"
BATH 2
8'-4"X5'-6"
GARAGE
17'-6"x19'-5"
EXISTING FLOOR PLAN 1/4" = 1'-0"
(E) FLOOR PLAN
6'-0"MASTER BATH
10'-8"X8'-1"
(E) WOOD DECK
703 SQ. FT.
CEILING HT
10'-0"
SLOPES TO 8'
PLATE
COPYRIGHT 2015 JENNIFER KRETSCHMER, AIAJ. 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.101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSSTAMP
52 OAK GROVE AVE.
LOS GATOS, CA 95030
MAY 12, 2016
J. KRETSCHMERARCHITECTTULLIS
RESIDENCE
NOT FOR CONSTRUCTION
8'-0"3'-11"PROPOSED FIRST FLOOR PLAN 1/4" = 1'-0"NWES(N) KITCHEN
17'-2" x 15'-7"
(E) DINING
FOYER
9'-9" X 6'-8"
(N) BREAKFAST
ALCOVE
(N) FAMILY ROOM
13'-2" X 20'-1"
(E) BEDROOM
NO WORK
OFFICE
15'-0: X 13'-9"
(N)
BATH
6'-0" X 8'-6"
(E) BATH
NO WORK
(N) FLOOR PLAN
WINE
FRIDGE
(N)
STAIR
SINK
RANGE BUILT-INUP
FRIDGE
(N) GAS (FP)
APPLIANCE
(N) WINDOW @ (E)6'-8"3'-10 1/2"7'-4 1/2"6'-0"2'-5"6'-3"5'-8"
8'-11"5'-6"3'-4"
4'-5"ALIGN (E) AND
(N) WALL
ALIGN (E) AND (N) WALLA2.1
1'2'10'5'
38" DIAMETER
OAK TREE
(E) TREE DRIPLINE
34'-3"19'-2"
KEEP EXT.
OF
FIREPLACE16'-7 1/2"11'-6"28'-1 1/2"40'-8"8'-9"(E)CLOSETREMOVE
SEAT20'-2"18'-3"
(E) WOOD DECK
635 SQ. FT.
SEE SITE PLAN
FOR TPZ
(E) GARAGE
14'-9"X12'-3"
15'-6"X11'-0"
8'-4"X5'-6"
12'-6" x 16'-6"43'-1"18'-2 1/2"2'-8"20'-2 1/2"14'-4 1/2"26'-3 1/2"
11'-6 1/2"
CEILING HEIGHT 8'-0"
CEILING HEIGHT 8'-0"
CEILING HEIGHT 8'-0"
CEILING HEIGHT 8'-0"
CEILING HEIGHT 8'-0"
CEILING HEIGHT 17'-0"
CEILING HT
10'-0"
SLOPES TO 8'
PLATE
SLOPES TO 8'
PLATE
FIRST FLOOR
COPYRIGHT 2015 JENNIFER KRETSCHMER, AIAJ. 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.101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSSTAMP
52 OAK GROVE AVE.
LOS GATOS, CA 95030
MAY 12, 2016
J. KRETSCHMERARCHITECTTULLIS
RESIDENCE
NOT FOR CONSTRUCTION
CLOSET
9'-9"X8'-2"
BEDROOM
15'-6"X13'-0"
BEDROOM
15'-0"X16'-6"
HALL
SECOND FLOOR: 1148.5 SQ. FT.
BEDROOM
13'-0"X13'-8"
SPA/TUB
SHOWER
44"X60"
LIN
FIREPLACESHOE
CLOSETCLOSETCLOSETM. BATH
18-0"X10'-9"5'-5 1/2"2'-4" DR2'-4" DRSKYLIGHT
TOTAL FIRST AND SECOND FLOOR: 3153
3'-0"
A2.2
PROPOSED SECOND FLOOR PLAN 1/4" = 1'-0"
5'-0"13'-0 1/2"2'-1"
15'-0 1/2"11'-9"5'-8 1/8"5'-0"3'-6 1/4"3'-0 3/4"3'-1 1/4"
OPEN BELOW
30'-3"19'-2"28'-1 1/2"(E) TREE DRIPLINE
1'2'10'5'
40'-8"8'-9"NWES(N) 2ND FLOOR PLAN
BATH
ROOM
5' X 13'-0"
CEILING HEIGHT 8'-0"
ALL ROOMS 2ND FLR
19'-9 7/8"COPYRIGHT 2015 JENNIFER KRETSCHMER, AIAJ. 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.101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSSTAMP
