R-2015-32b OFFICE OF COMMUNITY DEVELOPMENT
CITY HALL
10300 TORRE AVENUE • CUPERTINO, CA 95014-3255
C U P E RT 1 N O (408)777-3308 • FAX(408)777-3333• planninc�cupertino.org
August 31, 2015
Arcadia Architecture
Attn: Davide Giannella
644 Santa Cruz Ave. #6
Los Gatos, Ca. 95030
SUBJECT: ADMINISTRATIVE HEARING MEETING ACTION LETTER - R-2015-32, RM-2015-28, INT-
2015-01
This letter confirms the decision of the Administrative Hearing Officer, given at the meeting of August
27, 2015; approving a Two-Story Permit (R-2015-32) to allow the construction of a 3,296 square foot,
single family residence and a 488 square foot, detached secondary dwelling unit; a Minor Residential
Permit (RM-2015-28) to allow one second story balcony on the new residence; and an Interpretation
(INT-2015-01) to allow the street side lot line (along Byrne Avenue) of a corner lot to be considered the
front lot line for the new two-story residence, located at 10104 Byrne Avenue, according to Resolution
Nos. 51,52 and 13.
Please be aware that if this permit is not used within one year, it shall expire on August 27, 2016.
Also, please note that an appeal of this decision can be made within 14 calendar days from the date of
this decision. If this happens, you will be notified of a public hearing, which will be scheduled before the
Planning Commission.
Sincerely,
(�CJ�"-G
Ellen Yau
Assistant Planner
City of Cupertino
Enclosures:
Resolution No. 51,52 and 53
CC:Sirilak Silawatcharapol or Hoy Yergera,10104 Byrne Ave,Cupertino Ca 95014
R-2015-32
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 51
OF THE ADMINISTRATIVE HEARING MEETING OF THE CITY OF CUPERTINO
APPROVING A TWO-STORY PERMIT TO ALLOW THE CONSTRUCTION OF A 3,296
SQUARE FOOT SINGLE-FAMILY RESIDENCE AND A 488 SQUARE FOOT DETACHED
SECONDARY DWELLING UNIT LOCATED AT 10104 BYRNE AVENUE (A.P.N. 357-16-044).
SECTION I: PROTECT DESCRIPTION
Application No.: R-2015-32
Applicant: Davide Giannella (Yergera residence)
Location: 10104 Byrne Avenue (A.P.N. 357-16-044)
SECTION II: FINDINGS FOR A T'WO-STORY PERMIT:
WHEREAS, the Administrative Hearing Meeting of the City of Cupertino received an
application for a Two-Story Permit as described in Section I. of this Resolution; and
WHEREAS, the necessary public notices have been given as required by the Procedural
Ordinance of the City of Cupertino, and the Administrative Hearing Officer has held at least
one public meeting in regard to the application; and
WHEREAS, the applicant has met the burden of proof required to support said application;
and
WHEREAS, the Administrative Hearing Officer finds as follows with regard to this application:
a) The project is consistent with the Cupertino General Plan, any applicable specific plans,
zoning ordinance and the purposes of this title.
The proposed project is consistent with the General Plan as the project is within the Low Density (0-
4.4 DU/acrea) land use area. There are no applicable specific plans that affect the project. The project
has been found to be consistent with the requirements of Cupertino Municipal Code Chapter 19.28
Single Family (R-1) Residential.
b) The granting of the permit will not result in a condition that is detrimental or injurious to
property or improvements in the vicinity, and will not be detrimental to the public health,
safety or welfare.
The granting of the permit will not result in a condition that is detrimental or injurious to property
improvements in the vicinity, and will not be detrimental to the public health, safety or welfare as
the projects is located within the R1-7.5 (Single Family Residential) zoning district, and will be
compatible with the surrounding uses of the neighborhood.
Resolution No.51 R-2015-32 August 27,2015
Page-2-
c) T'he proposed project is harmonious in scale and design with the general neighborhood.
The proposed project is located in a residential area consisting of single family homes. 'The proposed
project maintains the single family home scale found compatible with the general neighborhood.
d) Adverse visual impacts on adjoining properties have been reasonably mitigated.
Any potential adverse impacts on adjoining properties have been reasonably mitigated through the
installation of privacy protection plantings and front yard trees as required.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony, and other evidence submitted
in this matter, subject to the conditions which are enumerated in this Resolution beginning on
Page 2 thereof, the application for a Two-Story Permit, Application no. R-2015-32, is hereby
approved; and
That the subconclusions upon which the findings and conditions specified in this Resolution
are based and contained in the Public Meeting record concerning Application no. R-2015-32 as
set forth in the Minutes of Administrative Hearing Meeting of August 27, 2015, and are
incorporated by reference as though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set entitled, "Yergera Residence," drawn by Acadia
Architecture dated August 11, 2015 consisting of fifteen (15) sheets labeled A1.0, 1 of 1,
A1.1, A1.2, A1.3, A2.0, A2.1, A2.3, A3.0, A3.1, A3.2, A3.3, A4.0, A4.1, and A5.0; except as
may be amended by conditions in this resolution.
2. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on the
building plans.
3. ACCURACY OF PROJECT PLANS
The applicant/property owner is responsible to verify all pertinent property data including
but not limited to property boundary locations, building setbacks, property size, building
square footage, any relevant easements and/or construction records. Any misrepresentation
of any property data may invalidate this approval and may require additional review.
4. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. INT-2015-01 and RM-2015-28 shall be
applicable to this approval.
Resolution No.51 R-2015-32 August 27,2015
Page-3-
5. PRIVACY PLANTING
The final privacy-planting plan shall be reviewed and approved by the Planning Division
prior to issuance of building permits. The variety, size, planting distance shall be consistent
with the City's requirements.
6. PRIVACY PROTECTION COVENANT
The property owner shall record a covenant on this property to inform future property
owners of the privacy protection measures and tree protection requirements consistent
with the R-1 Ordinance, for all second floor balconies and windows with views into
neighboring yards and a sill height that is 5 feet or less from the second story finished
floor. The precise language will be subject to approval by the Director of Community
Development. Proof of recordation must be submitted to the Community Development
Department prior to final occupancy of the residence.
9. LANDSCAPE PROJECT SUBMITTAL
Prior to issuance of building permits, the applicant shall submit a full landscape project
submittal per sections 14.15.040 A, B, C, and D of the Landscaping Ordinance if more than
2,500 square feet of landscaping area is proposed. The Water-Efficient Design Checklist
(Appendix A of Chapter 14.15), Landscape and Irrigation Design Plans, and Water Budget
Calculations shall be reviewed and approved to the satisfaction of the Director of
Community Development prior to issuance of building permits.
10. EXTERIOR BUILDING MATERIALS/TREATMENTS
Final building exterior treatment plan (including but not limited to details on exterior color,
material, architectural treatments and/or embellishments) shall be reviewed and approved
by the Director of Community Development prior to issuance of building permits. The
final building exterior plan shall closely resemble the details shown on the original
approved plans. Any exterior changes determined to be substantial by the Director of
Community Development shall require a minor modification approval with neighborhood
input.
11. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies with regard
to the proposed project for additional conditions and requirements. Any misrepresentation
of any submitted data may invalidate an approval by the Community Development
Department.
12. INDEMNIFICATION
Except as otherwise prohibited by law, the applicant shall indemnify and hold harmless the
City, its City Council, and its officers, employees and agents (collectively, the "indemnified
parties") from and against any claim, action, or proceeding brought by a third party against
one or more of the indemnified parties or one or more of the indemnified parties and the
applicant to attack, set aside, or void this Resolution or any permit or approval authorized
hereby for the project, including (without limitation) reimbursing the City its actual
Resolution No.51 R-2015-32 August 27,2015
Page-4-
attorneys' fees and costs incurred in defense of the litigation. The applicant shall pay such
attorneys' fees and costs within 30 days following receipt of invoices from City. Such
attorneys' fees and costs shall include amounts paid to counsel not otherwise employed as
City staff and shall include City Attorney time and overhead costs and other City staff
overhead costs and any costs directly related to the litigation reasonably inc urred by City.
13. NOTICE OF FEES DEDICATIONS, RESERVATIONS, OR OTHER EXACTIONS
'I`he Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government
Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the
amount of such fees, and a description of the dedications, reservations, and other exactions.
You are hereby further notified that the 90-day approval period in which you may protest
these fees, dedications, reservations, and other exactions, pursuant to Government Code
Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying
with all of the requirements of Section 66020, you will be legally barred from later
challenging such exactions.
SECTION IV: CONDITIONS ADMINSTERED BY THE PUBLIC WORKS DEPARTMENT
14. STREET WIDENING
Public street widening and dedications shall be provided in accordance with City
Standards and specifications and as required by the City Engineer.
15. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in accordance with
grades and standards as specified by the City Engineer.
16. GRADING
Grading shall be as approved and required by the City Engineer in accordance with
Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe
required. Please contact Army Corp of Engineers and/or Regional Water Quality Control
Board as appropriate.
17. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Hydrology and pre-
and post-development hydraulic calculations must be provided to indicate whether
additional storm water control measures are to be constructed or renovated. The storm
drain system may include, but is not limited to, subsurface storage of peak stormwater
flows (as needed) and vegetated swales to reduce the amount of runoff from the site and
improve water quality. Any storm water overflows or surface sheeting should be directed
away from neighboring private properties and to the public right of way as much as
reasonably possible.
Resolution No.51 R-2015-32 August 27,2015
Page-5-
18. UNDERGROUND UTILITIES
Developer shall comply with the requirements of the Underground Utilities Ordinance No.
