HomeMy WebLinkAboutPA2022-0315_20221221_Plan of Action 12-07-22CONSTRUCTABILITY
PLAN OF ACTION FOR
2741 OCEAN BLVD
DECEMBER 7, 2022
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CONTENTS
Foreword 3
I.Dugally Oberfeld Introduction 4
II.Project Overview 5
III.Project Team 6
IV.Construction review 7
V.Project Examples 19
VI.Examples of Building information Modeling (BIM)37
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FOREWORD
Greetings,
This booklet includes an introduction to the project team and a step-by-step description of the constructability
plan of action. These steps include pre-construction, soil stabilization and structural alterations. The booklet
continues with a portfolio of Dugally Oberfeld’s (general contractor) and Ekedal’s (concrete subcontractor)
project examples.
This booklet was first issued in September and is revised to address the questions and concerns below:
1.Front Stabilization Wall at Ocean Blvd
For an overview of the stabilization system, please refer to Step 4—the Stabilization of the Bluff on page 8. For
details, diagrams, measurements, phases and description of the front stabilization-property wall, please refer to
Step 5. Slope Stabilization System 1 on page 9.
2.Building Stabilization
For details, diagrams, measurements, phases and description of the building stabilization wall, please refer to
Step 6. Slope Stabilization System 2 on page 12. This section describes the structural technique of this wall and
its construction strategy.
3.Lower Level Excavation
For the description of the interior building stabilization techniques used in remodeling projects, please refer to
Step 8—Interior Shoring, on page 17 and Step 9—Remodeling, on page 18. Please see the figures on pages 21,
22, 23, and 30 for pictures of relevant example projects.
4.Staging
For the equipment access strategies of the Slope Stabilizations Systems 2 and 3, please see Figure 9. Equipment
Access Section from 1st to 2nd Floor and Figure 10. Equipment Access Plan, on page 14.
Sincerely,
Dugally Oberfeld Introduction
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I.DUGALLY OBERFELD INTRODUCTION
General Contractor Dugally Oberfeld Inc.
Founding Principals Matthew Dugally, Mauricio Oberfeld
Business Address 2700 E. Coast Hwy #201, Corona del Mar, CA 92625
Telephone Number (310)441-5001
Person to Contact David Loucks (david@docorp.net)
Type of Organization Corporation
Website Address www.docorp.net
Dugally Oberfeld Inc is not a part of a group.
Dugally Oberfeld Inc does not have any subsidiaries.
Professional History
Dugally Oberfeld is an internationally renowned building firm specializing in custom luxury homes. Since its
inception in 1998, Dugally Oberfeld has maintained its reputation as one of Southern California’s top-performing
and highly trusted construction companies.
Since the company started, principals Mauricio Oberfeld and Matt Dugally have overseen every detail of the
construction process, from pre-construction to hanging artwork in finished homes. Their detailed involvement
guarantees streamlined communication that puts the client’s needs and vision first throughout the process.
Dugally Oberfeld’s current portfolio features projects sourced with materials from around the world. We give
clients access to the company’s extensive network of trades to curate and personalize projects to their liking.
Not only does this ensure the best quality of resources on every project, but also ensures a reasonable price for
the finished work.
Registration Status CA Licensed General Contractor (B Class)
California License Number 862641
Project Overview
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II. PROJECT OVERVIEW
PROJECT SCOPE
Remodel of an existing 5-story single-family residence with exterior improvements to include with pool, spa, and
attached garage. The project will consist of the Site and Landscape Improvements to include:
• New lawn, gardens, patios, and motor court
• Water features
• Outdoor fireplaces
• New Site Walls, pilasters, pedestrian and vehicular gates
• New Raised Structural Decks
• Grading of Site
• Site remediation & retaining walls
DOCUMENTATION
All documentation for the project has been reviewed and referenced based on the following:
• Preliminary Architectural: Evens Architects/KAA Design Group; Dawson, Zoning Administrator
Draft Submittal dated 09-26-22
• Structural: C.W. Howe Partners, Inc.; In-progress, scheduled to be released in December 2022
• Civil: WE & Associates; In-progress, scheduled to be released in December 2022
• Surveyor: Apex Land Surveying, Inc.; Plan Date 01-19-2022
• Shoring: DRS Engineering, Inc.; In-progress, scheduled to be released in December 2022
• MEP: Elemental MEP; In-progress
• Soils: GeoFirm; In-progress, scheduled to be released in November 2022
• Preliminary Landscape: Evens Architects/KAA Design Group; In-progress, Preliminary sketches
provided only
• Interior Design: Ohara Davies- Gaetano Interiors; Preliminary Theme Book and Material
Allowance only provided
Project Team
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III. PROJECT TEAM
Owner Blues 1905, LLC
2741 Ocean Boulevard, Corona Del Mar, CA 92625
Owner Representative OAC Management
Erik Peterson (970) 390-0164
Shawn Akin (720) 256-1575
Architect Evens Architects/KAA Design Group
12921 West Washington Blvd, Los Angeles, CA 90066
Sara Pijuan (310) 821-1400
General Contractor Dugally Oberfeld Inc.
