HomeMy WebLinkAboutPA2023-0064_20230316_Plans_36x24OC
E
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26
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7
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REVISIONS
SHEET
DATE
SCALE
JOBVICINITY MAP
OCEAN BLVD
RESIDENCE
2607 OCEAN BLVD
CORONA DEL MAR,
CALIFORNIA
OCEAN BOUL
E
V
A
R
D
FERNLEAF RAMP
WAY LAN
E
N49°24'40"W
5
5
.
1
5
'
N29°22'52
"
W
4
9
.
6
6
'
N5
0
°
1
1
'
1
9
"
E
5
3
.
3
7
'
N4
0
°
3
5
'
1
2
"
E
3
5
.
6
1
'
N49°24'46"W
1
1
0
.
7
1
'
D
A
H
L
I
A
A
V
E
N
U
E
ROOF
DECK
54.85
F.S
EXISTING
NATURAL
GRADE TO
REMAIN
EXISTING BLDG ENV
PROPOSED BLDG ENV
EXISTING BLDG ENV
PROPOSED BLDG ENV
VIEWING DECK
(E)
56.0 F.S.
SKY
SK
Y
PATIO
(N)
54.5 F.S.
62.0 TOW
59.2 N.G.
58.2 TOW
55.2 N.G.
SPA
57.6 TOW
54.6 N.G.
CONC
54.25
F.S.
54.0 TC
53.5 F.G.
53.5 TC
53.0 F.G.PLNT
52.25 F.G.
PLANTER
PLANTER
PLANTER
FLAT
ROOF
58.34
FLAT
ROOF
63.75
3:12
SLOPE 3:
1
2
SL
O
P
E
FLAT
ROOF
56.0
FL
A
T
R
O
O
F
62.8 TOR
TRELLIS
3:
1
2
SL
O
P
E
TRASH
(E)
EXISTING CMU
WALL TO REMAIN
NEW CONC DRIVE
TO SINGLE CAR
GARAGE
39.62 TOW
39.1 F.G.
31.2 TOW
25.2 F.G. (E)
NEW CONC DRIVE
TO (E) 2 CAR
GARAGE
PROPOSED
ADDITION BLW
(SHADED)
MIDDLE LVL
DECK O'HG (N)
EXISTING BLDG
FOOTPRINT
PROJECTED CONTOUR
(PRE 1947 BLDG
PERMIT)
74.22 FL
74.85 TC
NAVD 88
75.48 FL
76.14 TC
NAVD 88
73.15 FL
73.81 TC
NAVD 88
67.15 FL
67.80 TC
NAVD 88
59.8 E.G.
35.12 TOW
27.13 F.S.
EXISTING DECK & CATWALK
TO BE REMOVED, (DASHED)
EXISTING DECK & CATWALK
TO BE REMOVED, (DASHED)
EXISTING (3) STORY
RESIDENCE
(HATCHED)
A1.0
SI
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E
P
L
A
N
&
P
R
O
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26
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7
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REVISIONS
SHEET
DATE
SCALE
JOB
UPPER LEVEL FLOOR PLAN
OWNER
PROJECT ADDRESS
MIKE BOLLENBACKER
OCEAN BLVD LLC
8141 2ND STREET
DOWNEY, CALIFORNIA 90241
818.631.0389
2607 OCEAN BLVD
CORONA DEL MAR, CA 92625
LEGAL DESCRIPTION
A PORTION OF BLOCK 0-32 OF CORONA DEL MAR TRACT, MM 3/41-42 AS SHOWN ON RECORD OF
SURVEY 2009-1150, RSB 238 / 24, COUNTY OF ORANGE, CALIFORNIA
AP# 052-041-05
PROJECT DESCRIPTION - SCOPE OF WORK
1.RENOVATE EXISTING 3 STORY RESIDENCE
1.1.COMPLETE REMODEL OF ALL LEVELS
1.2.MODIFY EXISTING GARAGE TO PROVIDE COMPLIANT CLEAR PARKING FOR (2) CARS AT ALLEY
LEVEL.
1.3.RELOCATE HOUSE ENTRY FROM UPPER LEVEL 3RD FLOOR TO LOWER 1ST FLOOR ALLEY BELOW.
1.4.ADD ADDITIONAL (1) CAR GARAGE AT ALLEY LEVEL.
1.5.REMOVE EXISTING ENTRY LEVEL DECK AT UPPER FLOOR.
2.ADD BEDROOM SUITE AT UPPER LEVEL 3RD FLOOR.
3.CONSTRUCT ROOF DECK AND LANDSCAPE / HARDSCAPE IMPROVEMENTS AT REAR YARD NATURAL
GRADE.
LOCATION EXISTING PROPOSED TOTAL
1ST LEVEL (ALLEY) 282 SQFT 23 SQFT 305 SQFT
2ND LEVEL (MIDDLE) 880 SQFT 337 SQFT 1217 SQFT
3RD LEVEL (UPPER) 1098 SQFT 682 SQFT 1780 SQFT
TOTALS (HABITABLE) 2260 SQFT 1042 SQFT 3302 SQFT
GARAGE: 384 SQFT 424 SQFT 808 SQFT
DECK (MIDDLE)- 102 SQFT 102 SQFT
DECK (UPPER) 553 SQFT -553 SQFT 0 SQFT
DECK (ROOF)- 553 SQFT 553 SQFT
TOTAL DECKS: -553 SQFT 553 SQFT 665 SQFT
TOTAL HABITABLE:3302 SQFT
TOTAL GARAGE: 808 SQFT
FAR TOTAL 4110 SQFT
BUILDABLE AREA WITHIN ZONING SETBACKS: 1910 SQFT
FLOOR AREA RATIO:1910 X 1.5 = 2865 SQFT MAXIMUM
BUILDABLE AREA RELATIVE TO PROPOSED SETBACKS: 3029 SQFT
-FRONT = 8'-0"
-REAR = 0'-0" (EXISTING LEGAL NON-CONFORMING)
-SIDE (PROJECT EAST) = 3'-1" (EXISTING LEGAL NON-CONFORMING)
SIDE (PROJECT WEST) = 7'-7" (AVG LOT WITH 106.25' X 10% = 10'-8") 10'-8" TL S.B. - 3'-1" (EAST
S.B.) = 7'-7"
PROPOSED FLOOR AREA RATIO:3029 X 1.5 = 4543.5 SQFT MAXIMUM
F.A.R.