331 and other related Ordinances and regulations of the City of Cupertino, and shall
coordinate with affected utility providers for installation of underground utility devices.
Developer shall submit detailed plans showing utility underground provisions. Said plans
shall be subject to prior approval of the affected Utility provider and the City Engineer.
19. IMPROVEMENT AGREEMENT
The project developer sY►all enter into a development agreement with the City of Cupertino
providing for payment of fees, including but not limited to checking and inspection fees,
storm drain fees, park dedication fees and fees for under grounding of utilities. Said
agreement shall be executed prior to issuance of construction permits
Fees:
a. Checking &Inspection Fees: $Per current fee schedule ($2,788.00 or 5%)
b. Grading Permit: $Per current fee schedule ($2,435.00 or 6%)
c. Development Maintenance Deposit: $ 1,000.00
d. Storm Drainage Fee: $TBD
e. Map Checking Fees: $Per current fee schedule (N/A)
f. Park Fees: $Per current fee schedule (N/A)
g. Street Tree $348/tree required
Bonds:
Faithful Performance Bond: 100% of Off-site and On-site Improvements
Labor&Material Bond: 100% of Off-site and On-site Improvement
On-site Grading Bond: 115%of site improvements.
— The fees described above are imposed based upon the current fee schedule
adopted by the City Council. However, the fees imposed herein may be
modified at the time of recordation of a final map or issuance of a building
permit in the event of said change or changes, the fees changed at that time will
reflect the then current fee schedule.
20. WATER BACKFLOW PREVENTERS
Domestic and Fire Water Backflow preventers and similar above ground equipment shall
be placed away from the public right of way and site driveways to a location approved by
the Cupertino Planning Department, Santa Clara County Fire Department and the water
company.
21. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMPs), as required by the State Water Resources
Control Board, for construction activity, which disturbs soil. BMP plans shall be included in
grading and street improvement plans.
Resolution No.51 R-2015-32 August 27,2015
Page-6-
22. EROSION CONTROL PLAN
Developer shall provide an approved erosion control plan by a Registered Civil Engineer.
This plan should include all erosion control measures used to retain materials on site.
Erosion control notes shall be stated on the plans.
23. WORK SCHEDULE
Every 6 months, the developer shall submit a work schedule to the City to show the
timetable for all grading/erosion control work in conjunction with this project.
24. STREET TREES
Two street trees shall be planted within the Public Right of Way to the satisfaction of the
City Engineer and shall be of a type approved by the City in accordance with Ordinance
No. 125.
25. DEDICATION OF UNDERGROUND WATER RIGHTS
Developer shall "quit claim" to the City all rights to pump, take or otherwise extract water
from the underground basin or any underground strata in the Santa Clara Valley.
26. SAN JOSE WATER COMPANY CLEARANCE
Provide San Jose Water Company approval for water connection, service capability and
location and layout of water lines and backflow preventers before issuance of a building
permit approval.
27. SANITARY DISTRICT
A letter of clearance for the project shall be obtained from the Cupertino Sanitary District
prior to issuance of building permits.
PASSED AND ADOPTED this 27th day of August, 2015 at a noticed Public Meeting of the
Administrative Hearing Officer of the City of Cupertino, State of California, held by the
Director of Community Development, or his or her designee, pursuant to Cupertino Municipal
Code Section 19.12.120.
ATTEST: APPROVED:
/s/Ellen Yau /s/Gar�Chao
Ellen Yau Gary Chao
Assistant Planner Asst. Director of Community Development
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. . . .. . . . � . --.. �� . . . . ... . ..,::z. ..�._,n . ..... ..,.....�.;c�x:,-
� EXISTING COVERAGE AND F.A.R.(sq.ft.) House(814)+�602) 1,416/8,411=16.8% PROPOSED FRONT ELEVATION
A 1.0
__ �
--�
FOUND 2.5'BR45 DISC IN i � L E G E N D
MONUMENT WELL,AT INTERSECTION I
OF B1RNE AVE.AND GRqNApq qVE, I I
PER,583 M 13 8 I �
I � I I � BOUNDARY =-- ___
� � PROPERTY LINE
I I I I
� � � � CENTER LINE —
I I I FACE OF BUILDING LINE -���������������
� I I LOT51 � WOODEN FENCE ❑ ❑ -�
, I I��„� � I BK."P"MAPS PG.20 � WATER METER �
��e �ryb � � SANITARY SEWER C�EANOUT �
I � . x� I I I � SANITARY SEWER MANHOLE �
I � �,m ,ti �I ��5 STORMDRAIN MANHOLE �
I x ���--��Q� o.�a' s.oa' 2.�s' o.s�. � CATCH BASW �
I � I 0.1I6' 0.59' o.�s' �sQ. � JOINT POLE -�
I I � �; �� � GUY WIRE �
_I 20.00' — — 20f00' -- �. - x -- 89'57'37"W 100.15� _ MAIL BOX �
I � � X��t6 "�'� 02z I FIRE HYDRANT �FH
I
� I �e`'' � � .za'
��Q I I TREE AS NOTED �
I � I FOUND IRON PIPE AS NOTED •
I 0� ��,��� ��13-I e �- o-�-ess�R�ocEs��i.i3• FOUND NAIL&SHINER
�� e o x�e .Ss9 0.06' � �
� FOUND MONUMENT AS NOTED Q
� i "P I � �A06 I�' �9 WOOD FR.4ME HOUSE SET MAG NAIL �
" FINISH FLOOR=99.ST e�o,
� � °��' I 34.67' I LOT 52
I � BK."P"MAPS PG.20 00 �
I I��9 APN357-16-044 xo°'�
i Q��O � I � � �'�8. LOT AREA-9,845 S.F.t o�,
��, , oa �ry i oi 0.39. i ABBREVIATIONS
i m
� � � � � x°��' x�°' i I � FL FLOWLINE
� I \ I �� 5 -- ----- �-----�-------� TC TOP OF CURB
�e°'� r—- � -—� a x -- coNc_--�' <-�-9e '
I I (V Goi�' � L�`9__—_--C�NC.--_--Sy` �1'9--_'— ---_— 99�� � C CONCRETE
I ^~x:-• I I �'�s. 9sa -� <-RIDGE�112.96' L LJP OF GUTTER
^ ^ �------
� r-----a------------ ��s---�--- coHc.__a �.9 I
� N e` �I"4 � coNc�___ a x � 9, 9�. OOD ME BLDG./GARAG G GROUND
i � c �M 1,�Qe� o�9 B -��� NISH FLOOR=98.85' � AC ASPHALTIC CONCRETE
� � --------- �---------�
�Q��, � x coNc. x� ��_-_____ �Nc. _ �, . TS TOP OF STEP
_ �__._�. —___`99 99 —_— 99
�� � M I � � ° Z''� �s� \ e' °. � EP EDGE OF PAVING
I� � oi � 3 ���`_------- coNc. �,
I I � � i OI �9—__—_____—_ `q9 _ I
so� '�" 0.34' �
� � a
� I �ax��� , o I �ti ���9 ��9 NOTES
0
� p � �Q9�� � �� �`' x°�� x� o.zs' 1. PHYSICAL ITEMS SHOWN ON THIS SURVEY ARE LIMITED TO THOSE
00 `� A ' SURFACE ITEMS VISIBLE AS OF THE DATE OF THIS SURVEY AND FROM
I �° � O � � � �� LOT 53(PORTION) �
a°' o � " BK."P"MAPS PG.20 AVAILABLE RECORD DATA. SUBSURFACE OBJECTS, IF ANY, MAY NOT BE
� �,Q � N I I � SHOWN. SAID SUBSURFACE OBJECTS MAY INCLUDE, BUT ARE NOT
� �r I � LIMITED T0, UNDERGROUND UTILITY LINES, UTILIIY VAULTS, CONCRETE
I � � I e.2s' FOOTINGS. SLABS, SHORING, STRUCTUR.4L PILES, PIPING, UNDERGROUND
TANKS,AND ANY OTHER SUBSURFACE STRUCTURES NOT REVEALED BY
� A SURFACE INSPECTION.
� � 'o.�� 2. DIMENSIONS SHOWN HEREON ARE GROUND DISTANCES IN FEET AND
� �'` � � Z�'45 ^� � s�m c,`�' � DECIMALS THEREOF.
� �3 I I a e
I �oo "PG I Q9a�'� G�`�° �a� x�� x��'� 5�2 I 3. NO PROPERN CORNERS ARE PROPOSED TO BE SEf BY THIS SURVEY.
I_ 1� � o�'
�� i �� 0 4. ASSESSOR'S PARCEL NUMBER: 357-16-044
_ i Z I � �� ���� 5. TREE TRUNK LOCATIONS ARE APPROXIMATE. TREES THAT CROSS A
� I � 0 10 20 30 PROPERTY LINE AT GROUND LEVEL SHOULD BE CONSIDERED TO BE
I � � �o � JOINTLY OWNED 8Y THE RESPECTIVE PROPERTY OWNERS. CONSULT AN
I I I x��°' �a� �,�a �e"` I ARBORIST FOR DETAILS.
a �,
� � Qe'�: x G 6. DIMENSIONS FROM HOUSE TO PROPERTY LINE ARE MEASURED FROM
� I `� THE BUILDING FACE OF THE STRUCTURE, PERPENDICULAR TO THE
� � 8'01 • °' PROPERTY LINES
o� \ 57 � h� � �'0.21' � o�
� ��� x �� ��"��\ ��' — �` —— Q��'�0 F'Q' —— ``e ————=-�——— — — ��e o — — — — — — — — — — — �
A a a
——————
— — ��� ��Q� a ''—�--- --�Q-------�ass�3�E—ioo.is' — -- —— —— ,9 9�9 ', BASIS OF BEARINGS
9
k4`_ O G°'�'o .�e e pQ
I xP c?S
Irv BEARINGS SHOWN HEREON ARE BASED ON "SUBDIVISION OF MONTE VISTA"
�p0 a RECORDED IN BOOK P OF MAPS AT PAGE 20, SANTA CLAR,4 COUNTf
� I� oe o06 RECORDS.