52 OAK GROVE AVE.
LOS GATOS, CA 95030
MAY 12, 2016
J. KRETSCHMERARCHITECTTULLIS
RESIDENCE
NOT FOR CONSTRUCTION
A3.0
NORTH ELEVATION 1/4" = 1'-0"
SOUTH ELEVATION 1/4" = 1'-0"
EAST ELEVATION 1/4" = 1'-0"
(E) STUCCO
(E) STUCCO
(E) STUCCO12'-0"16'-1"(E) ASPHALT SHINGLE ROOF
(E) ASPHALT SHINGLE ROOF
(E) ELEVATIONS(E) ELEVATIONS
12'-1"GRADE
F.F.
PLT. HT.
(E) CALIFORNIA LIVE OAK TREE
42.5' HEIGHT (E) CANOPY
GRADE
F.F.
PLT. HT.
PLT. HT.
GRADE
F.F.14'-5 1/2"WEST ELEVATION 1/4" = 1'-0"
(E) STUCCO
(E) ASPHALT SHINGLE ROOF
GRADE
PLT. HT.
F.F.14'-11 1/2"15'-9"11'-4"11'-4"11'-4"14'-4 1/2"12'-5"ALL CEILING HEIGHTS ARE 8'-0", TYPICAL
ALL CEILING HEIGHTS ARE 8'-0", TYPICAL
ALL CEILING HEIGHTS ARE 8'-0", TYPICAL
ALL CEILING HEIGHTS ARE 8'-0", TYPICAL
EAST ELEVATION GARAGE
GARAGE
BEYOND
GRADE
F.F.
FENCE
WEST ELEVATION GARAGE
COPYRIGHT 2015 JENNIFER KRETSCHMER, AIAJ. 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.101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSSTAMP
52 OAK GROVE AVE.
LOS GATOS, CA 95030
MAY 12, 2016
J. KRETSCHMERARCHITECTTULLIS
RESIDENCE
NOT FOR CONSTRUCTION
(N) ELEVATIONS
A3.1
(N) NORTH (FRONT) ELEVATION 1/4" = 1'-0"
(N) FIBER CEMENT
BOARD SHINGLE,
TYPICAL @ GABLE
ENDS
(N) COMPOSITION ROOF
CERTAIN TEED LANDMARK TL
(N) MILGARD ULTRA
FIBERGLASS WINDOWS,
TYPICAL
(N) HARDI SIDING
7" EXPOSURE
(E) PAINTED
DOORS25'-6"6'-3"GRADE
PLT. HT.
(E) CALIFORNIA LIVE OAK TREE
42.5' HEIGHT
(E) CANOPY
EAST ELEVATION 1/4" = 1'-0"
(N) MILGARD
ULTRA
FIBERGLASS
WINDOW
(N) COMPOSITION ROOF
CERTAIN TEED LANDMARK TL
(N) HARDI SIDING
7" EXPOSURE, TYP
(N) MILGARD
ULTRA
FIBERGLASS
WINDOW
GRADE
(N) HARDIE PLANK
FIBER CEMENT
BOARD PAINTED
TRIM
PLT. HT.
PLT. HT.16'-4"EAST ELEVATION GARAGE
GRADE 26'-6"GRADE
REUSE (E)
FRENCH DOORS
FROM KITCHEN
F.F.
F.F.
F.F.
F.F.
(E) STUCCO ON GARAGE
TO REMAIN
SHED AWNING OVER
WINDOW
ALL CEILING HEIGHTS ARE 8'-0", TYPICAL FOR BOTH FIRST AND SECOND FLOOR.
ALL CEILING HEIGHTS ARE 8'-0", TYPICAL FOR BOTH FIRST AND SECOND FLOOR.
8" POTSHELVES, TYP.
(N) HARDIE PLANK
FIBER CEMENT
BOARD PAINTED
TRIM, TYP.