SITE AREA: 4257 SQFT
FLOOR AREA RATIO: 4110 / 4257 = .96
LOT COVERAGE
BUILDING FOOTPRINT AT EAVE & DECK PROJECTIONS: 1965 SQFT
COVERAGE: FOOTPRINT1965 SQFT / SITE 4257 SQFT = 46%
PROJECT SQUARE FOOTAGE
PROJECT CONSULTANTS
ZONE:R-1
OCCUPANCY:R-3 / U
TYPE OF CONSTRUCTION:V-B, SPRINKLERED
APPLICABLE CODES:2021 CRC, 2021 CBC, CMC, CEC, CGBC, CITY OF NEWPORT BEACH ZONING
ORDINANCE (NBMC)
PROJECT DATA
NOTES
SHEET INDEX
A1.2.1
CI
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W
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2
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REVISIONS
SHEET
DATE
SCALE
JOB
58.40
N.G.
27.15
N.G.
33.25
N.G.
54.32
N.G.
36.50
N.G.
59.12
N.G.
33.00
N.G.
45.0
N.G.
54.60
N.G.
29.5N.G.
21.46
F.S.
54.10
N.G.
27.74
F.S.
26.46
F.S.
21.07
F.S.
(+23.82)34.16 N.G.
57.98 SLOPED ROOF
+(13.93)39.75 N.G.
53.68 SLOPED ROOF
(+2.05) 51.63 N.G.
53.68 SLOPED ROOF (+5.75)52.23 N.G.
57.98 SLOPED ROOF
(+25.35)37.50 N.G.
62.85 TRELLIS
(+26.62) 31.73 N.G.
58.53 GLASS RAIL
(+21.03) 37.50 N.G.
58.53 GLASS RAIL
(+26.72) 31.81 NG
58.53 SOLID RAIL
(+28.22) 30.8 NG
59.03 PARAPET
(+14.12) 44.91 WALK F.S.
59.03 PARAPET
(+31.02) 33.25 NG
64.25 ELEVATOR PARAPET
(+23.95)29.25 N.G.
53.20 SLOPED ROOF
(+30.92)22.91 F.S.
53.20 SLOPED ROOF
(+8.46)54.39 N.G.
62.85 TRELLIS
(+15.03)47.82 N.G.
62.85 TRELLIS
4'-0"
S.B.
1
0
'
-
0
"
S
.
B
.
1
0
'
-
0
"
S
.
B
.
4'-0"
S.B.
BLDG ENVELOPE
BLDG ENVELOPE
BLDG ENVELOPE
BLDG ENVELOPE
15
'
-
7
"
31
'
-
8
"
38.80
N.G.
45.40
N.G.
52.50
N.G.
(+17.98) 38.18 N.G.
56.16 SLOPED ROOF
(+27.99) 34.86 N.G.
62.85 TRELLIS
AR1.0
PR
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REVISIONS
SHEET
DATE
SCALE
JOB
PROJECT HEIGHT ANALYSIS
NOTES
AR1.1
PR
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REVISIONS
SHEET
DATE
SCALE
JOB
PROJECT HEIGHT ANALYSIS
NOTES
WALK-IN
#1
WALK-IN
#2
PWDR
LVL 3
KITCHEN
PANTRY
LIVING
ROOM
PRIMARY
BDRM
PRIMARY
BATH
ELEV
WC
STAIRWELL
A3
177.8
SQFT
B3
35.1
SQFT
C3
82.2
SQFT
D3
81.3
SQFT
F3
258.5
SQFT
E3
106.9
SQFT
G3
125.7
SQFT
(E)
H3
775.0
SQFT
(E)
I3
85.2
SQFT
(E)
UPPER LEVEL
BDRM
#2
GUEST
SUITE
GUEST
BATH
GUEST
WALK-IN
GUEST
SHWR
WC
TUB
WC
SHWR
DECK
BATH
#2
GAME
ROOM
ELEV
LAUNDRY
MECH /
STOR (E)
STAIRWELL
A2
7.2
SQFT
B2
38.2
SQFT
C2
246.8
SQFT
D2
44.9
SQFT
DECK
102.1
SQFT
H2
145.6
SQFT
(E)
I2
68.8
SQFT
(E)
E2 7.4 SQFT (E)
J2
591.4
SQFT
(E)
MIDDLE LEVEL
G2
116.7
SQFT
(E)
F2
90.2
SQFT
(E)
GARAGE
#2
ENTRY
FOYER
ELEV
GARAGE
#1
MECH
PWDR
LVL 1
STORAGE
SLOPED
CRAWL
SPACE
STAIRWELL
G1
GARAGE
8.8
SQFT
G2
GARAGE
67.8
SQFT
G3
GARAGE
347.7
SQFT
G4
GARAGE
449.0
SQFT
B1
170.9
SQFT
(E)
A1
2
3
.