OUND 3/4'IRON PIPE&TACK �` e� o- � �
EL�00.00' INTERSECTION OF 6YRNE AVE.��� o,°j� �a°'� c,a�� P� xPc xP
D HERMOSA AVE.PER, c,`� P� xP xP FOUND NNL&x SHINER
--� Q�� /5 3 M 13 8 xP — x — —ON IXTENSION OF PL � PROJECT BENCHMARK
— N89'57'37'_E 120.17' �.
e — —
�� Pc,°'�'0 HERMOSA AVENUE (4O' R/W) �`�° o° oti� o°� a^ ELEVATIONS SHOWN HEREON ARE BASED ON AN ASSUMED DATUM.
" '�9 "�9 �°�9 '� xP°� xPc,`° I xPc:° xPc° xPG� A MAG NAIL WAS SET IN THE STREET IN FRONT OF THE SITE. ELEVATION
99
���.���.
� 9eJ 9e2 98J �S� N
I �a . . . O
o- q0� a`'. �i. 5�'. c�. O
i � x�G°�p "PC � — �9�'———————q�————————�=��———————--— 9q 6R ��� ��"I�` �( �
I O�, �6�"e�___—__ �Q, OO ��
��,e� �� 95 ,00 � —}------�^--__��,e, SURVEYOR'S STATEMENT
- - � / cee.s<� _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ J _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ THIS TOPOGRAPHIC SURVEY WAS PERFORMED BY
�h� ME OR UNDER MY DIRECTION.
�� � _
... �. .' :'.. -...... . . .. . ...... ... . ., 4..
I ' . � � . . ,, . .Y° ' •.
� ' � /�-�15�..L�j 'i
FH '�-
� p 1
I � '-�����z;,L ����15 .�u ��'1-�i �
�. � u ;,,,�;'y'y ♦ ���� ��.� "�/"� TOM H. MILO DATE
--•�..�....�..�..�.:;�r� L.S. 6438 EXP. 12-31-2014
t
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I
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`'�`�� `�'" , ,_�-.: �__��:Er_.s_.,a„ � DRAWN aY GKL BOUNDARY & TOPOGRAPHIC SURVEY ' . .
r.._,.�,- . �- Land Surve ors 22�b Bohannp JOB N0. SHEEf
- cKo. er rHrn APN: 357-16-044 � /
DATE 09/03/2014 10104 BYRNE AVENUE �' y n Drive
" ' ; .x = 8t615`8$55 phone50' FlLE N0.
! OF
�� - �- �- - , , sc,a�E �" io' SAN JOSE CALIFORNIA ;� — � �
, �. i',,;t.i:.,r 408.615.556 fau /
� REQUIRED REAR YARD AREA:
REAR YARD AREA:20'X93'-3 5/8"
1,457 SQ.FT.
c c c
USABLE REAR YARD AREA: 'm y y
� ' '
REAR YARD AREA:2,838 SQ.Ff.
� � �
488(SECONDARY UNIT)/2,838=17%
� OPEN AREA=83%
�
�
�
PRIVACY TREES,SEE SHEET A 1.3 �
U
MODIFIED SECONDARY UNIT �
NEW 6'TALL WOOD U O
���� 'T �� �, r������� �,;�• � EW 6 ALL WOOD FENC Q BUILT PER CITY C
�.'.�.'.'.'.'.'.'.'.'.� i.��;...'.'.' /.� � ...�'.' .� I OFCU RTINO -
.. � .-'.\.•.•.•.•.• -----� �'I STANDA DS � N
i..............� �......'.'.'.'.�.'..� ,.'.'.'.'.'.'.' _
/'�'�'���'�'�'�'�'�'�'�"�'�'�'\ �.'.' .'.'.'.'.'.'.'..'.'.'.\ !��•'•'•'•'•'•'•' f--- -----
f............... � / \ /.. .. ;.- � \ 12 0, 5'-0" I
�AROPERTYLINE'. .•.•. ........'�.�.•.�.•.•.•. � ...:.� .... \�\ �--- NEW3' ALLWOOD .(/� Q.
� t a ►i
.. �
FENCE UILT PER CITY �
��'���"��������•• OF C ERTINO ��/
....... ....... .... . . . . .. LL U Z
----�- -�---__ n ..._I'. . : .I . � 1 i i DARDS
,� ,:. � . F : �; � r_ _ : t_� ......".�. ---- -- ', � � Q
--�: � -.c. :��� o, � > a
`� ;� r .� '� t•;�� : ; ; ; ; • - — i � Q W
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a"`�T !.� i � �- �� � L �
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�\......... .. � i �_ �.�: � - --- --
-!_y � C I—
�Y; L
o �..'--'� ��" — "� — ' M
in CTUAL PROPERTY LINE
N �
OCATION
�
�
DRAINAGE NOTES �
` ' O
--.�- ��
-----
,SEE SHEET A 1.3 i.. '''''�� FIRST FLOOR SETBACKS . �
---- i,•.�. �.'.'.'.'.'... _ _____ 1-ALLDOWNSPOUTSANDFOUNDATIONPERIMETER
�'�'•'� ` �:`.� �. DRAINS TO BE CONNECTED TO SPLASH BLOCKS AWAY
..'.':
!'''' '''''' �.-.'.\---- -_. ._---- _.___. .�:....-�_- -- �� FROMBUILDING
�..'.• ' � . .
4'•••'•' �--�; �-,•: _� t2,_0. �. 2-SURFACEDRAINAGETOFLOWTHROUGHGRASS
------ ----------------
� 1.'.'.'. ..'..'... ; ..�--- I------------ - -- - -- - �.. SWALES
\�'.'.'. '.'.'.'..'.'.1/ ------..."�.. ....PERCOLATING-PAVERS. ..-�-----�--� ��, '� 3-NOTREESTOBEREMOVED �
\.�:. ,--,-...�--,- ---- F
EW 6'TALL WOOD FENCE � •,��'� � _�� ���---���---�--- ---- — -- ----- ------- ��� 4-SLOPE GRADE AWAY FROM BUILDING 5%FOR A Z
�. ?�� � �� �� DISTANCE OF 5'AWAY FROM BUILDING.PROVIDE 2%
• �vai . EW 6'TALL WOOD FENCE
/�'• � �----:-. 1, -----�- ---��, SLOPE ON IMPERVIOUS SURFACES [n U'
�'� ;• r o Q O
/'.�.. .... � ---- �::�::::'••. ',: " U' �,
�''''" •''�''-'��'•' � � � --- �� �
� > 5-ENSURE PROPER LOT DRAINAGE PER CHAPTER 1'I CPC � m �
�..... ... ,. � � ,Q � >, �
t. .'.' .�.'.� � --- ,,,,�,,,�„�"� I 2010 FOR LOCATION OF CATCH BASINS TO THE PROPERTY v m y p
\. . � j � '� �;vai LINES. � C N V
�....:. .. . � �"-1".;; I 0 i __-J .
� 3
������•� •� � I i i�!�i� j � 6-THE RUNOFF SHOULD REMAIN ON THE PROPERTY NOT t @ � �
���' ' � " ' I; I '�:w BE TAKEN TO A PUBLIC WAY. tn O � o
�.\ ' i
�- PRIVACY TREES,SEE SHEET A 1.3 ��� I ;�i �� �� f ��,= i
I �'� i --�-� ���-� �`�. NEW 24"BOX,6'MIN.HIGH
%��� ` `\�'� �` � � i, � '• N ' sTReerrRee Davide Giannella A.I.A.
f..•.'. .'.y:... ` � �j � I� 'oo (ARBUTUSMARINA)
('. .'�. �, . YI i ��i
f... .'a. F�,
U �j �
�e::.: --- Q -- ,n 6`n!�
� ... . i � �
;.:::::::: � ....�.:::.:, '�,. F, �i . � -- �� -,--..; /"� �1DX>
- �... .� . .�_ N ��,/9 � :
\ g �� U � W GRAPHIC KEY:
�.� :� � o� Zo�.. , J , A ;
� - -- ---__ Y
/� �-,��� Q� D � --._ ....__.. ,. �" ■ '��,, r`A�f'`a`� — EXISTING WALL TO REMAIN
.... � .. ,< � �
���'} '�'�.�� � Z� �� '�.
f..F AP
/.�.�.�� �LL�� � �I _ � ""�� / y � +�•v' � NEW EXTERIOR/INTERIOR WALL
/ a � � 1 � �I � � I a � � 1 HR FIRE RESISTIVE WALL CONSTRUCTION
r::::� 1
f�,�,�,�a '�"�7 � � ��. AT WALLS BETWEEN GARAGE AND LIVABLE SPACE:
.
