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HomeMy WebLinkAbout2.0_Dawson Residence CDP, Modification Permit, Staff Approval_PA2022-0315CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT November 9, 2023 Agenda Item No. 2 SUBJECT: Dawson Residence (PA2022-0315) ▪Coastal Development Permit ▪Modification Permit ▪Staff Approval SITE LOCATION: 2741 Ocean Boulevard APPLICANT: Blues 1905 LLC, Raquel & Craig Dawson OWNER: Blues 1905 LLC PLANNER: David Lee, Senior Planner 949-644-3225, dlee@newportbeachca.gov PROJECT SUMMARY An appeal of the Zoning Administrator’s August 10, 2023, approval of a remodel of and addition to an existing, non-conforming single-unit residence. The following discretionary approvals are requested to implement the project: •Coastal Development Permit: Authorization of development in the Coastal Zone pursuant to the City’s Local Coastal Program. The scope of work consists of all construction activities shown on the proposed plans including grading and excavation, foundation work, landscape and hardscape improvements, drainage devices, a swimming pool, and various accessory structures; •Modification Permit: Required to authorize retaining walls and associate guardrails located within the front yard setback along Ocean Boulevard that exceeds the maximum 42-inch height limit and Ocean Boulevard curb height elevation; and •Staff Approval: Required for determination of substantial conformance with a previously approved variance that authorized deviations to height, floor area, and setbacks for the existing building. The appeal application is attached (Attachment No. PC 2), as well as staff’s responses to the appeal (Attachment No. PC 3). Furthermore, additional background of the Zoning Administrator’s staff report is provided in the August 10, 2023, Zoning Administrator Staff Report (Attachment No. PC 4) meeting minutes (Attachment No. PC 5), and public comments (Attachment No. PC 6). 1 INTENTIONALLY BLANK PAGE2 Dawson Residence Appeal (PA2022-0315) Planning Commission, November 9, 2023 Page 2 RECOMMENDATION 1) Conduct a public hearing; 2) Determine the project is consistent with the Mitigated Negative Declaration approved with VA1137 and is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Division 6, Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures) because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. PC2023-037 denying the appeal and upholding the action of the Zoning Administrator and approving an application (PA2022-0315) for a coastal development permit, modification permit, and staff approval (Attachment No. PC 1). 3 Dawson Residence Appeal (PA2022-0315) Planning Commission, November 9, 2023 Page 3 VICINITY MAP GENERAL PLAN ZONING LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE Single Unit Residential Detached (RS-D) Single-Unit Residential (R-1) Single-unit residence NORTH RS-D R-1 Single-unit residences SOUTH Parks and Recreation (PR) Parks and Recreation (PR) Lookout Point Park EAST RS-D R-1 Single-unit residences 4 Dawson Residence Appeal (PA2022-0315) Planning Commission, November 9, 2023 Page 4 WEST RS-D R-1 Single-unit residences INTRODUCTION Project Setting and Background The subject property is located in Corona del Mar, within a row of uniquely oriented single- unit residences which are constructed between Ocean Boulevard and Way Lane. These lots have a steep slope that descends approximately 50 feet towards Way Lane. The project site is located adjacent to Lookout Point and significant public views are available from Ocean Boulevard and Lookout Point to the south, west and northwest. Views of Corona del Mar State Beach, the entrance to Newport Harbor, the eastern end of Balboa Peninsula, and Newport Harbor. Public views over the project site are more oriented toward the Harbor. On June 1, 1961, Variance No. 653 was approved to allow a reduction of the front yard setback from 10 to 0 feet along Ocean Boulevard. During this time, the lot was 4,971 square feet in area, as a large portion of land between the residence and Ocean Boulevard was within the public right-of-way. The original residence and detached two- car garage were constructed in 1962. On November 6, 1986, the Planning Commission approved Variance No. 1137 (Attachment No. PC 7), allowing an addition to encroach into the front setback along Ocean Boulevard, to exceed the allowable floor area limit, and to exceed the height limit. Subsequently on December 8, 1988, the Planning Commission approved an amendment to VA1137 (Attachment No. PC 8), which permitted an as-built open exterior stairway that exceeds the height limit and allowed it to encroach nine feet six inches into the required 10-foot front setback along Ocean Boulevard. The approval also allowed an as-built mechanical storage room that further increased the gross floor area of the dwelling beyond the maximum floor area limits since these improvements were not included in the 1986 approval. Subsequent to this approval, the setback along Way Lane increased from 2.5 feet to 10 feet, making the existing garage and portions of the residence nonconforming due to its encroachment into the setback. In 1989, the addition and a four-car garage on Way Lane authorized by VA1137 was completed, creating a 5,564-square-foot residence, which was 2.04 times the buildable area of the site at the time. On October 12, 1998, Resolution No. 98-66 was adopted by City Council to abandon a portion of the previously mentioned Ocean Boulevard right-of-way adjacent to the subject property. The abandoned right-of-way comprising 5,556 square feet was added to the subject property (see Figure 1, below), which expanded the lot area to 10,360 square feet. Consequently, the buildable area increased to 6,692 square feet and maximum allowable floor area was expanded to 10,038 square feet. 5 Dawson Residence Appeal (PA2022-0315) Planning Commission, November 9, 2023 Page 5 On April 6, 2017, the Planning Commission approved Variance No. VA2015-005 for the demolition of the existing residence and the construction of a new single-unit residence that would have exceeded required height limits. The proposed structure would have also encroached into required setback on Way Lane. Since the project was not implemented within the time limits outlined in the Newport Beach Municipal Code (NBMC), the approval expired and was never constructed. Figure 1: Abandoned Right-of-Way Added to Property (Highlighted in Green), the original parcel is outlined in Orange Zoning Administrator Approval and Subsequent Appeal On August 10, 2023, the Zoning Administrator approved the application PA2022-0315 that is described in more detail below. On August 24, 2023, an appeal of the application was filed by Jim Mosher, Ron Yeo, Daniel