2700 E. Coast Hwy #201, Corona del Mar, CA 92625
T: (310) 441-5001
David Loucks (949) 378-3640
Maryam Toossi (310) 529-4073
Landscape Architect: Evens Architects/KAA Design Group
12921 West Washington Blvd Los Angeles, CA 90066
T: (310) 821-1400
Interior Designer:
Ohara Davies-Gaetano Interiors
3321 East Coast Highway Corona Del Mar, CA 92625
T: (949) 566-9390
Structural Engineer C.W. Howe Partners Inc.
4358 Sepulveda Blvd, Culver City, CA 90230
T: (310) 838-0383
Concrete Subcontractor Ekedal Concrete
19600 Fairchild Rd., St. 123, Irvine, CA 92612
T: (760) 936-7885
Surveyor: Apex Land Surveying Inc.
Huntington Beach, CA 92646
T: (714) 488-5006
Soil Engineer: Geofirm
801 Glenneyre St, Suite F Laguna Beach, CA 92651
T: (949) 494-2122
Contact: Kevin Trigg
MEP Engineer Elemental MEP
206 B Street, Idaho Falls, Id 83402
T: (208) 709-3111
Civil Engineer Toal Engineering
T: (949) 492-8586
Construction review
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IV. CONSTRUCTION REVIEW
STEP 1. EXISTING CONDITIONS
This project’s first and most critical step is to thoroughly investigate the existing conditions, analyze the risks and
prepare a strategy for safe and secure mobilization. Although the Geotechnical reports and surveys have a
comprehensive description and recommendations for safe site preparation and grading, it is going to be
essential to go above and beyond and hold multiple on-site pre-construction meetings to discuss and perform
real-time site inspections and observations.
These pre-construction meetings will be led by the Dugally Oberfeld construction team and include the OAC
team, architect, inspector(s), engineers (surveyor, geotechnical, structural, and civil), and major subcontractors
(demolition, grading, structural concrete, drilling, framing). The purpose of these meetings will be to perform a
detailed constructability analysis, risk assessment and a safe and secure site mobilization strategy.
Having on-site pre-construction meetings will help the consultation and construction teams to closely observe
the existing conditions of the building and site, identify design and foreseeable challenges, and examine the
constructability methods. In these meetings, the team brainstorms to identify feasible options and select the
most optimum construction methods considering accessibility, timing, cost, complexities, etc., in their decision-
making.
STEP 2. 4-POINT VALIDATION AND VERIFICATION
a. Prior to construction commencement, forensic photography will be performed throughout the premises as
well as adjacent properties (both interior and exterior) with the owner’s permission to have a historical
record of existing conditions.
b. Upon approval from the neighbor(s), the geographical/geological conditions of the neighbor’s residence will
also be documented for the historical record. For this, a few critical reference locations inside and outside
the adjacent building will be surveyed.
c. Dugally Oberfeld, Inc. (DO) will hire a licensed Civil Engineer to conduct Vibration monitoring as part of the
Construction Management Plan. Vibration monitoring will be installed alongside all properties adjacent to
the 2741 Ocean Blvd project. In addition, DO will hire a licensed Soils/Geotech Engineer to monitor all
activities during the project construction. The vibration monitoring data will be stored throughout the
construction project.
d. Dugally Oberfeld, Inc. will also provide BIM (Building Information Modeling) for pre-construction. BIM
enables real-time collaboration between trades to minimize potential problems, improve scheduling,
enhance the construction process, and clearly note risks before construction.