1
S
Q
F
T
LOWER LEVEL
A3
B3
C3
D3
E3
F3
G3
H3
I3
A2
B2
C2
D2
E2
F2
G2
A1
B1
G1
G2
G3
G4
H2
I2
J2
D1
D2
AR1.2
PR
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A
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SQUARE FOOTAGE TABLE
OC
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B
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26
0
7
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REVISIONS
SHEET
DATE
SCALE
JOB
PROJECT SQUARE FOOTAGE ANALYSIS
SQUARE FOOTAGE TOTALS
AR2.0
LA
N
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2
0
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REVISIONS
SHEET
DATE
SCALE
JOB
LANDSCAPE / HARDSCAPE CONCEPTUAL PLAN
AR3.0
SI
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B
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0
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A
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B
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REVISIONS
SHEET
DATE
SCALE
JOB
WAY LANE - SOUTHEAST VIEW - GROUND LEVEL WAY LANE - SOUTHWEST VIEW - GROUND LEVEL
WAY LANE - SOUTHEAST VIEW - BIRDSEYE WAY LANE - SOUTHWEST VIEW - BIRDSEYE
OCEAN BLVD - NORTHEAST VIEW - BIRDSEYE
GARAGE
#2
ENTRY
FOYER
ELEV
GARAGE
#1
MECH
PWDR
LVL 1
STORAGE
SLOPED
CRAWL
SPACE
STAIRWELL
A2.0
LO
W
E
R
L
E
V
E
L
F
L
O
O
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P
L
A
N
OC
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A
N
B
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I
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C
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2
0
O
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A
N
B
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REVISIONS
SHEET
DATE
SCALE
JOB
LOWER LEVEL FLOOR PLAN
CONSTRUCTION LEGEND
BDRM
#2
GUEST
SUITE
GUEST
BATH
GUEST
WALK-IN
GUEST
SHWR
WC
TUB
WC
SHWR
DECK
BATH
#2
GAME
ROOM
ELEV
LAUNDRY
MECH /
STOR (E)
STAIRWELL
UPPER LVL CRAWL
SPACE
A3.0
MI
D
D
L
E
L
E
V
E
L
F
L
O
O
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P
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A
N
OC
E
A
N
B
L
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S
I
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N
C
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2
0
O
C
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A
N
B
V
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REVISIONS
SHEET
DATE
SCALE
JOB
MIDDLE LEVEL FLOOR PLAN
CONSTRUCTION LEGEND
WALK-IN
#1
WALK-IN
#2
PWDR
LVL 3
KITCHEN
PANTRY
LIVING
ROOM
PRIMARY
BDRM
PRIMARY
BATH
ELEV
WC
STAIRWELL
A4.0
UP
P
E
R
L
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V
E
L
F
L
O
O
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P
L
A
N
OC
E
A
N
B
L
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D
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S
I
D
E
N
C
E
2
0
O
C
E
A
N
B
V
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D
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O
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O
N
A
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E
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M
A
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A
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REVISIONS
SHEET
DATE
SCALE
JOB
UPPER LEVEL FLOOR PLAN
CONSTRUCTION LEGEND
ROOF
DECK
ELEV
STOR
BLW
SPA
VIEWING
DECK (E)
DESTINATION
PATIO
FERNLEAF RAMP
A5.0
RO
O
F
P
L
A
N
OC
E
A
N
B
L
V
D
R
E
S
I
D
E
N
C
E
0
O
C
E
A
N
B
V
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D
C
O
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O
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REVISIONS
SHEET
DATE
SCALE
JOB
ROOF PLAN
PL
PL PL
A6.0
EX
T
E
R
I
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E
V
A
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I
O
N
S
-
W
E
S
T
&
E
A
S
T
OC
E
A
N
B
L
V
D
R
E
S
I
D
E
N
C
E
6
0
O
C
E
A
N
B
V
L
D
C
O
R
O
N
A
D
E
L
0
A
R
C
A
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I
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O
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REVISIONS
SHEET
DATE
SCALE
JOB
SOUTH - alley view
NORTH- ramp view
PL
PL
PL
PL
A6.1
EX
T
E
R
I
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E
L
E
V
A
T
I
O
N
S
-
W
E
S
T
&
E
A
S
T
OC
E
A
N
B
L
V
D
R
E
S
I
D
E
N
C
E
6
O
C
E
A
N
B
V
L
D
C
O
R
O
N
A
D
E
L
0
A
R
C
A
L
I
)
O
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N
I
A
REVISIONS
SHEET
DATE
SCALE
JOB
WEST EAST
PL
GARAGE #2 (N)
ENTRY
FOYER
ELEV
MECH
BDRM #2BATH #2
PRIMARY
BATH WC
PRIMARY
BDRM
GAME RM
GUEST
SUITE
FOYER
GUEST BATH
GARAGE (E)
FAMILY RM KITCHEN
ATTIC
CRAWL
SPACE
ROOF
DECK
ROOF
DECK
PL
SB
(E)
SB
(E)
GUEST
WALK-IN
GUEST
WC
A7.0
BU
I
L
D
I
N
G
S
E
C
T
I
O
N
S
-
A
OC
E
A
N
B
L
V
D
R
E
S
I
D
E
N
C
E
2
0
7
O
C
E
A
N
B
V
L
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C
O
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O
N
A
D
E
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A
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A
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I
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O
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REVISIONS
SHEET
DATE
SCALE
JOB
A-A
PL
PRIMARY
BATH
CRAWL
SPACE
PL
SB
(E)
SB
(E)
WAY
LANE
PRIMARY
BDRM
BDRM #2
GARAGE #2 (N)
WALK-IN
ROOF
DECK
PL
PL
SB
(E)
SB
(E)
WAY
LANE
A7.1
BU
I
L
D
I
N
G
S
E
C
T
I
O
N
S
-
B
&
C
OC
E
A
N
B
L
V
D
R
E
S
I
D
E
N
C
E
2
7
O
C
E
A
N
B
V
L
D
C
O
R
O
N
A
D
E
L
M
A
R
C
A
L
I
F
O
R
N
I
A
REVISIONS
SHEET
DATE
SCALE
JOB
C-C D-D
PL
PL
FAMILY RM
GAME RM
ENTRY
FOYER
PWDR
LNDRYELEV
ROOF
DECK
SB
(E)
SB
(E)
FERNLEAF
RAMP
WAY
LANE
A7.2
BU
I
L
D
I
N
G
S
E
C
T
I
O
N
S
-
D
OC
E
A
N
B
L
V
D
R
E
S
I
D
E
N
C
E
2
7
O
C
E
A
N
B
V
L
D
C
O
R
O
N
A
D
E
L
M
A
R
C
A
L
I
F
O
R
N
I
A
REVISIONS
SHEET
DATE
SCALE
JOB
D-D
PL
PL
FAMILY RM KITCHEN
GUEST SUITE
GARAGE (E)
ATTIC / MECH
MECH
SB
(E)
SB
(E)
FERNLEAF
RAMP
OCEAN
BLVD
WAY
LANE
WC
A7.3
BU
I
L
D
I
N
G
S
E
C
T
I
O
N
S
-
E
OC
E
A
N
B
L
V
D
R
E
S
I
D
E
N
C
E
7
O
C
E
A
N
B
V
L
D
C
O
R
O
N
A
D
E
L
M
A
R
C
A
L
I
F
O
R
N
I
A
REVISIONS
SHEET
DATE
SCALE
JOB
E-E
8'-5" CLG
UP 13
0
"
1st FLOOR
11
'
-
8
"
12'-5"
7'-
4
"
5'-10"
19
'
-
1
0
"
17'-0"
8A
8B
36
x
1
8
HH
:
9
6
36x18HH: 96
70x46HH: 92
LOWER ENTRY
9'-8" CLG
GARAGE
9'-7" CLG
BATH
DECK ABV
PRECISION PROPERTY
MEASUREMENTS
SCALE
PROJECT
APPROVED BY
DATE
SHEET
FLOOR PLAN
PREPARED FOR
PROJECT NAME
PROJECT TYPE
PROJECT ADDRESS
4381_SC
03/28/22
DANIEL MARTINEZ
ARCHITECTS
2607 OCEAN
BOULEVARD
RESIDENCE
206 OCEAN BOULEVARD
CORONA DEL MAR, CA
92625
All plans created by Precision Property
Measurement Ltd "PPM" are made exclusively
for landscaping purposes (Cal. Bus. & Prof.