Herman, Walt Howald, and Bill and Jinx Hansen. Conduct of Hearing Pursuant to Municipal Code Sections 20.64.030.C.3 and 21.64.030.C.3 (Filing and Processing of Appeals and Calls for Review - Conduct of Hearing), a public hearing on 6 Dawson Residence Appeal (PA2022-0315) Planning Commission, November 9, 2023 Page 6 an appeal is conducted “de novo,” meaning that it is a new hearing and the prior action of the Zoning Administrator has no force or effect. The Planning Commission is not bound by the Zoning Administrator’s prior decision or limited to the issues raised by the appeal. PROJECT DESCRIPTION The applicant proposes to remodel and add to the existing residence that has five floors. The existing residence has been calculated to be 5,781 square feet1, which includes all livable area and garages. The proposed addition is 2,511 square feet that creates a total of 8,292 gross square feet, which is below the maximum square footage allowed on the site. The addition includes a new entryway, office bathroom, and pantry on the fifth floor, closets and a bathroom on the fourth floor, a gym, wine cabinet, bedroom, bathrooms, and laundry room on the third floor, and pool storage on the second floor. The addition is located between the existing building and Ocean Boulevard below applicable height limits. Since the existing residence does not have interior access between all floors and requires the residents to use exterior stairs to access different floors, the applicant has included a new interior stair and elevator in the design to improve access. The elevator will access all floors and the stair will connect floors one through four2. An exterior stair will be provided between floors four and five. The elevator requires additional excavation and is recessed towards the interior of the lot under the existing building and it will not be visible. An outdoor swimming pool on the second floor above the garage level is also proposed. The areas of addition include a Spanish tile roof, where the roof of the existing building will be remodeled with a flat, grey-colored roof for architectural variety (see Figure 2, below). All additions are on the Ocean Boulevard side of the property, are not visible from Way Lane, and are oriented to preserve or enhance ocean views. 1 Although Condition of Approval No. 2 of VA1137 (Amended) limited the maximum floor area to 5,564 square feet, a careful review of the construction plans confirms that the actual existing floor area that was constructed is 5,781 square feet. 2 Floor one is uppermost level and level five is largely garage space abutting Way Lane. 7 Dawson Residence Appeal (PA2022-0315) Planning Commission, November 9, 2023 Page 7 Figure 2: Rendering of Addition, as seen from Ocean Boulevard The proposed remodel of the existing building removes massing from the Way Lane side of the structure. The remodel and addition do not result in any additional massing or encroachment on the Way Lane side of the property (see Figure 3, below). Figure 3: Existing structure with massing removed (highlighted in grey) (left). Proposed massing after remodel and addition (right). As previously discussed, the existing residence was granted a variance to exceed the height limit. Other than the removal of the existing chimneys that enhances public views over the building from Ocean Boulevard and Lookout Point, the height of the existing roof is not proposed to change. The addition is approximately 20 feet high measured from the 8 Dawson Residence Appeal (PA2022-0315) Planning Commission, November 9, 2023 Page 8 existing slope in front of the existing building and it does not exceed the curb height of Ocean Boulevard. The addition complies with the current height standards of the Zoning Code and Local Coastal Program. All applicable development standards are addressed in Table 1 on Page 8. Finally, the project includes a new modified exterior access stair from Ocean Boulevard. While the existing stair features a long runway to the existing entry, the proposed addition relocates the entry closer to Ocean Boulevard on the existing slope. As a result, the applicant has designed a new staircase in an L-shaped design, which requires new retaining walls and associated guardrails that exceed the height limit within the front yard setback. The proposed stairway and guardrail require a modification permit as a result. DISCUSSION General Plan, Zoning Code, and Local Coastal Plan The property is categorized as Single Unit Residential Detached (RS-D) by the General Plan Land Use Element and located in the Single-Unit Residential (R-1) Zoning District. Additionally, the property is located in the Single Unit Residential Detached (RSD-B) (60.9.9 DU/AC) and R-1 Coastal Land Use and Coastal Zoning District. These designations are intended to provide for areas appropriate for detached single-family residential dwelling units, each located on a single legal lot, and does not include condominiums or cooperative housing. Other than the existing nonconforming encroachment into the rear setback along Way Lane, the proposed project is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required, and the property is not eligible for a waiver for de minimis development because the property is in the Coastal Commission Appeal Area. Coastal Development Permit In accordance with NBMC Section 21.52.015 (Coastal Development Permits, Findings, and Decision), the following findings, and facts in support of such findings are set forth: a. Conforms to all applicable sections of the certified Local Coastal Program; and b. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. As previously discussed, the existing residence is nonconforming due to the encroachment into the rear setback along Way Lane. Apart from the requested modification permit for new front setback retaining walls and an associated guardrail that would exceed the maximum height in the front yard setback, the proposed remodel and addition to the existing residence conforms to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. 