�'�'�'�'' .'.'.'.'.'.'' � � � � ����.. MIN.t/2"GYPSUMBOARDTYPEXOVERSTUDS
����� ��� �� L___ __ - / ; FROM CURB TO UNDERSIDE OF ROOF SHEATING a ca d i a
� � �� ��.'.'� � SECONDFLOORSETBACK T ---- —��— � (
��` � . � --- ------ �, EW 3'TALL WOOD FENCE
EW200AMP �'� � _, aPChlteCtUPe
LECTRICAL METER L ,. . . � , � � �
------- — —
: FiR F�oO��SETBA s � ' i�'�'=- —J u�-s vz � Q DIMENSIONS NOTE
`_:
ELOCATED GAS METE --� i—, � j � / �
15 �� � ' �����,,��(( � 1 CONTRACTOR TO VERIFY ALL DIMENSIONS IN FIELD AND
� '� �:�:-''�' i LINE OF SECOND FLOOR NOTIFY ARCHITECT OF ANY DISCREPANCY BEFORE ANY
EW GATE PERC TING PAVER&-�� .�:: o � � I CONSTRUCTION
� DRIVEW� ;� �i:;' Ln
EW GATE 1/ 1 �� �� ���':� � 2-CONTR4CTOR TO STAKE PROPERiY LINES WITH os Gat ahfomia 95030
.o
\� ��- ..-.._:'�--- ''.�:�� c�v SURVEYOR AND USE SETBACKS FOR ADDITION LAY-OUT
� I i
.(:: � 644 N.Santa Cruz Ave.Suite 6
- • � / I L os C
' � `_-; �'��'�' \ T.408-219-0601
XISTING MARINA
__ �--�� � J TRAWBERRY TREE TO REMAIN � '��. dg@acadia-architec[ure.com
1. r I i
� �� ACADIA-ARCHITECTURE
� VISIBILITYTRIANGLE PLANNING DEPARTMENT NOTES: AL�RIGHTS RESERVED
� - - -- = - �
-- ------ � - � T I
�\ i� . �l PROPERTY LINE �:� �, '�� All DR4WINGS AND WRITfEN
' � 40 0' MATERIAL APPEARING HEREIN
�� ---- ATER-FEATUR ,f---�-------- ------�-.-..---.. ._._ ____ _. .____. ____._., __. a . 1-ON SITE DRAINAGE TO BE DIRECTED ONTO GRASS CONSTITUTE THE ORIGINAL.
o'i ' , . `� o '� ; SWALES TO STREET UNPUBLISHED WORK OF
-' ---� ` NEW 24"BOX,6'MIN.HIGH
XISTING PERSIMMON TREE TO � f-i= -�- -- �\ NEW 24"BOX,6'MIN.HIGH ���. STREET TREE 2•GRIND UPLIFTED SIDEWALK PANELS S MDE MA NOT BE DUPL Cn ED,
.' .:,;,:.
EMAIN � ;......._, -�� ... �-- �'� FRONT YARD TREE ::;� '���., (ARBUTUS MARINA) USED,OR DiSCLOSED WITHOU7
-
�, ;` PER R1 ORDINANCE(ARBUTUS ''"•'� � THE WRITTEN CONSENT OF
�__._____, _._______ ;�. . ': --� �...___MARINA) : �.. ACADIA-ARCHITECTURE
_..... ._---.-.._.._..______ ....__.. .___—_ _ _.__---_____-_____.__.__...__ .
'__.___ ... __
�,. EW 3'TALI WOOD FENCE �BYRNE AVE EW 3�rn��w000 FeNCE � WATER FEATURE:
��T'�o/S-DI I
^ -. _., x d a ,,,,. /\_ /�w ` --�-----.._.----�-----.._..._.-------------- �----....__ .._.... -------. _.. .---._--- ---------..._.------------.. --�----- ------- --�----- ---►, SYS EMS,AND SHALL BE LIMITEDT O 10°o OF is G WATER V(6oS�E uNti,y/�t�
_ 93'4" � ( ��
~ . ������'��L �/$-�� �-�'�/���/ REPAREDEREFERTOCHS aWSTERBUDGET * G912L9 � A
App9�cation Nurnber PROPOSED SITE PLAN CTUALPROPERTYLINE
XISTING WATER � OCATION �� t!�qE,1 31-15�
. , ,/�� ,� ETER Scale:1/8"=1'-0" � 'yj� O�
�. w ,��� 1�. z � ��.
,�rrr► cnu
.�_.��_��,...�.,�. ._...�..,.....�..�.�.�..
` 3 LOT A ER SURVEY:+-9,845 S.F.
PROPERTY IZE WILL BE REDUCED DUE
TO THE RE UIRED STREET DEDICATION. 0 20.o ao.o ao.o 50.0 FT
__...�. .__,_..A...�..�, �
A 1.1
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� � O .
p� 9ED_R4➢M � N �i O D U � O
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Notes `.-°I 488 Sa.k. � �9,p, ■ � :� H
� �',Q�. � � g
I �� `��'�=`°-� LINE OF ROOF OVERHANG,TYP. Z�-3��2� � � � � �
�� ��� U
J � 13 �
__ ___ �r-o• ■ � V J
�-- Q
_ . - --- — - - .
■ ■ ■ ■ � � Q Q
� 55'-0�!2" LINE OF ROOF OVERHANG,TYP. L U� W
� First Floor Plan � � Q
{ --- — � �J Scale:1/8"=1'-0" m
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ax«
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4 r,e�c ���
o N �--r -_=-� -a f( 7 ) � il i � � >' 3
� 4 - 9 �,1 $ I N i`J _ I zo�-z• W � � 14 a� 3 � v
O t m � N
� O - I _ �,f�O � 373 Sa.ft. o i 1 3 as� �. �. N �p > N
� ' %
�I 4? r N
� sa�sa.n. i� I �� L � � ; �
ss�so.n. -- -a s= °° m ' � �� e cn o � o
� � � � � �
- _
"_ I ioo.s so.n. � I,' Davide Giannella A.I.A.
10 � , ' �s�-o v2� "
is�_2.
_ 12
� i , iz,_o. - .—,
11 LL � ,, i m�,:� i
. � N
� �
'.� F�:. ..� � / ".`_� `� c�`� B�LLQi4Y
� I �
21'-3 3/4" OPEN TRELLIS �g�_9��q• I ��
10'-0"
TOTAL COVERAGE: LWE OF ROOF OVERHANG,TYP.
� 488+
195.7+
1289+ � Second Floor Plan
337+
.
S��e:„8�-,�_o�� a ca d i a
,ss.s+
373+
100.5+ architecture
,.
zs* �
iza+ i
�oo+
ss
� =3,348 Sq.Ft.
Area Dia rem Calcuiation
FAR Space Dimensions Area sq.ft.)
First Floor
1 20'-9"x 21'3 1/2" 442 644 N.Santa Cruz Ave.Suite 6
BYRNE AVE Z �3�_3•x��,_�• � Los Gatos,Califomia 95030
T.408-219-0601
3 5'-9"x 2'-0" 11 dg@acadia-architedure.com
4 13'-3"x 4'-1/2" 53
5 19'-10 1/2"x 18'-8 1/2" 372 ACADIA-ARCHITECTURE
6 21'-9"x 30'-9 7/2" 669 ALL RIGHTS RESERVED
p/� 8 10�-9"X 11�-0� 132 All DR4WINGS AND WRITTEN
��OVEI\/'1GE PLAN � 9 10�-5°X9�-O" $4 MATERIALAPPEARINGHEREIN
� J Srale:1/6"=1'-O" Z� TOfel 1 992 COUNPUIBLISHED WORKIOF�
�� �
Second Floor ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
1 O 23�-1 O"X 20�-2" 481 USED,OR DISCLOSED WITHOUT
11 1'-4"X 10�-10" �Q THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
0 20.0 30.0 40.0 50.0 FT 12 9'-0"x 10'-0" 51
13 16'-5"x 15'-1/2" 241
14 14'-8"x 16'-2" 23
^,/��. �s z�-i•x is�a v2• sa ��g��UNCy��
/� /�1 � ���`� O� 16 11'-9"x 19'-8" 231 �p QeJ�� '�'�c<(�`�
,. -. .._ � v,g� �� -/�/���R � v V/ P 17 5'-1/2"x 3'-0" 15 � � "�
> . . ,"•' �� i I`y-� � � Total 1 302 � C-91299 *
• TOTAL 2 FLOORS �,RE 1231-15\e
�^ i: ToWI 3294
P�
�'t,v;�:t��;�b��o1 i'�sii3�`i�C;r � ca��F°
/�''�'�,� �` �"�7'��'
Note:some spaces are Area value in
not rectangular and as column C matches
•' � such the 2 dimensions in the area enclosed
_ -•--.. •. column B cover the in diagrams
overell size
A 1.2
a."The property owner shall record a covenant on the
" property for the new trees/shrubs planted for the purpose of
retention for required privacy protection,and required front
yard tree."
b."Following completion of construction,an affidavit from an
ISA-certified arborist shall be provided confirming that the
. new trees have been lanted ro erl and accordin to plan."
c.a Planning ivision inspection is require prior to ui ding
final to verify exterior materials/finishes,trees,IanQdscaping,
and site work. i
o _`o 0
93'-3� �N .y .y
� � �
NDSCAPEDAR
40'-8"
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l.�.'.'.'.'.'.'.'.'.'.'.'.'.'.\ �.'.'.'.'.'.'.'.r•'•'.'.'.'.'.'\ i.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'1 MINIMUM24"BOXTRE.8'INHEIGHT.TYP. �
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INE OF FIR�•FLOO OTE:WINDOWS AT THIS S / � Z
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______y �_.t_.T--� �, �:�>:�:':�::�::.��.�;❑�;�:��'<?❑::::: � EE ANL 5'-0'N{�N.ABOVE �. RE ALL 5'-0"MIN.ABOVE / � � W
; �"}�__ �� �-- � , . ;:..�..: , FLOO ISHED ECOND FLOOR FINISHED I � Q
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FLOOR PLAN KEY NOTES
1. 1"H THRESHOLD AT DOOR SILLS ABOVE LANDING,TYP.