Code §8727). All site plans created by PPM do notinvolve the determination of any property line, and assuch do not constitute land surveying(Cal. Bus. & Prof. Code §§8726-8727). Inaddition, PPM services and plans do not constitute
civil engineering (Cal. Bus. & Prof. Code §§6702-6704),
and thus should not be used for any studies or activities
defined as civil engineering (Cal. Bus. & Prof. Code
§6731). All floor plans created by PPM are intended to
be used as a reference for design and construction and
should not be considered a substitute for the services of
a licensed structural engineer or licensed architect. PPM
makes every reasonable effort to ensure the accuracy of
the information found in our plans. However, every
As-Built drawing inherently contains errors to some
degree. It is the duty of the architect, contractor,
designer or other licensed professional, as a consultant
to the property owner, to determine the suitability of the
As-Built plans prior to construction. Measurements should
be field confirmed before commencing construction. in the
event that an error is found on a plan, PPM's liability is
limited to the amount of the fee paid to PPM.
ZJ
WORRY FREE
RENOVATIONS
3626 E. PACIFIC COAST
HIGHWAY | 2ND FLOOR
LONG BEACH CA | 90804
T 562.621.9100
F 888.698.2966
WWW.PPMCO.NET
TWH
PV
WH = WATER HEATER
FURN
LOW CASEWORK
FULL HEIGHT CASEWORK
UPPER CASEWORK
CLG
HH
= CEILING HEIGHT
= HEADER HEIGHT
= GAS METER
= WALL HEATER
= TRASH COMPACTOR
= DISH WASHER
= OVEN
= REFRIGERATOR
= RANGE
= DRYER
= WASHER
= WASHER/DRYER COMBO
= ELECTRIC METER
W/D
W
D
REFR
OVEN
DW
TC
= FURNACE
= ELECTRICAL PANEL
= SOLAR COMPONENTS
= TANKLESS WATER HEATER
= FLOOR DRAIN
1/4" = 1'-0"
AB1.0
9'-0" CLG
8'-11" CLG
UP 13
2
"
DN
130"
2nd FLOOR
14
'
-
0
"
11'-0"
13
'
-
5
"
10'-6"
22
'
-
4
"
11'-11"
7'-
1
1
"
7'-10"
HH: 90
OP
E
N
T
O
BE
L
O
W
8A
8B
36
x
4
2
HH
:
8
0
36
x
4
2
HH
:
8
0
60
x
6
4
HH
:
9
0
60
x
6
4
HH
:
9
0
124x64HH: 90 118x64HH: 90 136x64
BEDROOM
9'-11" JOISTS
BEDROOM
9'-11" JOISTS
BEDROOM
9'-11" JOISTS
BATH
MECH
DECK ABV
PRECISION PROPERTY
MEASUREMENTS
SCALE
PROJECT
APPROVED BY
DATE
SHEET
FLOOR PLAN
PREPARED FOR
PROJECT NAME
PROJECT TYPE
PROJECT ADDRESS
4381_SC
03/28/22
DANIEL MARTINEZ
ARCHITECTS
2607 OCEAN
BOULEVARD
RESIDENCE
206 OCEAN BOULEVARD
CORONA DEL MAR, CA
92625
All plans created by Precision Property
Measurement Ltd "PPM" are made exclusively
for landscaping purposes (Cal. Bus. & Prof.
Code §8727). All site plans created by PPM do notinvolve the determination of any property line, and assuch do not constitute land surveying(Cal. Bus. & Prof. Code §§8726-8727). Inaddition, PPM services and plans do not constitute
civil engineering (Cal. Bus. & Prof. Code §§6702-6704),
and thus should not be used for any studies or activities
defined as civil engineering (Cal. Bus. & Prof. Code
§6731). All floor plans created by PPM are intended to
be used as a reference for design and construction and
should not be considered a substitute for the services of
a licensed structural engineer or licensed architect. PPM
makes every reasonable effort to ensure the accuracy of
the information found in our plans. However, every
As-Built drawing inherently contains errors to some
degree. It is the duty of the architect, contractor,
designer or other licensed professional, as a consultant
to the property owner, to determine the suitability of the
As-Built plans prior to construction. Measurements should
be field confirmed before commencing construction. in the
event that an error is found on a plan, PPM's liability is
limited to the amount of the fee paid to PPM.