9 Dawson Residence Appeal (PA2022-0315) Planning Commission, November 9, 2023 Page 9 Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front 10 feet 10 feet Left Side 4 feet 4 feet Right Side 4 feet None (Existing condition)* Rear 10 feet None (Existing condition)* Allowable Floor Area (max.) 10,219 square feet 8,292 square feet Open Space (min.) 1,003 square feet 3,220 square feet Parking (min.) 3-car garage 3-car garage Height (max.) 24-foot flat roof 54 feet (existing flat roof)* 20 feet (new flat roof) *The existing dwelling is nonconforming in that portions of the dwelling and garage encroach into the rear 10-foot setback adjacent to Way Lane and portions of the garage also encroach into the 4-foot right-side setback. There is no new addition in the rear of the property abutting Way Lane. Bluff Alteration The project is consistent with Coastal Land Use Plan (CLUP) Policy 4.4.1-3 and NBMC Section 21.30.030 (Natural Landform and Shoreline Protection), as the project has been sited to minimize adverse impacts on bluffs to the maximum feasible extent. The areas which contain buildable area on the property are all similarly sloped so that there are no flat areas for development. City staff has worked with the applicant to minimize bluff alteration. The project includes an excavation of approximately 1,400 cubic yards from below the building to provide elevator and interior access improvements to all building levels. The proposed excavation is not visible from the Way Lane side of the property, which is where the views of the bluff are most prominent. The excavation will also not be noticeable from the Ocean Boulevard side of the property, as the residence is located below the curb height and the bluff is below the view plane of visitors on Ocean Boulevard. Overall, the project minimizes the alteration of the site’s natural topography where possible, including sections of bluff on the southwestern part of the lot directly below a public bluff part of Lookout Point park. This area is proposed to remain and appear as an extension of the public bluff area to the south, close to Lookout Point. Furthermore, the expansion of the building footprint is concentrated between the existing dwelling and Ocean Boulevard, thereby preserving significant portions of southeastern bluff area adjacent to the public bluff area between the subject property and the public walkway adjacent to Lookout Point (see Figure 4, below). The altered portion of the bluff is below the sidewalk and is generally not visible from Ocean Boulevard and Lookout Point due to the slope and the existing vegetation. It is also not visible from the harbor and other public vantage points due to the location of the existing structure. The slope does not contain unique or visible rock outcroppings. 10 Dawson Residence Appeal (PA2022-0315) Planning Commission, November 9, 2023 Page 10 Figure 4: Existing Bluff Areas (Approximate property lines in yellow) Nonconforming Allowances Pursuant to CLUP Policy 2.2.5-1 (Nonconforming Structures and Uses) and NBMC Section 21.38.040(G), (Nonconforming Structures), a nonconforming structure can be expanded up to fifty (50) percent of the gross floor area of the existing structure, if the nonconforming structure is consistent with the following: 1) does not impede public access to and along the sea or shoreline and to coastal parks, trails, or coastal bluffs; 2) does not block or impair public views to and along the sea or shoreline or to coastal bluffs and other scenic coastal areas; 3) conforms to coastal resource protection development regulations of NBMC Sections 21.28.040 (Bluff Overlay District), 21.28.050 (Canyon Overlay District), 21.30.030 (Natural Landform and Shoreline Protection), 21.30A (Public Access and Recreation), or Chapter 21.30B (Habitat Protection). In this case, the project does not impede public access or views to the sea (in fact, the project improves views), and the property is not located in the designated Bluff or Canyon Overlay Districts or in an environmentally sensitive habitat area (ESHA). Although the project includes grading of the property including approximately 1,400 cubic yards of cut and exporting to accommodate the addition and remodel, the project overall minimizes the alteration of the site’s natural topography as discussed in the Bluff Alteration section above. The Project expands the residence to 8,292 square feet, which is a 2,511-square-foot addition and less than the 2,891 square feet (50 percent) allowed for expansion of a Southwestern Bluff Preserved Southeastern Bluff Preserved Public Bluff Area Lookout Point 11 Dawson Residence Appeal (PA2022-0315) Planning Commission, November 9, 2023 Page 11 nonconforming structure. Therefore, the proposed addition to the existing home complies with the 50 percent addition limit in Section 21.38.040(G) of the Implementation Plan. Coastal Hazards and Water Quality The property is in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. A Preliminary Geotechnical Study has been prepared by Stoney Millar Consultants, Inc., dated December 6, 2022. The project has been designed to be consistent with the recommendations in the studies. Additionally, the structural engineers and contractors have developed a constructability plan that details the approach to demolition, excavation, and monitoring to minimize and eliminate potential impacts. Construction plans are reviewed for compliance with approved investigations and CBC before building permit issuance. The property is located approximately 150 feet from coastal waters. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived from construction chemicals and materials. The project design also addresses water quality through the inclusion of a post-construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality Management Plan (WQMP) is required. A preliminary WQMP has been prepared for the project by Toal Engineering dated, December 15, 2022. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, the use of a LID approach to retain the design storm runoff volume on-site, and documentation of the expected effectiveness of the proposed BMPs. The proposed modeling project includes a vastly upgraded drainage system and is particularly important given the proximity to China Cove, and improves the existing drainage system. Public Access and Views The property is located between the first public road and the sea and does not currently provide nor inhibit public coastal access. Public access to Lookout Point is adjacent to the property. Additionally, pedestrian public access is provided by stairs adjacent to the Property from Lookout Point to Way Lane and China Cove beyond. Ocean Boulevard includes multiple access points to the public beach, including the Corona del Mar Main Beach Ramp and a walkway located at the eastern end of Lookout Point. The project does not include any features that would obstruct access along these existing routes during or after construction. 