PLT. HT.COPYRIGHT 2015 JENNIFER KRETSCHMER, AIAJ. 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.101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSSTAMP
52 OAK GROVE AVE.
LOS GATOS, CA 95030
MAY 12, 2016
J. KRETSCHMERARCHITECTTULLIS
RESIDENCE
NOT FOR CONSTRUCTION
(N) ELEVATIONS
A3.2
WEST ELEVATION
1/4" = 1'-0"
(N) COMPOSITION ROOF
CERTAIN TEED LANDMARK TL
(N) MILGARD
ULTRA
FIBERGLASS
WINDOWS
DECOMMISSION (E) CHIMNEY
REMOVE TO WALL PLATE.
DO NOT EXPOSE WALL FRAMING
(N) MILGARD
ULTRA
FIBERGLASS
WINDOWS
(N) MILGARD
ULTRA FIBERGLASS
WINDOWS, TYP.
(N) HARDI SIDING
7" EXPOSURE, TYP.
GARAGE
BEYOND
F.F.
F.F.
PLATE
PLATE
23'-1"WEST ELEVATION GARAGE
GRADE28'-6"ALL CEILING HEIGHTS ARE 8'-0", TYPICAL FOR BOTH FIRST AND SECOND FLOOR.
ALL CEILING HEIGHTS ARE 8'-0", TYPICAL FOR BOTH FIRST AND SECOND FLOOR.
SOUTH ELEVATION
1/4" = 1'-0"
(N) COMPOSITION
ROOF CERTAIN
TEED LANDMARK TL
(N) MILGARD
ULTRA
FIBERGLASS
WINDOWS
(N) HARDI SIDING
7" EXPOSURE, TYP.
(N) LA CANTINA
ACCORDION
DOORDS
(N) HARDIE PLANK
FIBER CEMENT
BOARD PAINTED
TRIM
(N) MILGARD
ULTRA
FIBERGLASS
WINDOWS
F.F.
(N) FIBER CEMENT
BOARD SHINGLE
F.F.
PLATE
8'-0"8'-0"(E) STUCCO ON
GARAGE TO REMAIN
FENCE
COPYRIGHT 2015 JENNIFER KRETSCHMER, AIAJ. 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.101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSSTAMP
52 OAK GROVE AVE.
LOS GATOS, CA 95030
MAY 12, 2016
J. KRETSCHMERARCHITECTTULLIS
RESIDENCE
NOT FOR CONSTRUCTION
EXISTING ROOF PLAN 1/4" = 1'-0"NWES(E) ROOF PLAN
A4.0
1'2'10'5'
3:12 3:12
5:12 5:12
3.6 : 123.6 : 123.6:123.6:122:123.6:12 3.6:12
(E) ROOF PLAN
38" DIAMETER
OAK TREE
SEE SITE PLAN
FOR TPZ
(E) TREE CANOPY
42.5' TREE HT
COPYRIGHT 2015 JENNIFER KRETSCHMER, AIAJ. 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.101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSSTAMP
52 OAK GROVE AVE.
LOS GATOS, CA 95030
MAY 12, 2016
J. KRETSCHMERARCHITECTTULLIS
RESIDENCE
NOT FOR CONSTRUCTION
PROPOSED ROOF PLAN 1/4" = 1'-0"NWESA4.1
1'2'10'5'
(E)(E)(N)(N)(N)(N)(N)(N)(N)(N)
(N) @ LOWER LEVEL
(N)(N)
(N)(N)
(E)(E)(E)(E)(E
)
(E)(E)
5:12 9:12 9:12
9:12 9:12 4:124:122:129:12 9:12
3:12
3:124:124:124:123:12
3:12 3:12
4:12 4:12
3.6:12 3.6:12
(N) ROOF PLAN
38" DIAMETER
OAK TREE
SEE SITE PLAN
FOR TPZ
(E) TREE CANOPY
42.5' TREE HT
COPYRIGHT 2015 JENNIFER KRETSCHMER, AIAJ. 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.101 OLD BLOSSOM HILL ROADLOS GATOS, CA 95032(408) 221-0771MEMBER AMERICAN INSTITUTE OF ARCHITECTSSTAMP
52 OAK GROVE AVE.
LOS GATOS, CA 95030
MAY 12, 2016
J. KRETSCHMERARCHITECTTULLIS
RESIDENCE
NOT FOR CONSTRUCTION