ZJ
WORRY FREE
RENOVATIONS
3626 E. PACIFIC COAST
HIGHWAY | 2ND FLOOR
LONG BEACH CA | 90804
T 562.621.9100
F 888.698.2966
WWW.PPMCO.NET
TWH
PV
WH = WATER HEATER
FURN
LOW CASEWORK
FULL HEIGHT CASEWORK
UPPER CASEWORK
CLG
HH
= CEILING HEIGHT
= HEADER HEIGHT
= GAS METER
= WALL HEATER
= TRASH COMPACTOR
= DISH WASHER
= OVEN
= REFRIGERATOR
= RANGE
= DRYER
= WASHER
= WASHER/DRYER COMBO
= ELECTRIC METER
W/D
W
D
REFR
OVEN
DW
TC
= FURNACE
= ELECTRICAL PANEL
= SOLAR COMPONENTS
= TANKLESS WATER HEATER
= FLOOR DRAIN
1/4" = 1'-0"
AB2.0
WH
DW7'-11"
CLG
DN
132"
3rd FLOOR
OVEN
27
'
-
1
1
"
35'-3"
21
'
-
8
"
11
'
-
9
"
14'-9"
OPEN TO
BELOW
8A
8B
46x74HH: 7846x74HH: 7846x74HH: 7846x74HH: 78
36
x
3
0
HH
:
8
2
48
x
2
4
HH
:
8
0
48x24HH: 80
72
x
3
0
HH
:
7
6
66x54HH: 76
KITCHEN
7'-2" CLG
LIVING ROOM
7'-8" JOISTS
46
x
7
4
HH
:
7
6
66x54HH: 76 134x74HH: 76132x74HH: 76
DECK
UP
13
2
"
PRECISION PROPERTY
MEASUREMENTS
SCALE
PROJECT
APPROVED BY
DATE
SHEET
FLOOR PLAN
PREPARED FOR
PROJECT NAME
PROJECT TYPE
PROJECT ADDRESS
4381_SC
03/28/22
DANIEL MARTINEZ
ARCHITECTS
2607 OCEAN
BOULEVARD
RESIDENCE
206 OCEAN BOULEVARD
CORONA DEL MAR, CA
92625
All plans created by Precision Property
Measurement Ltd "PPM" are made exclusively
for landscaping purposes (Cal. Bus. & Prof.
Code §8727). All site plans created by PPM do notinvolve the determination of any property line, and assuch do not constitute land surveying(Cal. Bus. & Prof. Code §§8726-8727). Inaddition, PPM services and plans do not constitute
civil engineering (Cal. Bus. & Prof. Code §§6702-6704),
and thus should not be used for any studies or activities
defined as civil engineering (Cal. Bus. & Prof. Code
§6731). All floor plans created by PPM are intended to
be used as a reference for design and construction and
should not be considered a substitute for the services of
a licensed structural engineer or licensed architect. PPM
makes every reasonable effort to ensure the accuracy of
the information found in our plans. However, every
As-Built drawing inherently contains errors to some
degree. It is the duty of the architect, contractor,
designer or other licensed professional, as a consultant
to the property owner, to determine the suitability of the
As-Built plans prior to construction. Measurements should
be field confirmed before commencing construction. in the
event that an error is found on a plan, PPM's liability is
limited to the amount of the fee paid to PPM.
ZJ
WORRY FREE
RENOVATIONS
3626 E. PACIFIC COAST
HIGHWAY | 2ND FLOOR
LONG BEACH CA | 90804
T 562.621.9100
F 888.698.2966
WWW.PPMCO.NET
TWH
PV
WH = WATER HEATER
FURN
LOW CASEWORK
FULL HEIGHT CASEWORK
UPPER CASEWORK
CLG
HH
= CEILING HEIGHT
= HEADER HEIGHT
= GAS METER
= WALL HEATER
= TRASH COMPACTOR
= DISH WASHER
= OVEN
= REFRIGERATOR
= RANGE
= DRYER
= WASHER
= WASHER/DRYER COMBO
= ELECTRIC METER
W/D
W
D
REFR
OVEN
DW
TC
= FURNACE
= ELECTRICAL PANEL
= SOLAR COMPONENTS
= TANKLESS WATER HEATER
= FLOOR DRAIN
1/4" = 1'-0"
AB3.0
8A
8B
EX
I
S
T
I
N
G
3:
1
2
EX
I
S
T
I
N
G
3:
1
2
EXISTING
3:12
EXISTING
3:12
EX
I
S
T
I
N
G
3:
1
2
EXISTING
3:12
PRECISION PROPERTY
MEASUREMENTS
SCALE
PROJECT
APPROVED BY
DATE
SHEET
ROOF PLAN
PREPARED FOR
PROJECT NAME
PROJECT TYPE
PROJECT ADDRESS
4381_SC
03/28/22
DANIEL MARTINEZ
ARCHITECTS
2607 OCEAN
BOULEVARD
RESIDENCE
206 OCEAN BOULEVARD
CORONA DEL MAR, CA
92625
All plans created by Precision Property
Measurement Ltd "PPM" are made exclusively
for landscaping purposes (Cal. Bus. & Prof.
Code §8727). All site plans created by PPM do notinvolve the determination of any property line, and assuch do not constitute land surveying(Cal. Bus. & Prof. Code §§8726-8727). Inaddition, PPM services and plans do not constitute
civil engineering (Cal. Bus. & Prof. Code §§6702-6704),
and thus should not be used for any studies or activities
defined as civil engineering (Cal. Bus. & Prof. Code
§6731). All floor plans created by PPM are intended to
be used as a reference for design and construction and
should not be considered a substitute for the services of
a licensed structural engineer or licensed architect. PPM
makes every reasonable effort to ensure the accuracy of
the information found in our plans. However, every
As-Built drawing inherently contains errors to some
degree. It is the duty of the architect, contractor,
designer or other licensed professional, as a consultant
to the property owner, to determine the suitability of the
As-Built plans prior to construction. Measurements should
be field confirmed before commencing construction. in the
event that an error is found on a plan, PPM's liability is
limited to the amount of the fee paid to PPM.