12 Dawson Residence Appeal (PA2022-0315) Planning Commission, November 9, 2023 Page 12 Figure 5: Pedestrian Access to Lookout Point The project is consistent with CLUP Policy 4.4.1-1 and NBMC Section 21.30.100 (Scenic and Visual Quality Protection), as it has been sited and designed to protect and enhance the scenic and visual qualities of the coastal zone, including public views to and along the ocean and coastal bluffs. Ocean Boulevard is designated as a coastal view road by the CLUP. The existing three chimneys which exceed the height limit and partially impede public views of the ocean, are proposed to be removed from the Project. There are existing guardrails located on the property line along Ocean Boulevard that are approximately 55 feet wide, which are proposed to be replaced by new guardrails that are approximately 33 feet wide. The removal of the three chimneys and the shorter segment of railings will enhance the existing public view of the ocean. The proposed railings will provide the necessary fall protection for pedestrians traveling Ocean Boulevard. Additionally, since some existing vegetation impedes views, staff has included Condition of Approval No. 16, to require all landscaping located on private property, including trees, are to be maintained to be below the highest point of the residence, which will further improve public views of the ocean as seen from Ocean Boulevard. The proposed addition to the residence at the front of the building does not exceed maximum heights or the Ocean Boulevard curb height, protecting and enhancing existing views to the ocean. Existing Lower Stairs Lookout Point Existing Structure Existing Stairs connect to lower stairs 13 Dawson Residence Appeal (PA2022-0315) Planning Commission, November 9, 2023 Page 13 The subject property is located adjacent to and immediately north of Lookout Point, which is a designated public viewpoint in the CLUP and offers public views of the Pacific Ocean. The project is an addition to an existing residence which will maintain a design consistent with the existing neighborhood pattern of development for the row of residences between Ocean Boulevard and Way Lane and will enhance the existing views afforded from Lookout Point, as it is not between the viewpoint and the ocean. An additional designated public viewpoint, West Jetty View Park, is located approximately 1,700 feet west of the site across the Harbor entrance. The existing building appears to occupy the entire site and there is no visible portion of the bluff and no scenic rock outcroppings. The height and footprint of the existing residence will not change, and staff concludes the public view from West Jetty Park or other vantage points on the harbor or Balboa Peninsula does not change in any remarkable way based on the photo simulation of the proposed project provided in Figure 6, below. Figure 6: Existing view (top) and proposed view (bottom) from West Jetty View Park Subject Property Subject Property 14 Dawson Residence Appeal (PA2022-0315) Planning Commission, November 9, 2023 Page 14 Ocean Boulevard is designated as a coastal view road by the CLUP. The existing three chimneys which exceed the height limit and partially impede public views of the ocean, are proposed to be removed from the Project. A portion of the existing wrought-iron guardrails located on the property line along Ocean Boulevard are also proposed to be removed, which will enhance the public views from Ocean Boulevard (see Figure 7, below). As a part of the Project Plans (Attachment No. PC 10), the applicant has provided view simulations from Ocean Boulevard and West Jetty View Park (Sheets A024 and A025) illustrating the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts on public views. Additionally, an updated view simulation of the harbor and beach from Ocean Boulevard has been provided by the applicant (Attachment No. PC 9). Figure 7: Existing view (top) and proposed view (bottom) from Ocean Boulevard 15 Dawson Residence Appeal (PA2022-0315) Planning Commission, November 9, 2023 Page 15 Modification Permit Pursuant to Newport Beach Municipal Code (NBMC) Subsection 20.52.050(B)(3)(g), the Applicant requests a modification permit to allow for retaining walls and associated guardrails to exceed the maximum height of 42 inches within the front yard setback and exceed the Ocean Boulevard curb elevation. In accordance with NBMC Subsection 20.52.050(E) (Modification Permits – Required Findings), the following findings and facts in support of such findings are set forth: a. The requested modification will be compatible with existing development in the neighborhood; b. The granting of the modification is necessary due to the unique physical characteristic(s) of the property and/or structure, and/or characteristics of the use; c. The granting of the modification is necessary due to practical difficulties associated with the property and that the strict application of the Zoning Code results in physical hardships that are inconsistent with the purpose and intent of the Zoning Code; d. There are no alternatives to the modification permit that could provide similar benefits to the applicant with less potential detriment to surrounding owners and occupants, the neighborhood, or to the general public; and e. The granting of the modification would not be detrimental to public health, safety, or welfare, to the occupants of the property, nearby properties, the neighborhood, or the City, or result in a change in density or intensity that would be inconsistent with the provisions of this Zoning Code. As previously discussed, the subject property has a sloping topography that slopes from Ocean Boulevard down towards Way Lane. Within the 10-foot front yard setback, there is an approximate eight-foot drop in elevation from the sidewalk down toward the existing building. The steep decline creates a difficulty in constructing an entry staircase without higher retaining walls to support the path of travel from Ocean Boulevard to the front entry of the Project. Due to the steep slope, retaining walls with required protective guard rails are needed and proposed to exceed the 42-inch height limit (approximately eight feet above existing grade at worst case). Staff has worked with the applicant’s design team and building engineers to minimize the length of the walls and required guardrails while providing a set of stairs that meet applicable building code standards. Since the addition reduces the amount of space for a straight staircase similar to the existing condition, the proposed staircase features an L-shape design with two portions of steps and two landings, which is supported by higher retaining walls and protective guard rails above (see Figure 8, below). 