Construction review
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STEP 3. SOFT DEMOLITION AND FORENSIC GRUBBING
• Soft demolition (i.e., Stripping) is the process of removing finishes from an existing building while leaving
the existing structure intact. Examining the structural elements such as column, beams, joists and framing
allow the engineers and constructors to refine the construction sequencing and optimize the structure. The
detailed knowledge of structural elements helps the team to plan the surgical demolition of this project,
plan interior Shoring and identify future conflicts. Soft demolition doesn’t involve demolition, and the
existing will remain.
• Forensic Grubbing: The Geotechnical reports and Surveys provide a comprehensive description of the
existing condition of the residence and the project. However, forensic grubbing of critical spots on-site and
around the building can help with structural design optimization. The vegetation will be grubbed only at
select spots, and the earth’s surface will be exposed.
STEP 4. THE STABILIZATION OF THE BLUFF
A combination of stabilizing techniques such as retaining walls, soldier piles (embedded into the bedrock) with
lagging rakers and soil nails will create a strong and integrated system. These systems are designed to carry the
soil load and withstand all kinds of natural forces. All these elements collectively work together to securely
stabilize the entire site, the neighboring property and the public access around the building.
Every step of the stabilization systems below is performed under the strict supervision and approvals of the
geotechnical engineer, structural engineer, and inspectors. These steps include:
Slope Stabilization System 1 _ Slope Stabilization Alongside Ocean Boulevard’s Sidewalk
Slope Stabilization System 2 _ Slope Stabilization Next to New Building Walls (East Side)
Slope Stabilization System 3 _ Slope Stabilization Along the Adjacent Properties (North Side)
These systems culminate in the stabilization of the entire earthwork surrounding the house, neighboring
properties and public right of way. These stabilization systems’ elements will be within the property boundaries
and won’t encroach into the surrounding land. Due to the property constraints and the project complexities,
the construction process for these slope stabilization systems will take more than 12 months. The construction
completion of these will allow the selective demolition of the existing house to start.
Construction review
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STEP 5. SLOPE STABILIZATION SYSTEM 1
SLOPE STABILIZATION ALONGSIDE OCEAN BOULEVARD’S SIDEWALK
Figure 1 Slope Stabilization System 1
Once the site is cleared for construction mobilization and future landscaping per approved landscape plans, the
first step is going to be stabilizing the earth at the highest elevation along Ocean Boulevard. A cantilever
temporary shoring with soldier piles and lagging in between is going to expand all along the sidewalk.
Figure 2 C. W. Howe Partners Inc., Site Wall Drawing SW4, 03/01/2021
Construction review
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First, the 24” - 30” diameter reinforced concrete soldier piles deeply embedded into the bedrock are drilled and
poured based on the geotechnical engineer and report’s recommendations. Then, a series of lateral structural
members (lagging) is installed in conjunction with the vertical members (concrete piles.) The dimension of this
wall varies throughout the property because of the variations in the retained height with a maximum of 10 feet
and width of 24”, 12” or 8”. Ultimately, this temporary shoring wall will turn into the property’s permanent pile
concrete wall.
As referenced in the image below, the concrete (& drilling) subcontractor will build the site wall piles (green) and
upper house piles (orange) before moving to the next step of drilling the soil nails. A Geax drilling rig will be
used to drill the site piles, and TesCar, a limited-access drilling rig, will be used to drill the house piles. This
sequence will prevent damage to soil nails while drilling the piles.
Figure 3 Ekedal Concrete Inc., Staging Package, 11-18-2022
Construction review
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Figure 4 C. W. Howe Partners Inc., Site Wall Drawing SW4, 02/01/2022
Construction review
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STEP 6. SLOPE STABILIZATION SYSTEM 2
SLOPE STABILIZATION NEXT TO NEW BUILDING WALLS (EAST SIDE)
A permanent shoring wall using 10’- to 20’-long soil nails stabilizes the soil behind the building (blue lines in
Figure 5.) The soil nails mechanically link the shoring wall to retained soil by drilling nails on a regular grid
calculated by the structural shoring engineer across the surface of the shored soil. Then, a shotcrete concrete
wall will be poured and tie the drilled nails into one shoring wall. Soil nails of this system collectively connect
the Shoring deep into the soil or the bedrock.
Figure 5 Ekedal Concrete Inc., Staging Package, 11-18-2022
Figure 6 Example Soil Nail Detail: DRS Engineering Inc., Drawing SH-4.0 Detail 4, 02/10/2022
Construction review
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Figure 7 Local Example: Ekedal Concrete’s Project in [Caribbean Dr., Dana Point]: Stabilization and Soil Nails project
Figure 8 Example Section: DRS Engineering Inc., Drawing SH-3.1 Section C, 02/10/2022
Construction review
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The project team intends to drill the soil nails using Beretta’s limited-access drilling rig for the highest time
efficiency. Therefore, the grading subcontractor will create an access path for the drilling rig to the back of the
building (east) while the concrete (& drilling) subcontractor is constructing Slope Stabilization System 1.