ZJ
WORRY FREE
RENOVATIONS
3626 E. PACIFIC COAST
HIGHWAY | 2ND FLOOR
LONG BEACH CA | 90804
T 562.621.9100
F 888.698.2966
WWW.PPMCO.NET
RTU
CHIMNEY OUTLINE
BUILDING FOOTPRINT
= AIR CONDITIONER
= UTILITY BOX
= ROOF DRAIN
= ROOF VENT
= ROOF TOP UNIT
= ROOF TOP HATCH
= DOWNSPOUT
1/4" = 1'-0"
AB4.0
LIVING ROOM
BEDROOM BEDROOM BEDROOM
GARAGE LOWER ENTRY
TO
EXTERIOR
LIVING ROOM
BEDROOM
BATHROOM
LOWER ENTRY
BATHROOM
TO
BALCONY
TO
BALCONY
B SECTIONASECTION
PRECISION PROPERTY
MEASUREMENTS
SCALE
PROJECT
APPROVED BY
DATE
SHEET
SECTIONS
PREPARED FOR
PROJECT NAME
PROJECT TYPE
PROJECT ADDRESS
4381_SC
03/28/22
DANIEL MARTINEZ
ARCHITECTS
2607 OCEAN
BOULEVARD
RESIDENCE
206 OCEAN BOULEVARD
CORONA DEL MAR, CA
92625
All plans created by Precision Property
Measurement Ltd "PPM" are made exclusively
for landscaping purposes (Cal. Bus. & Prof.
Code §8727). All site plans created by PPM do notinvolve the determination of any property line, and assuch do not constitute land surveying(Cal. Bus. & Prof. Code §§8726-8727). Inaddition, PPM services and plans do not constitute
civil engineering (Cal. Bus. & Prof. Code §§6702-6704),
and thus should not be used for any studies or activities
defined as civil engineering (Cal. Bus. & Prof. Code
§6731). All floor plans created by PPM are intended to
be used as a reference for design and construction and
should not be considered a substitute for the services of
a licensed structural engineer or licensed architect. PPM
makes every reasonable effort to ensure the accuracy of
the information found in our plans. However, every
As-Built drawing inherently contains errors to some
degree. It is the duty of the architect, contractor,
designer or other licensed professional, as a consultant
to the property owner, to determine the suitability of the
As-Built plans prior to construction. Measurements should
be field confirmed before commencing construction. in the
event that an error is found on a plan, PPM's liability is
limited to the amount of the fee paid to PPM.
ZJ
WORRY FREE
RENOVATIONS
3626 E. PACIFIC COAST
HIGHWAY | 2ND FLOOR
LONG BEACH CA | 90804
T 562.621.9100
F 888.698.2966
WWW.PPMCO.NET
1/4" = 1'-0"
AB5.0
NORTH
9'-
8
"
9'-
1
1
"
BASEMENT
F.F.E.
BASEMENT
F.C.E.
2ND FLOOR
F.C.E.
4'-
5
"
MAJOR
RIDGE
33
'
-
1
1
"
2ND FLOOR
F.F.E.
7'-
8
"
3RD FLOOR
F.C.E.
1'-1"
1'-2"
3RD FLOOR
F.F.E.
WEST
123
123
PRECISION PROPERTY
MEASUREMENTS
SCALE
PROJECT
APPROVED BY
DATE
SHEET
EXTERIOR
ELEVATIONS
PREPARED FOR
PROJECT NAME
PROJECT TYPE
PROJECT ADDRESS
4381_SC
03/28/22
DANIEL MARTINEZ
ARCHITECTS
2607 OCEAN
BOULEVARD
RESIDENCE
206 OCEAN BOULEVARD
CORONA DEL MAR, CA
92625
All plans created by Precision Property
Measurement Ltd "PPM" are made exclusively
for landscaping purposes (Cal. Bus. & Prof.
Code §8727). All site plans created by PPM do notinvolve the determination of any property line, and assuch do not constitute land surveying(Cal. Bus. & Prof. Code §§8726-8727). Inaddition, PPM services and plans do not constitute
civil engineering (Cal. Bus. & Prof. Code §§6702-6704),
and thus should not be used for any studies or activities
defined as civil engineering (Cal. Bus. & Prof. Code
§6731). All floor plans created by PPM are intended to
be used as a reference for design and construction and
should not be considered a substitute for the services of
a licensed structural engineer or licensed architect. PPM
makes every reasonable effort to ensure the accuracy of
the information found in our plans. However, every
As-Built drawing inherently contains errors to some
degree. It is the duty of the architect, contractor,
designer or other licensed professional, as a consultant
to the property owner, to determine the suitability of the
As-Built plans prior to construction. Measurements should
be field confirmed before commencing construction. in the
event that an error is found on a plan, PPM's liability is
limited to the amount of the fee paid to PPM.
ZJ
WORRY FREE
RENOVATIONS
3626 E. PACIFIC COAST
HIGHWAY | 2ND FLOOR
LONG BEACH CA | 90804
T 562.621.9100
F 888.698.2966
WWW.PPMCO.NET
FINISHED GRADE LINE
FINISHED FLOOR LINE
ROOF PITCH LABEL (RISE/RUN)
X
12
1/4" = 1'-0"
AB6.0
SOUTH EAST
9'-
8
"
9'-
1
1
"
BASEMENT
F.F.E.
BASEMENT
F.C.E.
2ND FLOOR
F.C.E.
4'-
5
"
MAJOR
RIDGE
33
'
-
1
1
"
2ND FLOOR
F.F.E.
7'-
8
"
3RD FLOOR
F.C.E.
1'-1"
1'-2"
3RD FLOOR
F.F.E.
123
123
1'-5"
6"
PRECISION PROPERTY
MEASUREMENTS
SCALE
PROJECT
APPROVED BY
DATE
SHEET
EXTERIOR
ELEVATIONS
PREPARED FOR
PROJECT NAME
PROJECT TYPE
PROJECT ADDRESS
4381_SC
03/28/22
DANIEL MARTINEZ
ARCHITECTS
2607 OCEAN
BOULEVARD
RESIDENCE
206 OCEAN BOULEVARD
CORONA DEL MAR, CA
92625
All plans created by Precision Property
Measurement Ltd "PPM" are made exclusively
for landscaping purposes (Cal. Bus. & Prof.
Code §8727). All site plans created by PPM do notinvolve the determination of any property line, and assuch do not constitute land surveying(Cal. Bus. & Prof. Code §§8726-8727). Inaddition, PPM services and plans do not constitute
civil engineering (Cal. Bus. & Prof. Code §§6702-6704),
and thus should not be used for any studies or activities
defined as civil engineering (Cal. Bus. & Prof. Code
§6731). All floor plans created by PPM are intended to
be used as a reference for design and construction and
should not be considered a substitute for the services of
a licensed structural engineer or licensed architect. PPM
makes every reasonable effort to ensure the accuracy of
the information found in our plans. However, every
As-Built drawing inherently contains errors to some
degree. It is the duty of the architect, contractor,
designer or other licensed professional, as a consultant
to the property owner, to determine the suitability of the
As-Built plans prior to construction. Measurements should
be field confirmed before commencing construction. in the
event that an error is found on a plan, PPM's liability is
limited to the amount of the fee paid to PPM.