16 Dawson Residence Appeal (PA2022-0315) Planning Commission, November 9, 2023 Page 16 Figure 8: Existing Stairs (top) and Proposed Stairs (bottom) highlighted in blue The requested retaining wall system, which supports the entry stairway, spans an approximate 33 feet in width, which is relatively small compared to the approximately 120- foot wide lot. The staircase occupies approximately 250 square feet, which is approximately 20% of the entire 10-foot front yard setback area. The retaining walls, stairs and protective guardrails are relatively small in scale and will not be detrimental to the neighborhood or general public. Currently, the existing entry system includes guardrails approximately 55 feet in width and include eight pilasters that all exceed the Ocean Boulevard curb height by approximately three feet. The proposed entry system, which replaces the existing, is smaller measuring approximately 33 lineal feet in width and includes only three pilasters ranging in height from three to 3.5 feet in height above the curb height. At the worst-case area, the top of railing is only three feet above the curb elevation. The proposed retaining walls and associated guardrails range from approximately seven to eight feet tall from existing grades below that are all below the adjacent public sidewalk. The required guardrails for the stairs atop these walls are no more than 42 inches above the sidewalk. At the worst-case slope area, the highest part of the retaining wall and associated guardrail is 8.13 feet above existing grade where the maximum retaining wall height is 8 feet, pursuant to Sections 20.30.040 and 21.30.040 of the NBMC. Detailed plans outlining the heights of all accessory structures are included on Sheet A021 on the Project Plans (Attachment No. PC 10). Overall, the reduced width of the proposed wall and railing system is an improvement compared to the existing conditions. Additionally, the proposed railings are an open, wrought-iron design, which maintains view opportunities to the ocean. Although the railings exceed the curb height, they are not comprised of a solid material and are not tall enough to obstruct any public view of the ocean or harbor due to their location and intervening development (i.e., the existing building). 17 Dawson Residence Appeal (PA2022-0315) Planning Commission, November 9, 2023 Page 17 Staff Approval In accordance with NBMC Section 20.54.070 (Changes to an Approved Project), the Planning Commission may authorize minor changes to an approved site plan, architecture, or the nature of the approved use, where the Planning Commission finds that the changes are consistent with the following findings: a. Are consistent with all applicable provisions of this Zoning Code; b. Do not involve a feature of the project that was a basis for or subject of findings or exemptions in a negative declaration or Environmental Impact Report for the project; c. Do not involve a feature of the project that was specifically addressed or was the subject of a condition(s) of approval for the project or that was a specific consideration by the applicable review authority in the project approval; and d. Do not result in an expansion or change in operational characteristics of the use. The existing height of the residence, which was constructed to be approximately 54 feet high from existing grade at the southwest and northwest property corners, was authorized by the Planning Commission on November 6, 1986 to exceed the height limit through Variance No. VA1137. Although the project does not propose to modify the existing approved roof height, it includes an addition towards the Ocean Boulevard bluff side which is approximately 20 feet high from existing grade where there is a more severe slope. The areas of addition do not exceed the Ocean Boulevard curb height and comply with the current height standards of the Zoning Code. VA1137 also authorized the dwelling to exceed the maximum allowable floor area and included Condition of Approval No. 3, which states that the gross floor area of the structure shall not exceed 5,264 square feet (1.93 times the buildable area). The subsequent amendment approved for VA1137 allowed an additional 300 square feet of as-built structures, totaling a maximum allowed floor area of 5,564 square feet (2.04 times the buildable area). However, as discussed in the Background section on Page 4, the public right-of-way was abandoned by the City and dedicated to the subject property, which resulted in an increased lot area of 10,360 square feet and increased buildable area to 6,692 square feet. Condition of Approval No. 3, which intended to minimize the size of the residence in relation to the lot area at the time, is no longer applicable since the buildable area is now larger. The applicant is proposing to add to the existing residence, resulting in an 8,292-square-foot residence, where the maximum floor area is now 10,038 square feet (6,692 x 1.5 = 10,038). As a part of the approval for VA1137, the City prepared a Mitigated Negative Declaration (included in Attachment No. PC 7) under the provisions of the California Environmental Quality Act (CEQA) which stated that the residence would not have a significant effect on the environment, and incorporated six mitigation measures as Conditions of Approval Nos. 9 through 14 in VA1137 for the project. Preliminary grading plans, erosion control plans, and Water Quality Management Plan (WQMP) have been conceptually reviewed by applicable City departments, including Planning, Building, Geotechnical, and Public Works. 18 Dawson Residence Appeal (PA2022-0315) Planning Commission, November 9, 2023 Page 18 If approved by the Planning Commission, the Project will be required to obtain building permits through plan check review, where additional review and approval of these plans are required. The required plans and process satisfy the mitigation measures and conditions of the original Negative Declaration as part of VA1137. At the time of the approval of VA1137, the existing railings, which are approximately 55 feet wide along the Ocean Boulevard property line, were located within the public right-of-way and it was recognized that the railings would remain in place. This was prior to the City’s abandonment of the right-of-way and dedication of the land to the subject property. The project includes the replacement of the existing railings with a shorter, 33-foot wide segment of railings which are proposed to be open wrought-iron to improve the public views. The project includes rehabilitated landscaping areas. Condition of Approval No. 5 of VA1137 allowed for trees and shrubs located on the Ocean Boulevard slope to be maintained above the top of curb, up to the height of the existing railings. For the project, the species of trees have been reviewed and Condition of Approval No. 16 specifies that all landscaping located on private property, including trees, shall be maintained to be below the highest point of the residence, which is an additional improvement for public views compared to the existing requirement. The Appeal On August 24, 2023, an appeal of PA2022-0315 was filed by Jim Mosher and additional co-appellants. The issues raised by