' 2. ALL GLASS DOORS TO BE TEMPERED,TYP. �
3. CENTER SINK TO WINDOWS �
4. INDICATES SHOWER HEAD,TYP. � �� GENERAL SHEET NOTES: o o `o
m0 a N N N
a 1.REFER TO MECHANICAL,ELECTRICAL,AND STRUCTURAL DRAWINGS FOR EXTENT OF m u�i y
5. SHOWER AND WALL AROUND TUB SHALL BE SMOOTH NON-ABSORBENT MECHANICAL,ELECTRICAL,AND STRUCTURAL WORK. � � �
MATERIALS OVER CEMENT BOARD UNDERLAYMENT TO A HEIGHT OF 72
INCHES ABOVE THE FLOOR DRAIN.
ement,�er-cement or glass mat gypsum backers installed in accorcJance with
2.ALL EXTERIOR STUD WALLS SHALL HAVE MIN.R-15 FOIL BACKED INSULATION.
manufacturers recommendations shall be used as a base tor wail tile in tub and
shower areas and wall and ceiling panels in shower areas. 3.REFER TO STRUCTURAL DRAWINGS FOR ALL FRAMING AND STRUC7URAL MEMBER
SRES.
6. TOILET,DUAL FLUSH,128 GPM MAX,TYP. 4.PROVIDE FULLY TEMPEREO GLAZING,LAMINATED SAFETY GLASS OR APPROVED PLASTIC �
IN SHOWERS OR BATHTUB ADJACENT WALL OPENINGS WITHIN 60 INCHES ABOVE A �
7. SHELF AND POLE TYP. STANDING SURFACE AND DRAIN INLET. �
5.DOORS AND PANELS OF SHOWER AND BATHTUB ENCLOSURES SHALL BE FULLY �
. N TO EXTERIOR TEMPERED,LAMINATED SAFEN GLASS OR APPROVED PLASTIC. Q
9. LINE OF STAIR AND"BALCONY"ABOVE 6.PROVIDE TEMPERED GLAZING AT HAZARDOUS LOCATIONS,SUCH AS IN DOORS. � U
10.HANDRAIL,SEE DET.03 AND 04 SHEET A8.3 7.TUB-SHOWER COMBINATIONS SHALL BE PROVIDED WITH INDIVIDUAL CONTROL VALVES V � Z
11.34"H RAILING AT STAIR RAMP,42"H AT LANDINGS.SEE STRUCTURAL �07��� �08; :05� OF THE PRESSURE BALANCE OR THE THERMOSTATIC MIXING VALVE IYPE.PROVIDE MIXING C � Q
DETAILS AND 04-A 8.3 � VALVE FOR ALL TUB/SHOWERS � � J
- ...._.__._---�-� ---�--- �`-� __ ._i `��
12.SEE STAIR CRC CODE NOTES ON THIS SHEET. _ 8.PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE AT WATER HEATER. ,� � �
�, .:: .:, . Q �
' _ �03 9.WSTALL WINDOWS PER MANUFACTURER'S RECOMMENDATIONS � � O
RISERS HEIGHT:7 1/4"TO 7 V2',7 3/4"MAX. MUD ROOM ��' '� �
TREAD LENGTH:71",TYP. `. ' ''�, ;
j�� �"" -� � 10.DIMENSIONS ARE TO FINISH OF WALLS U.O.N.
13.1HR FIRE RESISTIVE WALL CONSTRUCTION l 05) �� � � � O
AT WALLS BETWEEN GARAGE AND LIVABLE SPACE:MIN.5/8'GYPSUM ��� (�� i 11.MIN.JAMB AT DOORS TO BE 4"
BOARD TYPE X OVER STUDS FROM CURB TO UNDERSIDE OF ROOF � --- __ � � �
SHEATING �-..� 38,� <p9�� � I W � o I�
� 1
64 i
- � � - -� KrrcHeH - ���-� I �� DIMENSIONS NOTES � �
14.20'RATED FIRE RESISTANT DOOR WITH SELF-CLOSER � �! �
' __ _ _, 'I-CONTRACTOR TO VERIFY ALL DIMENSIONS IN FIELD AND NOTIFY ARCHITECT OF ANY � � �
AND SMOKE GASKET OR 1-3/8"SOLID CORE. �� - � '
15.LINE OF SECOND FLOOR ABOVE i�o ,, i ��15��, , . � �, DISCREPANCY BEFORE ANY CONSTRUCTION
�11'� POWDER ROOM��11 �'+
` j - , � � �._ ;,
16.FIRE-SPRINKLERS SHUT OFF VALVE,SEMI-RECESSED � Ili;GUEST BATH � � ' �, -�, � 1 - TAKE PROPERTY LINES WITH SURVEYOR AND USE SETBACKS FOR
� ��0'�� ppNTRY 2 CONTRACTOR TO S m
� ; i ' �,. I� `I -"� ADDITIONLAY-OUT
17.CRAWL SPACE ACCESS 24"X18'MIN. ' GUEST BEDROOM ' i�- . l _; � .....
, �
� __ � , ,� ,, ,� - -- o
18.NEW HIGH EFFICIENCY FURNACE/HVAC.VENT TO OUTSIDE PER F � � I - ___________ $�" O
MANUFACTURER'S INSTRUCTIONS.PROVIDE HIGH LOW VENTS. V I , .� WATER HEATER NOTES: �
M �� �
, _
,__ -c �
1 9.8"H M A X S T E P R I S E R �� '-° � ''�. `-" ,
� FAMILY ROOM I � ��, �'�� - ''�, WATER HEATERS REQUIRE TWO SEISMIC STRAPS;ONE LOCATED WITHIN THE TOP 1/3 OF
20.SLOPE GARAGE SLAB t/4"PER FOOT TOWARD FRONT DOOR ii ��,, �'�, �', DINING ROOM THE WATER HEATER AND ONE AT THE BOTTOM 1/3.
THE BOTTOM STRAP SHALL BE LOCATED AT LEAST 4"AWAY FROM THE HEATER
21.PROVIDE TEMPERED GLASS ENCLOSURE FOR SHOWER,TYP. CLOSET 16��� ---� � :, -� i i - CONTROLS.CPC 508.2
� _ �q,: - � �..\
22.POST FOR BALCONY ABOVE,TYP. ___ �- � ��, �'�Z� 0
23.POST FOR SECOND FLOOR PROJECTION ����13� �----- I,���-�.�,Q,� � i I i -- PLUMBING PLAN NOTES: F
�� v I' i � _`-! A WATER CLOSETS SHALL HAVE AN AVERAGE WATER CONSUPTION OF NOT MORE THAN Z
, 128 GALLONS PER FLUSH.CPC 4022C
24.GAS BURNING FIREPLACE APPLIANCE: I )
"MONTIGUO L-SERIES L42-DF-ST(42") -J 1,_ ,- v� C�
"SA"CERTIFIED ANSI 2 223.1-1988 ' -��-----�-------�------ Y-_; -- ' Q �
OR SIMI�.4R � B)SHOWER HEADS SHALL HAVE A WATER FLOW NOT TO EXCEED 2.5 GALLONS PER MINUTE. '� � >+
'', r-----------�------ CPC 402.1.1 � O m �
__ V �. U
�' n �� �.01; -.��35�� C)FAUCETS IN KITCHENS,WET BARS,LAVATORIES,LAUNDRY SINKS,ETC.SHALL HAVE A � m 3 N
OB I
� WATER FLOW NOT TO EXCEED 22 GALLONS PER MINUTE.CPC 402.12 y 3 •j N
I /� I L @ N
- � � � � � O � o
_ A 4.0 ; �-,�-_�--��I---F--_ ', EGR Davide Giannella A.I.A.
_ �� •EVERY SLEEPING ROOM SHALL HAVE AT LEAST ONE OPERABLE EMERGENCY ESCAPE AND
FOYER
�-�- --� � � � RESCUE OPENING(R310.'1)
.r
13�:� 74�� 10�` �
GARAGE �`�-� ���--�----� -`--- ��"-� ' � �� ; , .-'��_ ■ a)MtNIMUM NET CLEAR OPENABLE DIMENSION OF 24"IN HEIGHT(R310.1.2)
i i�:
� � ��� b)MINIMUM NET CLEAR OPENABLE DIMENSION OF 20"IN WIDTH(R310.1.3)
- I �
,, ,, , � ,
�>�, ��„-�"�----�----�"""-""-���� c)MINIMUM NET CLEAR OPENABLE DIMENSION OF 5.7 SQUARE FEET IN AREA.
'.�����, ___� ��� � � GRADE FLOOR OPENINGS SHALL HAVE A MINIMUM NET CLEAR OPENING OF 5 SQUARE FEET
.. `'•;^�'_' p Q ':0�--// i (R310.1.1)
� '�_- � 1 � ■ d)OPENINGS SHALL HAVE A SILL HEIGHT OF NOT MORE THAN 44'MEASURED FROM THE
� 01'
� FLOOR(R3'10.1)
■ T
,-" STAIRWAY REQUIREMENT
-.\ A.STAIRWAYS SHALL NOT BE LESS THAN 36 INCHES IN CLEAR WIDTH ABOVE THE a ca d i a
'�,`7S i ■ HANDRAILS.HANDRAIL PROJECTIONS ARE LIMITED TO NOT MORE THAN 4.5 INCHES ON a rch itectu re
� �- EITHER SIDE OF THE STAIRWAY.(CRC Sec.R311.7.1)
��--���� - �----�---- B.HEADROOM SHALI NOT BE LESS THAN 6 FEET 8 INCHES MEASURED FROM THE SLOPED
� LINE ADJOINING THE TREAD NOSING.(CRC R311.7.2)
�.07�'.. �:�� 1�'. ��;pg��:
C.RISER HEIGHT SHALL NOT EXCEED 7 3/4 1NCHES.THE GREATEST RISER HEIGHT WITHIN
ANY FLIGHT OF STAIRS SHALL NOT EXCEED THE SMALLEST BY MORE THAN 3/8".(CRC
■ ■ ■ ■ � Sec.R311.�.4.1).