The grading subcontractor will create an access ramp from Way Lane up to the second floor through the garage
roof and create a road behind the building (Figure 7 and Figure 8.) The drilling rig will drive up the ramp, go
through the second floor and use the road behind the building to access the shoring wall and drill the soil nails
(Figure 9 and Figure 10.)
Figure 9 Dugally Oberfeld, Equipment Access Section from 1st to 2nd Floor
Figure 10 Dugally Oberfeld, Equipment Access Plan
Construction review
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STEP 7. SLOPE STABILIZATION SYSTEM 3
SLOPE STABILIZATION ALONG THE ADJACENT PROPERTIES (NORTH SIDE)
Figure 11 Locating Slope Stabilization System 2 & 3
• This shoring system involves adding soldier piles along the property line between 2741 Ocean Blvd and
2735 Ocean Blvd. This system will be constructed entirely within the project’s property and later
transformed into a concrete site wall. A series of soldier piles and laggings in between them stabilize the
neighbor’s property and fully support the soil loads. A TesCar limited-access drilling rig will be used to
drill these piles using the access path displayed in Figure 10. This process will also involve the
engagement and collaboration of similar oversight parties and procedures explained before.
• After stabilizing the slope along the north property line, the team will continue installing additional
temporary Shoring between the existing house. This will allow further excavation from the base to
embedded soil nails and installation rakers to add another level of safety and security to the soil
Construction review
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stabilization system. These rakers will create a triangular structure that helps hold tall shoring walls and
diagonally transfer the soil force to the ground. These rakers need to go through the existing structure.
Therefore, the exact location will be determined based on the existing condition after the soft
demolition.
• During the process of slope stabilization, a series of vibration monitoring systems and sensors are
installed in the ground to meticulously monitor any earth movement. This system will further provide
updates after installing the entire slope stabilization system.
Figure 12 Example Section: DRS Engineering Inc., Drawing SH-3.1 Section F, 02/10/2022
This culminates in the stabilization of the entire earthwork surrounding the house and neighboring properties to
allow for the selective demolition of the existing house.
Construction review
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STEP 8. Interior Shoring
As this residence is a remodel with additions to the existing structural system, the residence will need to be
shored/supported during the partial and selective demolition process. This is performed by adding temporary
structural members (columns, beams, braces, foundations) during the demolition process, and it is formally
known as Interior Shoring.
The Interior Shoring process requires the involvement of a structural engineer specialized in interior Shoring
who collaborates with Concrete, Framing, and Steel subcontractors to meticulously plan and execute the
partial/selective demolition process.
The interior shoring process intends to study the existing structural system, design an alternative load-transfer
system, and selectively demolish existing structural members so that the existing structure stays intact and
undisturbed.
Figures 13 A & B Local Example: Ekedal Concrete’s Project in [Clif Dr. In Newport]: Interior Shoring on a remodel project that
was adding a basement.
Construction review
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STEP 9. Remodeling
The existing house’s demolition, construction and remodeling start once the entire slope is stabilized, assessed,
and approved by the engineering team. DO’s demolition subcontractor will begin the selective demolition, and
DO’s concrete (& drilling) subcontractor will start drilling the caissons inside the existing building envelope by
following the interior shoring and stabilization plan. A TesCar limited-access drilling rig will be used for these
caissons.
A licensed Structural Engineer will be hired to provide a detailed plan for the required interior Shoring and
stabilization plan. This engineer will provide a construction plan which includes the necessary supports for the
existing building during the demolition and stabilization of the remodeling project. The Construction
Management Plan will follow all state and local codes/ laws to ensure a safe and secure jobsite.
Dugally Oberfeld, Inc. has constructed similar complex projects and is currently working with DRS Engineering on
a current project (See photos on pages 35, 36, 38, 39, and 42). The interior temporary shoring engineer will
coordinate with the Architect and Structural Engineer of record.
V. PROJECT EXAMPLES
Project Examples
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Figures 14 A & B Local Example: Ekedal Concrete’s Project in [Caribbean Dr., Dana Point]: This is an example of a current
Slope Stabilization and Soil Nails project that we are working on.