the appellants include potential inconsistencies with CLUP policies which relate to non-conforming structures, protection of public views, alterations to an existing bluff, and siting development with the predominant line of existing development. Additionally, an included basis for the appeal is the perceived conflict with the future long-range Ocean Boulevard Vision Plan, which was endorsed by the City Council in February of 2023. This plan is still in the early stages and has not been adopted by the City. The appeal application, which includes the entire grounds for appeal prepared by the appellants, is included in Attachment No. PC 2. Staff has reviewed the appeal and has provided a detailed response (Attachment No. PC 3). Additionally, the draft resolution approved by the Zoning Administrator has been updated to analyze consistency with all identified policies by the appellants. Summary Although the proposed project includes an addition, it is within the parameters of the NBMC and smaller than the allowable addition on the site. The areas of addition are below the Ocean Boulevard curb height and include the removal of three existing chimneys which will improve public views. The project also removes a segment of guardrails along Ocean Boulevard and is conditioned to limit landscape height to the highest point of the residence. The addition and remodel comply with development standards such as height, setback, floor area, and parking. The applicant has intentionally preserved significant 19 Dawson Residence Appeal (PA2022-0315) Planning Commission, November 9, 2023 Page 19 portions of the bluff as a part of the project to protect the existing landform and provide a transition from the residential neighborhood to the public park and beach. Staff believes that the additions to the residence do not affect the existing public views, but instead enhances them. The project is consistent with all policies which are cited by the appellant, and they have been addressed in this staff report, the attached responses to the appeal, and the attached draft resolution. ENVIRONMENTAL REVIEW As a part of the 1986 approval of VA1137, the City prepared a Mitigated Negative Declaration (MND) for the existing residence under the provisions of the California Environmental Quality Act (CEQA). The Project does not create additional impacts to what was originally analyzed in the MND. Additionally, the Project is consistent with the required mitigation measures of the MND, which require grading plans to ensure proper drainage, erosion control, and concentrated run-off, as well as a geologic investigation which analyze slope stability. The Project includes grading plans, erosion control plans, and a geotechnical report which have been reviewed by City staff. Additionally, this project is exempt from the California Environmental Quality Act (CEQA) under Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three (3) single-unit residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the remodel and 2,511-square-foot addition to an existing single-unit residence. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the city website. 20 Dawson Residence Appeal (PA2022-0315) Planning Commission, November 9, 2023 Page 20 APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director by the provisions of Title 20 Planning and Zoning and Title 21 (Local Coastal Program [LCP] Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal to the Coastal Commission) of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: ______________________ David Lee, Senior Planner JM/dl Attachments: PC 1 Draft Resolution PC 2 Application of Appeal PC 3 Staff Responses to Appeal PC 4 August 10, 2023 Zoning Administrator Staff Report (No Attachments) PC 5 Minutes of the August 10, 2023 Zoning Administrator Meeting PC 6 Public Comments from Zoning Administrator Meeting PC 7 Variance No. VA1137 PC 8 Variance No. VA1137 (Amended) PC 9 Updated View Renderings PC 10 Project Plans 21 INTENTIONALLY BLANK PAGE22 Attachment No. PC 1 Draft Resolution 23 INTENTIONALLY BLANK PAGE24 01-10-2023 RESOLUTION NO. PC2023-040 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, UPHOLDING THE ZONING ADMINISTRATOR’S APPROVAL AUTHORIZING A COASTAL DEVELOPMENT PERMIT, MODIFICATION PERMIT, AND STAFF APPROVAL FOR AN ADDITION AND ALTERATIONS TO AN EXISTING 5,781-SQUARE-FOOT, NON-CONFORMING SINGLE-UNIT RESIDENCE LOCATED AT 2741 OCEAN BOULEVARD (PA2022-0315) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1.An application was filed by Blues 1905 LLC (“Applicant”), concerning property located at 2741 Ocean Boulevard, and legally described as Parcel B of Resubdivision No. 082 together with the abandoned portion of Ocean Boulevard vacated under City Council Resolution No. 98-66 (“Property”), requesting approval of a coastal development permit, modification permit, and staff approval. 2.On June 1, 1961, Variance No. 653 was approved to allow a reduction of the front yard setback from ten feet to zero feet along Ocean Boulevard. During this time, the lot was 4,971 square feet in area, as a large portion of land between the residence and Ocean Boulevard was within the public right-of-way. 3.On November 6, 1986, the Planning Commission approved Variance No. VA1137 allowing an addition to encroach into the front setback along Ocean Boulevard, to exceed the allowable floor area limit of 4,087 square feet and 24-foot flat-roof height limit. 4.Subsequently on December 8, 1988, the Planning Commission approved an amendment to Variance No. VA1137 to allow an open exterior stairway that exceeded the height limit of 24 feet to allow a height of 29 feet, and encroached nine feet six inches into the required 10-foot front setback along Ocean Boulevard. Variance No. VA1137 also allowed a mechanical storage room that further increased the gross floor area of the dwelling beyond the maximum floor area limits. Subsequent to Variance No. VA1137's approval, the setback along Way Lane increased from 2.5 feet to 10 feet, making the existing garage and portions of the residence nonconforming due to its encroachment into the setback. 5.On October 12, 1998, Resolution No. 98-66 was adopted by City Council to abandon a portion of the previously mentioned Ocean Boulevard right-of-way adjacent to the Property. The abandoned right-of-way comprising 5,556 square feet was added to the lot area of the Property to 10,360 square feet. Consequently, 25 Planning Commission Resolution No. PC2023-040 Page 2 of 27 01-10-2023 the buildable area increased to 6,692 square feet and maximum allowable floor area was expanded to 10,038 square feet. 6.Although the Planning Commission approved Variance No. VA2015-005 on April 6, 2017, for the demolition of the existing residence and the construction of a new single-unit residence, the project was not implemented within the required time limits and VA2015-005 expired. 