ZJ
WORRY FREE
RENOVATIONS
3626 E. PACIFIC COAST
HIGHWAY | 2ND FLOOR
LONG BEACH CA | 90804
T 562.621.9100
F 888.698.2966
WWW.PPMCO.NET
FINISHED GRADE LINE
FINISHED FLOOR LINE
ROOF PITCH LABEL (RISE/RUN)
X
12
1/4" = 1'-0"
AB7.0
NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJC
AMACHECKED BY:
DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSON DATE
R.C.E. 65513, EXP. 9/30/23
02/09/2023
02/09/2023
2607 OCEAN BOULEVARD
CORONA DEL MAR, CA 92625
SHEET
OF 07
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICAL CONTROL MONUMENT, BEING A 3.3/4" BRASS U.S. COAST AND GEODETIC SURVEY DISC STAMPED "NO. 2 1926" FLUSH IN SANDSTONE
ROCK LOCATED SW OF THE T JUNCTION OF OCIAN BLVD. AND DAHLIS AVE. AT THE NEWPORT BAY ENTRANCE CHANNEL.
ELEVATION : 9.970' (NAVD 88')
SHEET INDEX
VICINITY MAP
CONTRACTOR'S NOTES:
SITE IMPROVEMENT PLANS
FOR
2607 OCEAN BOULEVARD
CORONA DEL MAR, CA 92625
ENCROACHMENT NOTES:
APN: 052-041-05
TITLE SHEET
GENERAL NOTES:
C-1
1
CIVIL ENGINEER:
ARCHITECT:
SITE ADDRESS SURVEYOR:
ABBREVIATIONS:
DAH
L
I
A
A
V
E
FER
N
L
E
A
F
A
V
E
GO
L
D
E
N
R
O
D
A
V
E
O
C
E
A
N
B
L
V
D
B
A
Y
V
I
E
W
D
R
OC
E
A
N
B
L
V
D
FER
N
L
E
A
F
A
V
E
C
O
V
E
S
T
W
A
Y
L
N
F
E
R
N
L
E
A
F
R
A
M
P
S
E
A
V
I
E
W
A
V
E
WAY
L
A
N
E
N49°24'40"W 55.15'
N29°
2
2
'
5
2
"
W
4
9
.
6
6
'
N5
0
°
1
1
'
1
9
"
E
5
3
.
3
7
'
N49°24'46"W 110.71'
N4
0
°
3
5
'
1
2
"
E
3
5
.
6
1
'
FERNLEAF RAM
P
WAY
L
A
N
E
DA
H
L
I
A
A
V
E
N
U
E
NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJC
AMACHECKED BY:
DRAWN BY:
DATE:
PLANS PREPARED BY:
02/09/2023
2607 OCEAN BOULEVARD
CORONA DEL MAR, CA 92625
SHEET
OF 07
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICAL CONTROL MONUMENT, BEING A 3.3/4" BRASS U.S. COAST AND GEODETIC SURVEY DISC STAMPED "NO. 2 1926" FLUSH IN SANDSTONE
ROCK LOCATED SW OF THE T JUNCTION OF OCIAN BLVD. AND DAHLIS AVE. AT THE NEWPORT BAY ENTRANCE CHANNEL.
ELEVATION : 9.970' (NAVD 88')
TOPOGRAPHIC SURVEY
C-2
2
WAY
L
A
N
E
N49°24'40"W 55.15'
N29°
2
2
'
5
2
"
W
4
9
.
6
6
'
N5
0
°
1
1
'
1
9
"
E
5
3
.
3
7
'
N49°24'46"W 110.71'
N4
0
°
3
5
'
1
2
"
E
3
5
.
6
1
'
FERNLEAF RAM
P
WAY
L
A
N
E
DA
H
L
I
A
A
V
E
N
U
E
PROPOSED 3 STORY
RESIDENTIAL BUILDING EXISTING BUILDING
TO REMAIN
PROPOED DECK
222
2
2
2
11 1 1
1
1
1
1
1
1
1
1
1
1 1
1
1
1
1
1
1
1
1
NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJC
AMACHECKED BY:
DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSON DATE
R.C.E. 65513, EXP. 9/30/23
02/09/2023
02/09/2023
2607 OCEAN BOULEVARD
CORONA DEL MAR, CA 92625
SHEET
OF 07
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICAL CONTROL MONUMENT, BEING A 3.3/4" BRASS U.S. COAST AND GEODETIC SURVEY DISC STAMPED "NO. 2 1926" FLUSH IN SANDSTONE
ROCK LOCATED SW OF THE T JUNCTION OF OCIAN BLVD. AND DAHLIS AVE. AT THE NEWPORT BAY ENTRANCE CHANNEL.
ELEVATION : 9.970' (NAVD 88')
LEGEND
PROPOSED CONCRETE
PROPOSED LANDSCAPE
PROPOSED RETAINING WALL
PROPOSED SITE WALL
PROPOSED BUILDING LIMITS
PROPERTY LINE
CENTERLINE
PROPOSED GRAVEL BAGS
EROSION CONTROL NOTES:
1 GRAVEL BAG BARRIER PER CASQA DETAIL SE-6, SEE
DETAIL A, THIS SHEET
GRAVEL BAG INLET PROTECTION PER CASQA DETAIL
SE-10. SEE DETAIL B, THIS SHEET.
2
GRAVEL BAG DETAIL A
NOT TO SCALE
A
12
"
SECTION A-A
A
3" MIN.
OPENING
BETWEEN
BAGS TOP
ROW
INLET PROTECTION B
NOT TO SCALE
NEW CATCH
BASIN
GRAVEL BAGS
PER DETAIL "A",
THIS SHEET
FILTER
FABRIC
EROSION CONTROL PLAN
C-3
3
WAY
L
A
N
E
N49°24'40"W 55.15'
N29°
2
2
'
5
2
"
W
4
9
.