Project Examples
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Figures 15 A & B Local Example: Ekedal Concrete’s Project in [Cliff Dr., Newport Beach]: Interior Shoring. This project
example shows a remodel that required us to temporarily shore up an existing structure to add a basement level and mat
slab under the existing building.
Figure 16 Local Example: Ekedal Concrete’s Project in [Ocean Blvd, Corona Del Mar]: Temporary Site work platform shoring.
This shows our ability to work on complex sites that would require us to erect temporary structures to work from to maintain
the required existing elements.
Project Examples
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Project Examples
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Figures 17 A to F Local Example: Ekedal Concrete’s Project in [Allview Terrace, Laguna Beach], build on bluff, slope
stabilization, remodel and addition under the existing building. This project included site conditions similar to the proposed
project that our team worked around to ensure that neighboring properties, as well as the existing structure on the property
were unaffected during construction.
Project Examples
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Figures 18 A to D Local Example: Dugally Oberfeld and Ekedal Concrete’s Project in [Emerald Bay, Laguna Beach]
Project Examples
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Figure 19 Local Example: Ekedal Concrete’s Project in [Waves End, Newport Beach]
Project Examples
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Figure 20 Local Example: Ekedal Concrete’s Project in [Orange County] This project, like many of our projects, sits close to
neighboring properties. We ensure no impact on neighboring properties by closely monitoring geological movement as well
as monitoring neighboring buildings.
Project Examples
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Figure 21 Local Example: Ekedal Concrete’s Project in [Ocean Blvd, Corona Del Mar]
Project Examples
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Figure 22 Local Example: Ekedal Concrete’s Project in [Orange County]
Figure 23 Local Example: Ekedal Concrete’s Project in [Orange County]
Project Examples
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Figures 24 A & B Local Example: Ekedal Concrete’s Project in [Ocean Blvd, Corna Del Mar], Interior Shoring
of a new construction project
Project Examples
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Figure 25 Example: Dugally Oberfeld’s Project at Pacific Palisades: Basement addition and interior shoring
Figure 26 Example: Dugally Oberfeld’s Project at Pacific Palisades: Basement addition and interior shoring
Project Examples
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Figure 27 Example: Dugally Oberfeld’s Project at Pacific Palisades: Soldier Piles and Shoring
Figure 28 Example: Dugally Oberfeld’s Project at Pacific Palisades: Soldier Piles and Shoring
Project Examples
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Figure 29 Example: Dugally Oberfeld’s Project at Trousdale Estates, Beverly Hills: Shoring, Lagging and Excavation
Figure 30 Example: Dugally Oberfeld’s Project at Trousdale Estates, Beverly Hills: Shoring and Excavation
Project Examples
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Figure 31 Local Example: Dugally Oberfeld’s Project in Emerald Bay: Built on a bluff
Project Examples
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Figure 32 Local Example: Dugally Oberfeld’s Project at Emerald Bay: Shoring and Excavation
Figure 33 Local Example: Dugally Oberfeld’s Project at Emerald Bay: Shoring and Excavation
Project Examples
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Figure 34 Example: Dugally Oberfeld’s Project at Bel Air: Shoring on the left corner
Figure 35 Example: Dugally Oberfeld’s Project at Bel Air: Excavation and Grading
Project Examples
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Figure 36 Example: Dugally Oberfeld’s Project at Bel Air
Figure 37 Example: Dugally Oberfeld’s Project at Bel Air
VI. EXAMPLES OF BUILDING INFORMATION MODELING
(BIM)
Examples of Building information Modeling (BIM)
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Figure 38 Example: Augmentation of Digital + Reality
Examples of Building information Modeling (BIM)
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Figure 39 Example: Complex Foundation Conditions
Examples of Building information Modeling (BIM)
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Figure 40 Example: Site Grading & Excavation
Figure 41 Building System Integration of Structural and Mechanical Systems
Examples of Building information Modeling (BIM)
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Figure 42 Example: Building System Integration Review on 3D Section
Figure 43 Building System Integration Review
Examples of Building information Modeling (BIM)
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Figure 44 Example: Structural Foundation Conflict
Examples of Building information Modeling (BIM)
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Figures 45 A & B Slope Stabilization System Review
Examples of Building information Modeling (BIM)
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Figure 46 Example: Construction Site Logistics
Figure 47 Example: Construction Simulation
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2700 E. Coast Hwy #201
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