�� D.TREAD DEPTH(MEASURED BETWEEN THE NOSING)SHALL BE AT LEAST'10 INCES.THE
a LARGEST TREAD DEPTH WIITHIN ANY FLIGHT OF STAIRS SHALL NOT EXCEED THE 644 N.Santa Cruz Ave.Suite 6
SMALLEST BY MORE THAN 3/8'(CRC Sec.R311.7.4.2) Los Gatos,Califomia 95030
E.NOSING NOT LESS THAN 0.75"BUT NOT MORE THAN 1.25"SHALL BE PROVIDED ON T.408-219-0601
STAIRWAYS WITH SOLID RISERS IF THE TREAD DEPTH IS LESS THAN 11".THE RADIUS OF dg@acadia-architedure.com
CURVATURE AT THE NOSING SHALL BE NO GREATER THAN 9l16 INCH. (CRC
Sec.R3t�.7.4.3). ACADIA-ARCHITECTURE
F.OPEN RISERS ARE PERMITTED,PROVIDED THAT THE OPENING BETWEEN TREADS DOES ALL RIGHTS RESERVED
NOT PERMIT THE PASSAGE OF A 4-INCH DIAMETER SPHERE.THE OPENING BE7VJEEN
ADJACENT TREADS IS NOT LIMITED ON STAIRS WITH A TOTAL RISE OF 30 INCHES OF LESS. Ai�DRAWINGS AND WRirTEN
(CRC Set.R371.7.4.3) MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED,OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
GRAPHIC KEY: ACADIA-ARCHITECTURE
�f.� / / �� = NEW FRAMED EXTERIOR/INTERIOR WALL S.S.D.
�/} /Ir +� 1 � �(�-'(�I Z�-- � �EO AR�H
��y'� y�j�I �C�/11{.�r �/�j �--'� �FIRE RESISTNE WALL CONSTRUCTION .pE��M'1.�r�
« ,.. r., �`9��
F « .� . '�I i/ L �L���/ ����_- -(���� AT WALLS BETWEEN GARAGE AND LIVABLE SPACE:
� - �� --�•- �.... .,. . ,. .. MIN.1!2"GYPSUM BOARD TYPE X OVER STUDS FROM CURB
d �x TO UNDERSIDE OF ROOF SHEATING APPLIED TO INTERIOR ���� *
Y"as:'�.+:f :ir.. � t��,:«atii. ...
SIDE OF THE EXTERIOR WALLS ��2_3�_�5 4
���_ '��
1��' Q�
e�./� .�•s.�.,�..:::�,,... � I�../ CA1-�F�
� {�
A 2.0
ATTIC FURNACE NOTES:
y •ACCESS-OPENING 221N.X 301N.(OR DIMENSION OF APPLIANCE)CMC 904.11.1
•MINIMUM PASSAGEWAY TO THE UNIT 24 INCHES WIDE,CMC 904.11.3
•SOLID FLOOR FROM ACCESS DOOR MIN.24 IN WIDE.CMC 904.11.3
•MIN 301N.DEEP PLATFORM IN FRONT OF THE SERVICE SIDE OF THE APPLIANCE CMC 904.11.4
^ •LIGHT OUTLET WITH SWITCH LOCATED AT THE ENTRANCE TO THE PASSAGEWAY CMC 904.1'1.5
•A PERMANENT 120-VOLT RECEPTACLE SHALL BE LOCATED WITHIN 25 FEET OF THE
EQUIPMENT FOR SERVICE AND MAINTENANCE CMC 309.0
0
m a �� GENERAL SHEET NOTES: o o _`o
Q a 'y y y
1.REFER TO MECHANICAL,ELECTRICAL,AND STRUCTURAL DRAWINGS FOR EXTENT OF � 'y d
MECHANICAL,ELECTRICAL,AND STRUCTURAL WORK. � � �
2.ALL EXTERIOR STUD WALLS SHALL HAVE MIN.R-15 FOIL BACKED INSULATION.
3.REFER TO STRUCTURA�DRAWINGS FOR ALL FRAMWG AND STRUCTURAL MEMBER
LINE OF FIST FLOOR ROOF SIZES.
BELOW d.
4.PROVIDE FULLY TEMPERED GLAZING,LAMINATED SAFETY GLASS OR APPROVED PLASTIC c"
IN SHOWERS OR BATHTUB ADJACENT WALL OPENINGS WITHIN 601NCHES ABOVE A �
SECOND FLOOR SETBACKS STANDING SURFACE AND DRAIN INLET. �
r �� 5.DOORS AND PANELS OF SHOWER AND BATHTUB ENCLOSURES SHALL BE FULLY �
' ( TEMPERED,LAMINATED SAFETY GLASS OR APPROVED PLASTIC. Q Z
I � 6.PROVIDE TEMPERED GLAZING AT HAZARDOUS LOCATIONS,SUCH AS IN DOORS. � U J
� I
� I 7.TUB-SHOWER COMBINATIONS SHALL BE PROVIDED WITH INDIVIDUAL CONTROL VALVES V 0 a
' � V�ALVE OR ALL TUB SHOWERSR THE THERMOSTATIC MIXING VALVE TYPE.PROVIDE MIXING � C �
�
� B.PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE AT WATER HEATER. � � O
� (Zg�',, � I 9.INSTALL WINDOWS PER MANUFACTURER'S RECOMMENDATIONS �
Q
' � � 10.DIMENSIONS ARE TO FINISH OF WALLS U.O.N. � U O
� (2,�, ' , '—�,.. i 36, � 11.MIN.JAMB AT DOORS TO BE 4' � ' �
I �,' � � f I� . 13'-1' ;'.�� ��� '�--' � L ;
_ Z
, �.., � .�- --�-�-- ---- �� ii' TU� 1\ :;_._ . _----------I � Q� Q �
- ��,, /� , � DIMENSIONS NOTES �
17'4' � : 17��---�-� W_C, L' � U
i 24 I+ � -. , .. . �,/�-----� yy LK-IN CLOSET I 1-CONTRACTOR TO VERIFY ALL DIMENSIONS IN FIELD AND NOTIFY ARCH�TECT OF ANY � L w
' � � � i i DISCREPANCY BEFORE ANY CONSTRUCTION � m �
� � 27'I i
in I
o' o � � ( 2-CONTRACTOR TO STAKE PROPERTY LINES WITH SURVEYOR AND USE SETBACKS FOR
I �� TERRACE � � �.� I ADDITION LAY-0UT � �
---
� ; i �
I - ___ i ! o �-- � $ I � �--
� ' O
V' ' BEDROqM 2 /'��.32� "' I; � . . �' . ! ''��, y � � WATER HEATER NOTES: �
a I - I �C
m� �' 2q�'- ��� � I ��� � I � WATER HEATERS REQUIRE TWO SEISMIC STRAPS;ONE LOCATED WITHIN THE TOP 1/3 OF
W' �-'� .,'-��� � __ ��_�: ; CABINET, "--� ,39,-� �Y THE WATER HEATER AND ONE AT THE BOTTOM t/3.
� ,. ...._..._.__ _ '--: . i i ��, 2��. �U THE BOTTOM STRAP SHALL BE LOCATED AT LEAST 4"AWAY FROM THE HEATER
�I � � � � -- -- -- m CONTROLS.CPC 5082
O -� '� '��30 „ I � MASTER BATHROOM �
� ~
Z� � 27 j .tO�H LL J� � (.�� ��I HIS CLOSET I� �
o( ' � � I o PLUMBING PLAN NOTES: �
BEDROOM 1
!- 28 � I O
�I ----- . � �, LL A)WATER CLOSETS SHALL HAVE AN AVERAGE WATER CONSUPTION OF NOT MORE THAN Z
� I '� Zs �. �26�, Z6�., ; ', Z '1.28 GALLONS PER FLUSH.CPC 4022C �
� 19� �
I --����6 .-- - N '.-�, �I � J !�8> '16�� o B)SHOWER HEADS SHALL HAVE A WATER FLOW NOT TO EXCEED 2.5 GALLONS PER MINUTE. a O
� 32� o �, m�� �_ ;� � '�—� �� cPcaoz.�.� � o m
� _ cJ.+l I i' , �__,< is�-i vr I m �, -o u'
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I `��' O L=_���' i � C)FAUCETS IN KITCHENS,WET BARS,LAVATORIES,LAUNDRY SINKS,ETC.SHALL HAVE A � m 3 N
' p� HALL [:: ------ ----- �� MASTER BEDROOM , � WATER FLOW NOT TO EXCEED 2.2 GALLONS PER MINUTE.CPC 402.1.2 � 3 � �
Z I .I . F OPEN TO BELOW ;------ 1 r-'� � � 0 a' O
� A 4.0 ( .24 i � �---��, m .......
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I ���1 � ; �� �� � � �i � EGR Davide Giannella A.I.A.