6
6
'
N5
0
°
1
1
'
1
9
"
E
5
3
.
3
7
'
N49°24'46"W 110.71'
N4
0
°
3
5
'
1
2
"
E
3
5
.
6
1
'
FERNLEAF RAM
P
WAY
L
A
N
E
DA
H
L
I
A
A
V
E
N
U
E
PROPOSED GARAGE: 24.43FF
SECOND FLOOR: 34.12FF
THIRD FLOOR: 45.12FF
ROOF DECK: 54.85FS
MATCH(25.83FS)
EXISTING BUILDING
TO REMAIN
(23.29FF)
MATCH
(21.60FS)
MATCH
(22.58FS)
57.62TW
(54.62FG)
23.29FF
23.21FS
MATCH
(23.02FS)
23.84FF
23.82FS
24.42FF
24.34FS
MATCH
(23.95FS)
MATCH
(24.85FS)
62.54TW
(59.54FS)MATCH
(59.79FS)
MATCH
(51.35FG)54.85
FS
24.42FF24.34FS
18
%
18
%
MATCH
(23.77FS)
9.0
%
13
%
11
%
54.44FS
54.63
FG
53.52TW
(50.92FS)
54.39
FS
57.54TW
54.54FS
55.05TW
(54.55FG)
54.58
FG
2.
0
%
54.25
TG
54.72
FS
54.77FS
54.64FS
55.14TC
54.64FS 54.85TW
54.35FG
54.85TW54.35FG
54.35
FG
54.13
TG
PROPOED DECK
56.14FS
56.14TC55.64FS
54.62FS
55.02TW
54.52FS 55.10TW
54.60FS
54.51
FS
57.49TW
54.49FS
54.46
FS
54.36
FS
54.50
FS
54.42
FS
54.48TG
2.
0
%
55.00TW
54.50FS
54.95TW
54.45FS
55.00TW54.50FG
58
56
1.0
%
1
.
0
%
53.70
FG
53.75
FG
53.75
FG
53.85
FG
53.62
TG
59.14TW56.14FS 57.98TW
(54.98FG)
40.50TW
(40.00FG)
40.50TW
(35.78FG)
MATCH(40.20FG)
1.
0
%
3.0
%
1.0%
2.5%
2.0%
1.5%
39.94
TG40.00FG
MATCH
(23.25FS)
22.74
TG
1
1
1
8
3
3 3
3
3
3
33
8
5
5
5
5
1 WALL
1WALL
1WALL
1WALL
1WALL
1WALL
1 WALL 1WALL
1WALL
1 WALL
4 1WALL
3
3
4
4
4
4
4
4
1 EXISTING GRADE
TO REMAIN
1
1
1
2
2
2
2
2 2
PROPOSED STEPS TO LOWERLEVEL, SEE ARCHITECTURAL
PLAN FOR DETAILS
3
3
3
3
3
3
4
4
4
5
2 2 2
2
6
6
6
6
6 6 6
6
2
2
2
2
2
2
2
7
7 7 7 77
7
7
7
7
7
7
7 7
7
7
7
6
8
9
10
NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJC
AMACHECKED BY:
DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSON DATE
R.C.E. 65513, EXP. 9/30/23
02/09/2023
02/09/2023
2607 OCEAN BOULEVARD
CORONA DEL MAR, CA 92625
SHEET
OF 07
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICAL CONTROL MONUMENT, BEING A 3.3/4" BRASS U.S. COAST AND GEODETIC SURVEY DISC STAMPED "NO. 2 1926" FLUSH IN SANDSTONE
ROCK LOCATED SW OF THE T JUNCTION OF OCIAN BLVD. AND DAHLIS AVE. AT THE NEWPORT BAY ENTRANCE CHANNEL.
ELEVATION : 9.970' (NAVD 88')
LEGEND
PROPOSED CONCRETE
PROPOSED LANDSCAPE
PROPOSED RETAINING WALL
PROPOSED SITE WALL
PROPOSED BUILDING LIMITS
PROPERTY LINE
CENTERLINE
DEMOLITION NOTES:
2
3
1
4
PROTECT IN PLACE, ITEM NOTED
SAW CUT AND REMOVE EXISTING CONCRETE STAIRS
REMOVE CONCRETE WALKWAY
REMOVE EXISTING RETAINING WALL
REMOVE EXISTING FENCE
CONSTRUCTION NOTES:
2
3
4
5
6
1
7
NEW 3-STORY RESIDENTIAL BUILDING, UNDER SEPARATE
PLAN AND PERMIT, SEE ARCHITECTURAL PLANS
CONSTRUCT 4" THICK CONCRETE FLATWORK ON APPROVED
SUBGRADE. SEE SOILS REPORT RECOMMENDATIONS FOR
SUBGRADE PREP. SEE SEPARATE ARCHITECTURAL PLAN
FOR MATERIAL COLOR AND FINISH.
INSTALL 6" CIRCULAR AREA DRAIN IN LANDSCAPE.
INSTALL 4" WIDE NDS 'DURA SLOPE' CHANNEL TRENCH
DRAIN WITH LIGHT DUTY RATED GRATE.
CONSTRUCT 6" CONCRETE STEPS PER STRUCTURAL PLANS,
SEE SEPARATE ARCHITECTURAL PLANS FOR DETAILS.
INSTALL LANDSCAPING PER SEPARATE LANDSCAPE PLAN
AND PERMIT.
CONSTRUCT RETAINING WALL PER SEPARATE STRUCTURAL
PLANS.
INSTALL SPA PER SEPARATE ARCHITECTURAL PLAN AND
PERMIT.
INSTALL WATER FEATURE PER SEPARATE ARCHITECTURAL
PLAN AND PERMIT.
INSTALL GATE PER SEPARATE ARCHITECTURAL PLAN AND
PERMIT.
8
9
10
5
PRECISE GRADING PLAN
C-4
4
PROJECT AREAS:
SITE AREA: 4,257 SF
PROPOSED PERVIOUS AREA: 674 SF
PROPOSED IMPERVIOUS AREA: 1,730 SF