7.In the current application, the Applicant proposes to remodel and add to the existing 5-story residence. The proposed addition is 2,511 square feet that creates a total of 8,292 gross square feet, which is below the maximum square footage allowed on the site. 8.In the current application, the Applicant proposes to remodel and add 2,511 square feet to an existing, non-conforming single-unit residence, which results in a total of 8,292 square feet of gross floor area. The addition includes a new entryway, office bathroom, and pantry on the fifth floor, closets and a bathroom on the fourth floor, a gym, wine cabinet, bedroom, bathrooms, and laundry room on the third floor, and pool storage on the second floor. The addition is located between the existing building and Ocean Boulevard below applicable height limits. The scope of work includes grading, landscape and hardscape, drainage, a swimming pool, and various accessory structures. Additionally, the Applicant requests a modification permit for retaining walls and associated guardrails located within the front yard setback along Ocean Boulevard which exceeds the maximum 42-inch height limit and Ocean Boulevard curb height elevation (“Project”). 9.In order to implement the Project, the Applicant requests the following land use approvals: •Coastal Development Permit (“CDP”): A coastal development permit is required for the 2,511 square feet addition within the Coastal Zone. •Modification Permit: A modification permit is required to allow for retaining walls and associated guardrails within the front setback along Ocean Boulevard that exceed the maximum height of 42 inches to allow a retaining wall and associated guard rail of approximately eight feet tall and exceeds the Ocean Boulevard curb height elevation. •Staff Approval: A staff approval is required for determination of substantial conformance with the previously approved Variance No. VA1137 that authorized deviations to height, floor area, and setbacks for the existing building. 10.The Property is designated Single-Unit Residential Detached (RS-D) by the General Plan Land Use Element and is located within the Single-Unit Residential (R-1) Zoning District. 11.The Property is located within the coastal zone. The Coastal Land Use Plan category is Single-Unit Residential Detached – (6.0 – 9.9 DU/AC) (RSD-B) and it is located within the Single-Unit Residential (R-1) Coastal Zoning District. 26 Planning Commission Resolution No. PC2023-040 Page 3 of 27 01-10-2023 12.A public hearing was held by the Zoning Administrator on August 10, 2023, via Zoom. A notice of the time, place, and purpose of the hearing was given by the Newport Beach Municipal Code (“NBMC”). Evidence, both written and oral, was presented to and considered by, the Zoning Administrator at this hearing. During the public hearing, Jim Mosher spoke and stated concerns with the abandoned right-of-way along Ocean Boulevard and the potential effect on coastal views from Ocean Boulevard. Another member of the public, Catherine Callender, spoke and stated her concerns regarding the upkeep of the charm of China cove and the potential access issues for delivery trucks on Way Lane. The Zoning Administrator approved the Project with an additional condition of approval requiring a construction management plan prior to building permit issuance. 13.On August 24, 2023, Jim Mosher, Ron Yeo, Daniel Herman, Walt Howald, and Bill and Jinx Hansen filed an appeal of the Zoning Administrator’s decision, objecting to the facts in support of the findings in the approved resolution including the protection of public views, minimizing the alteration of the bluff, and the predominant line of existing development. 14.A public hearing was held by the Planning Commission on November 9, 2023, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of the time, place, and purpose of the hearing was given in accordance with California Government Code Section 65950 et seq. (“Ralph M. Brown Act”) and Chapters 20.62 and 21.62 (Public Hearings) of the NBMC. Evidence, both written and oral, was presented to and considered by, the Planning Commission at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1.As a part of the 1986 approval of VA1137, the City prepared a Mitigated Negative Declaration (MND) for the existing residence under the provisions of the California Environmental Quality Act (CEQA). The Project does not create additional impacts to what was originally analyzed in the MND. Additionally, the Project is consistent with the required mitigation measures of the MND, which require grading plans to ensure proper drainage, erosion control, and concentrated run-off, as well as a geologic investigation which analyze slope stability. The Project includes grading plans, erosion control plans, and a geotechnical report which have been reviewed by City staff. 2.Additionally, this Project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Division 6, Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (“CEQA Guidelines”) under Class 3 (New Construction or Conversion of Small Structures) because it has no potential to have a significant effect on the environment. 3.Class 3 exempts the demolition of up to three single-unit residences and additions of up to 10,000 square feet to existing structures. The Project fits within the 27 Planning Commission Resolution No. PC2023-040 Page 4 of 27 01-10-2023 parameters of Section 15303 because the Project consists of a remodeling and 2,511-square-foot addition to an existing single-unit residence. Therefore, the Project is also categorically exempt under Section 15303. 4.The exceptions to this categorical exemption under Section 15300.2 are not applicable. The Project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. Modification Permit Pursuant to Newport Beach Municipal Code (NBMC) Subsection 20.52.050(B)(3)(g), the Applicant requests a modification permit to allow for retaining walls and associated guardrails to exceed the maximum allowable height of 42 inches within the front yard setback and exceed the Ocean Boulevard curb elevation by three to 3.5 feet. In accordance with NBMC Subsection 20.52.050(E) (Modification Permits – Required Findings), the following findings and facts in support of such findings are set forth: Finding: A.The requested modification will be compatible with existing development in the neighborhood. Facts in Support of Finding: 1.The Property is located on a unique block of single-unit residences which slope steeply downward from Ocean Boulevard towards Way Lane. The steep slope from Ocean Boulevard towards the interior of the lot requires retaining walls to support an entry stair for access into the residences and to provide a guardrail for fall protection. 