I ' ?��:-------"""�""'�, __ � _� •EVERY SLEEPING ROOM SHALL HAVE AT LEAST ONE OPERABLE EMER6ENCY ESCAPE AND
� _-_ � � � I RESCUE OPENING(R310.1)
-17
� �,�� �, - I/ ( � I a)MINIMUM NET CLEAR OPENABLE DIMENSION OF 24"IN HEIGHT R310.1.2
� � `'�_�' ( )
_ ' ,�z5 26�� ' � I b)MINIMUM NET CLEAR OPENABLE
`�---� - ` ` �------�--�' DIMENSION OF 20"IN WIDTH(R310.1.3)
� � �� � I c)MINIMUM NET CLEAR OPENABLE DIMENSION OF 5.7 SQUARE FEET IN AREA.
i � --- �� C 33,� ' (R�OE�F;OOR OPENINGS SHALL HAVE A MINIMUM NET CLEAR OPENING OF 5 SQUARE FEET
--- __ DN ireplace f
� "- d)OPENINGS SHALL HAVE A SILL HEIGHT OF NOT MORE THAN 44"MEASURED FROM THE
I -- �;�27,' �3y�\ ;�z��., i FLOOR(R310.1)
� :"28..�. .-- 1_ `-- _ .
� I I 31
,,---... BALCONY I
� �" ' � � �� _% I STAIRWAY REQUIREMENT
� -� , � I A.STAIRWAYS SHALL NOT BE LESS THAN 36 INCHES IN CLEAR WIDTH ABOVE THE a ca d i a
���— ��—��--���--�— -------------.��,��— �—���������_����_� _��j HANDRAILS.HANDRAILPROJECTIONSARE�IMITEDTONOTMORETHAN4.SINCHESON architecture
SECOND FLOOR SETBACKS ;'30, EITHER SIDE OF THE STAIRWAY.(CRC Sec.R311.7.1)
B.HEADROOM SHALL NOT BE LESS THAN 6 FEET 8 INCHES MEASURED FROM THE SLOPED
LINE ADJOINING THE TREAD NOSING.(CRC R311.72)
C.RISER HEIGHT SHALL NOT EXCEED 7 3/4 INCHES.THE GREATEST RISER HEIGHT WITHIN
ANY FUGHT OF STAIRS SHALL NOT EXCEED THE SMALLEST BY MORE THAN 3/8'.(CRC
Sec.R311.7.4.1).
p� D.TREAD DEPTH(MEASURED BETWEEN THE NOSING)SHALL BE AT LEAST 101NCES.THE
a LARGEST TREAD DEPTH WIITHIN ANY FUGHT OF STAIRS SHALL NOT EXCEED THE 644 N.Santa Cruz Ave.Suite 6
SMALLEST BY MORE THAN 3/8"(CRC Sec.R31�.7.4.2) Los Gatos,Califomia 95030
LINE OF FIST FLOOR ROOF ALIGN BALCONY E.NOSING NOT�ESS THAN 0.75"BUT NOT MORE THAN 125"SHALL BE PROVIDED ON T.408-219-0601
BELOW LINE OF PORCH ROOF BELOW BELOW LUMNS STAIRWAYS WITH SOLID RISERS IF THE TREAD DEPTH IS LESS THAN 11".THE RADIUS OF dg@acadia-architecture.com
CURVATURE AT THE NOSING SHALL BE NO GREATER THAN 9/16 INCH. (CRC
Sec.R3��.7.4.3). ACADIA-ARCHITECTURE
F.OPEN RISERS ARE PERMITfED,PROVIDED THAT THE OPENING BETWEEN TREADS DOES ALL RIGHTS RESERVED
NOT PERMIT THE PASSAGE OF A 4-INCH DIAMETER SPHERE.THE OPENING BETWEEN
ADJACENT TREADS IS NOT LIMITED ON STAIRS WITH A TOTAL RISE OF 30 INCHES OF LESS. Ai�DRAWINGS nND WRiTfEN
(CRC SeC.R311.7.4.3) MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED,OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
.�' GRAPHIC KEY:
J N I'"�t�-.Q f � PROPOSED SECOND FLOOR PLAN �1
�, ,,,. _ � v��� /1 ' ,/�,, ' Scale:1/4"=1'-0" � / � NEW FRAMED EXTERIOR/INTERIOR WALL S.S.D. j��C�
� !'� o�-OI�j-3� l�J"'''o20/5-�� � o �''
,� �<<F��
r �--� '����� �� �FIRE RESISTNE WALL CONSTRUCTION
��:E F �..��.EIY..,;� �4'-7`'� _. . AT WALLS BETWEEN GARAGE AND LIVABLE SPACE: G91299 � *
M�N.1/2"GYPSUM BOARD NPE X OVER STUDS FROM CURB e�2-31-15
��^+ � �����J�/ r TO UNDERSIDE OF ROOF SHEATING APPLIED TO INTERIOR ��r
/ � SIDE OF THE EXTERIOR WALLS Q.
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CA��F�
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e I� ROOF VENTILATION NOTES: y ° °
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1.ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED
WHERE CEILINGS ARE APPLIED DIRECTLY TO THE UNDERSIDE OF
ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH
SEPARATE SPACE BY VENTILATING OPENINGS AGAINST THE
ENTRANCE THE RAIN.VENTILATING OPENINGS SHALL BE �
PROVIDED WITH CORROSION-RESISTANT WIRE MESH,WITH THE �
LAST DIMENSION BEING 1/8". O
Lf�
2. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN �
TERRACE BELOW i CLAY TILE ROOFING,TYPICAL.
If— `_ _____ 1/300 OF THE AREA OF THE SPACE VENTILATED WITH 50%OF THE Q
i REQUIRED VENTILATING AREA PROVIDED BY VENTILATORS U
' LOCATED IN THE UPPER PORTION OF THE SPACE TO BE Q�
� VENTILATED AT LEAST 3 FEET ABOVE EAVE OR CORNICE VENTS U O
� WITH THE BALANCE OF THE REQUIRED VENTILATION PROVIDED � �
I �4:i2 BY EAVE OR CORNICE VENTS. � '�
� �
'� � 3. WHERE EAVE OR CORNICE VENTS ARE INSTALLED, (n �-
i INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR.A � � z
MINMUM OF t-INCH SPACE SHALL BE PROVIDED BETWEEN THE � U Q
y INSULATION AND THE ROOF SHEATHING AT THE LOCATION OF THE - J
� VENT. (� � a
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N T �a:iz � Q
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� ROOF DRAINAGE NOTES: � j, �
1)Roof drains shall be equipped with strainers extending at 4"above the m
roof deck surface and be at least t-1/2 times larger than the drainpipe. �
�I � (CPC 1105.2) O
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�4.�2 2)Where roof surfaces are not designed to drain over roof edges,overflow O
--- I
� --i drains or scuppers three times the size of required roof drains shall be �
-�------► 4:i2 provided.Said dreins to be located 2"above the low point of the roof.
4.�z 4:�2 Overflow drains to be inde endent of and in addition to surface drains.
�_—_ p
CBC 1506.3
3)Roof drainage water shall not be allowed to flow over public property
CBC 1506.5 p
w
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i 4)Provide splashblocks at each downspout p
4:12 Z
C O
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VAPOR BARRIER NOTE � m 3 N
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4.�Z 4:12 PROVIDE CLASS 1 CLASS 2 VAPOR BARRIER INSTALLED ON THE L �p � N
WARM-IN-WINTER (n p � p
2 � � SIDE OF THE CEILI OR PROVIDE VENTILATORS LOCATED IN THE
. A 4'� UP THE SPACE TO BE VENTILATED AT LEAST 3 FEET Davide Giannella A.I.A.
ABOVE EAVE OR CORNICE VENTS WITH THE BALANCE OF THE
REQUIRED VENTILATION PROVIDED BY EAVE OR CORNICE VENTS PER
CRC R6062
5.7:12
� SKYLIGHTS NOTE
I - �',4:12 PLUMBING VENTS TO BE A MINIMUM OF 10'AWAY FROM,OR AT LEAST
3'ABOVE ANY OPER4BLE SKYLIGHTS PER CPC 906.2
SKYLIGHTS MIN.ENERGY PERFORMANCE:(U=0.45,SHGC=0.4 MAX PER
4:�2 _._ ,� T24)
4:12 � ' �� 4:12
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a � 644 N.Santa Cruz Ave.Suite 6
I I Los Gatos,California 95030
'—I OPEN TRELLIS L-� TERRACE BELOW T.408-219-0601
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GRAPHIC KEY:
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
•os 3"DIA.26 GA DOWNSPOUT
o OF 4"D OVERFLOW DRAIN All DRAWINGS AND WRITfEN
MATERIAL APPEARING HEREIN
•DR 2°D DRAIN CONS7ITUTE THE ORIGINAL,
�5C THROUGH-WALL SCUPPER UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
O 5".032 inch THICK ALUMINUM GUTTER WITH LEAF GUARDS SAME MAV NOT BE DUPLICA7ED,
USED,OR DISCLOSED WITHOUT
THE WRIT7EN CONSENT OF
ACADIA-ARCHITECTURE
� ROOF VENTILATOR/INTAKE VENT
�� �^ �� ROOF PLAN FLAT EYEBROW ROOF VENT
��'�� ��s/:7� �� soaie:va��=r-o• � � �=�� ,� o4'�So�""�ti�r�`
� - ����� -- �� -�. x ��,,�/�'! n)�� ,,'�i�)t �id,�� P�„�� -} LIGHTWEIGHTCLAYTILEROOFING
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PLANNING DEPARTMENT NOTE:
"ANY CHANGES TO THE APPROVED COLORS,MATERIALS,AND
0 0 0
EXTERIOR FINISHES SHALL BE REVIEWED AND APPROVED BY THE CITY " " �"
� � �
OF CUPERTINO PLANNING DIVISION PRIOR TO INSTALLATION/APPLICATION." � � �
4"STUCCO TRIM,TYP.
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INSET TYP. c-
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4S�OND FLOOR FINISH FLOOR
FIRST FLOOR TOP OF PLATE A.F.F ACADIA-ARCHITECTURE
s'-0•A.F.F. ALL RIGHTS RESERVED
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All DRAWINGS AND WRITTEN
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�i� '� CONSTITUTE THE ORIGINAL,
i I!I o'��. UNPUBLISHED WORK OF
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j i � SAME MAY NOT BE DUPLICATED,
� iI� I USED,OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
— FIRST FLOOR FINISH FLOOR�
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Los Gatos,Califomia 95030
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� ACADIA-ARCHITECTURE
�
ALL RIGHTS RESERVED
All DR4WINGS AND WRITTEN
MATERIAL APPEARING HEREIN
��2" CONSTITUTE THE ORIGINAL,
FIRST FLOOR FINISH FLOOR 0'-0" GARAGE TOP OF SLAB UNPUBUShiED WORK OF
ACADIA-ARCHITECTURE AND THE
EXISTING GRADE NEXT TO THE HOUSE 0 SAME cMY NOT BE DUPUCnTED,
USED,OR DISCLOSE�WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
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ACADIA-ARCHITECTURE
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CONSTITUTE THE ORIGINAL,
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DOORS SCHEDULE
No inal Size
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f�'f ,.-��/�'.J'�C� Location � _ � Door O eration Slab St le Comments
01 FOYER 6'0 9'6 1 3/4"Swing Bi-part Panel o 0 0
� _ n.')/ n�^�^ !7�]���/1 02 DINING AREA 8'0 8'0 1 3/4"Slider Glass TEMPERED GLASS > > >
� ��.. y�� K '� �.� l �� 03 MUD ROOM 3'0 8'0 1 3/4"Swing Simple Glass
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� 04 FAMILY ROOM 12'0 8'0 1 3/4"Bi-fold Bi-part Glass TEMPERED GLASS
� OS GUEST BEDROOM 6'0 8'0 1 3/4"Swing Bi-part Glass TEMPERED GLASS
�/� � /r O6 GARqGE 2'8 8'0 1 3/4"Swing Simple Glass
��}C,j�j� � � �7�/ H� �7 GqRqGE 9'0 B'0 3"Overhead Panel �
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08 GARAGE 9'0 B'0 3"Overhead Panel �
09 COAT CLOSET 3'0 B'0 1 3/4"Slider Panel L.C)
� '10 PANTRY 2'6 8'0 1 3/4"Swing Simple Panel �
�� , 10 PANTRY 2'6 8'0 1 3/4"Swing Simple Panel U
_ �.. � . .. � 11 POWDER ROOM 2'4 6'0 1 3/4"Pocke�Simple Panel �
��� . 12 MUD ROOM 2'6 6'0' 1 3/4"Pocket Simple Panel (� Q
� � � 13 GARAGE 2'8 8'0 1 3/4"Swing Simple Panel � �
14 GUEST BEDROOM 2'8 8'0 1 3/4"Swing Simple Panel � �
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15 GUEST BATHROOM 2'6 8'0 1 3/4"Pocket Simple Panel �
16 CLOSET 3'0 8'0 1 3l4"Bi-fold 6i-part Panel � (n
17 MASTER BEDROOM 4'0 8'0 1 3l4"Swing Bi-part Panel N U w
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18 MASTER BEDROOM 3'0 8'0 1"Swing Simple Panel - �
19 MASTER BEDROOM 3'6 8'0 1"Pocket Simple Panel � ; Q
20 MASTER BEDROOM 7'0 8'0 1 3l4"Slider Glass TEMPERED GLASS � � W
21 HIS CLOSET 2'8 8'0 1 3l4"Pocket Simple Panel � _
24 WORK ROOM 2'8 8'0 1 3/4"Swing Simple Panel L
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27 BEDROOM 1 2'8 8'0 1 3l4"Swing Simple Panel } � (/�
27 BEDROOM 1 2'S 8'0 1 3l4"Swing Simple Panel m
28 BATHROOM 1 2'6' 8'0 1 3l4"Swing Simple Panel
30 CLOSET 3'0 8'0 1 3/4"Swing Simple Glass �'
32 CLOSET 4'6 8'0 1 3/4"Slider Panel �
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32 CLOSET 4'6 8'0 1 3/4"Slider Panel �
NOTE:ALL DOORS SOLID CORE,PAINT GRADE U.O.N. �
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WINDOWS SCHEDULE Q o
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Mark Location � � Sash O eration Comments
� Oi LIVING ROOM 7'0 6'0 Bi-parting Casement
03 LIVING ROOM 7'0 6'0 Bi-parting Casement
04 POWDER ROOM 2'0 2'0 Casement
OS MUD ROOM 4'0 3'0 Bi-paAing Casement
O6 KITCHEN 4'0 4'6 Bi-paAing Casement
07 KITCHEN 4'0' 4'6 Bi-parting Casement
08 KITCHEN 3'0 4'6 Bi-parting Casement
09 FAMILY ROOM 3'0 4'6 Bi-parting Casement
10 GUEST BATHROOM 2'6 4'6 Bi-parting Casement
11 GARAGE 2'6 2'6 Fixed Glass
12 GARAGE 4'6 5'0 Bi-parting Casement
13 FAMILY ROOM 3'0' 4'6'Bi-parting Casement a ca d i a
14 FAMILY ROOM 3'0 4'6 Bi-parting Casement a rc h i te ctu re
75 STAIRWELL 1'6' 3'0 Fized Glass
76 MASTER BEDROOM 2'0' 4'6 Bi-parting Casement
17 MASTER BATHROOM 5'3 3'3 Bi-parting Casement TEMPERED GLASS
17 MASTER BATHROOM 5'9' 3'3 Bi-parting Casemen� TEMPERED GLASS
24 BEDROOM 1 4'0 3'0 Bi-parting Casement EGRESS COMPLIANT
24 BEDROOM 1 4'0' 4'6 Bi-parting Casement EGRESS COMPLIANT
24 BEDROOM 1 4'0' 4'6 Bi-parting Casement EGRESS COMPLIANT
25 BEDROOM 1 4'0' 4'0 Bi-parting Casement EGRESS COMPLIANT
26 BATHROOM 1 2'0 3'0 Bi-parting Casement TEMPERED GLASS 644 N.Santa Cruz Ave.Suite 6
Los Gatos,California 95030
26 BATHROOM 1 2'6 8'0 Fixed Glass TEMPERED GLASS T.408-219-0601
26 BATHROOM 1 2'6' 8'0'Fixed Glass TEMPERED GLASS dg@acadiaarchitecture.com
26 BATHROOM 1 2'6 8'0 Fixed Glass TEMPERED GLASS
26 BATHROOM 1 2'6' 8'0 Fized Giass TEMPERED GLASS ACADIA-ARCHITECTURE
26 BATHROOM 1 3'0 3'0 Bi-parting Casement TEMPERED GLASS ALL RIGHTS RESERVED
27 STAIRWELL �'6 3'0 Fixed Glass
All DRAWINGS AND WRITTEN
28 STAIRWELL t'6 3'0'Fixed Glass MATERIAL APPEARING HEREIN
29 STAIRWELL 1'6 3'0 Fixed Glass CONSTITUTE THE ORIGINAL,
30 STAIRWELL 1'6 3'0 Fixed Glass UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
37 HALL 3'6 3'6 fixed Glass SAME MAY NOT BE DUPLICATED,
32 MASTER BEDROOM 2'0 4'6 Fixed Glass USED,OR DISCLOSED WITHOU7
THE WRITTEN CONSENT OF
33 MASTER BEDROOM 2'0 4'6'Bi-parting Casemenf ACADIA-ARCHITECTURE
35 LIVING ROOM 4'0 4'0 Bi-parting Casement
36 MASTER BATHROOM 2'0 2'0 Casement
37 GUEST BATH 1'0 2'0 Casement
38 GUEST BEDROOM 4'0' 4'6 Bi-parting Casement j�D A�CH�j,
39 WALK IN CLOSET 2'0 4'0 Fixed Glass �O NF.�F�
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C�91299 � *
?N12-31-15\Q
NOTE 1:ALL W�NDOWS AND PATIO DOORS TO BE WOOD-ALUMINUM CLAD U.O.N. - CA`iFOe'�
NOTE 2:GENERAL CONTRACTOR TO COORDINATE WITH ARCHITECT FOR ADJUSTMENT OF WINDOWS'SIZES THAT ARE CLOSE TO STANDARD SIZES WHENEVER POSSIBLE FOR FINAL
, SIZE SELECTION
NOTE 3:ALL NEW OR REPLACED WINDOWS AND SKYLIGHTS SHALL HAVE A MAX.0.58 U-FACTOR AND A MAX.0.65 SOLAR HEAT GAIN COEFFICIENT(CA TITLE 24 ENERGY EFFICIENCY)
' NOTE 4:EVERY SLEEPING ROOM SHALL HAVE AT LEAST ONE OPERABLE EMERGENCY ESCAPE AND RESCUE OPENING(R310.1)
a)MINIMUM NET CLEAR OPENABLE DIMENSION OF 24"IN HEIGHT(R310.1.2)
b)MINIMUM NET CLEAR OPENABLE DIMENSION OF 20"IN WIDTH(R310.1.3) A��.O
c)MINIMUM NET CLEAR OPENABLE DIMENSION OF 5.7 SQUARE FEET IN AREA.
GRADE FLOOR OPENINGS SHALL HAVE A MINIMUM NET CLEAR OPENING OF 5 SQUARE FEET(R310.1.1)
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