2.The proposed retaining walls and associated guardrails range from approximately seven to eight feet tall from existing grade. All proposed guardrails located within the front setback area are approximately 3.5 feet above the retaining wall below. At the worst-case slope area, the highest part of the retaining wall and associated guardrail is 8.13 feet above existing grade (69.61 feet North American Vertical Datum of 1988 (NAVD 88) top of rail elevation above 61.48 feet NAVD 88 existing grade). 3.Currently, the existing entry system includes guardrails approximately 55 feet in width and include eight pilasters that all exceed the Ocean Boulevard curb height by approximately three feet. The proposed entry system, which replaces the 28 Planning Commission Resolution No. PC2023-040 Page 5 of 27 01-10-2023 existing, is smaller measuring approximately 33 lineal feet in width and includes only three pilasters ranging in height from three to 3.5 feet in height above the curb height. At the worst-case area, the top of railing is only three feet above the curb elevation. The entry gate and proposed rails are necessary for the safety of pedestrians on Ocean Boulevard to prevent fall hazards onto the slope and into the steps and landing of the Property’s entryway. 4.Overall, the reduced width of the proposed railing system is an improvement compared to the existing conditions because although it would be the same height as the existing guardrail, it is much narrower than the existing guardrails. Additionally, the proposed railings are an open, wrought-iron design, which maintains view opportunities to the ocean. Although the railings exceed the curb height, they are not comprised of a solid material and are not tall enough to significantly alter the public view of the ocean. 5.The existing property and nearby properties along Ocean Boulevard have small accessory structures, walls, and landscaping hedges located along the top of slope adjacent to Ocean Boulevard. The proposed retaining walls are consistent with the pattern of existing development amongst similar residences located on the Ocean Boulevard bluff. Finding: B.The granting of the modification is necessary due to the unique physical characteristic(s) of the property and/or structure, and/or characteristics of the use. Facts in Support of Finding: 1.The Property has topography which slopes from Ocean Boulevard down towards Way Lane. Within the 10-foot front yard setback, there is an approximate eight- foot slope from Ocean Boulevard towards the interior of the lot. 2.The steep decline creates difficulty in constructing an entry stair access way without higher retaining walls to support the path of travel from Ocean Boulevard to the front entry of the Project. Due to the approximate eight-foot change in grade within the front setback area, retaining walls with required protective guard rails are proposed to exceed the 42-inch height limit and be constructed 8.13 feet above existing grade at worst-case. As seen from street level, the required protective guardrails would also exceed the Ocean Boulevard curb elevation by approximately three feet at worst case. 29 Planning Commission Resolution No. PC2023-040 Page 6 of 27 01-10-2023 Finding: C.The granting of the modification is necessary due to practical difficulties associated with the property and that the strict application of the Zoning Code results in physical hardships that are inconsistent with the purpose and intent of the Zoning Code. Facts in Support of Finding: 1.The Property has a number of characteristics that are unique when compared to other properties. For example, the Property does not maintain a rectangular configure typical to most lots. Additionally, the Property is fronted by Ocean Boulevard and Way Lane which both curve, thus, creating variations in the width and depth of the Property. The Project includes an addition on the Ocean Boulevard bluff side of the Property, which relocates the entryway of the existing residence closer to Ocean Boulevard due to the additional floor area. Due to this relocation, the existing staircase requires reconfiguration and must comply with the Building Code for access into the residence. Without the proposed reconfiguration, Building Code compliant access into the residence’s front entry from Ocean Boulevard is not possible. 2.Due to the steep slope, there is a physical hardship associated with constructing a functional stairway which provides access to the front entry of the residence from Ocean Boulevard. Therefore, since the addition reduces the amount of space for a straight staircase similar to the existing condition, the proposed staircase features an L-shape design with two portions of steps and two landings, which is supported by higher retaining walls and protective guard rails above. Finding: D.There are no alternatives to the modification permit that could provide similar benefits to the applicant with less potential detriment to surrounding owners and occupants, the neighborhood, or to the general public. Facts in Support of Finding: 1.The requested retaining wall system, which supports the entry stairway, spans an approximate 33-foot width, which is relatively small compared to the approximately 120-foot wide lot. The staircase occupies approximately 250 square feet of the 10- foot front yard setback area, which is approximately 1,200 square feet in area. The retaining walls and protective guardrails, which provide support to the stair system, are relatively small in scale and will not be detrimental to the neighborhood or general public. 2.The proposed retaining walls are not placed directly on the property line abutting Ocean Boulevard, but instead support a landing and staircase that is set back from 30 Planning Commission Resolution No. PC2023-040 Page 7 of 27 01-10-2023 the property line in the front setback area. The proposed retaining walls do not interfere with the views of the ocean and are necessary for access and safety for the residents to enter from Ocean Boulevard. Finding: E.The granting of the modification would not be detrimental to public health, safety, or welfare, to the occupants of the property, nearby properties, the neighborhood, or the City, or result in a change in density or intensity that would be inconsistent with the provisions of this Zoning Code. Facts in Support of Finding: 1.Facts 3, 4, and 5 in Support of Finding A are hereby incorporated by reference. 2.Fact 1 in Support of Finding D is hereby incorporated by reference. 3.The granting of the modification results in retaining walls on a steeply sloping lot which is necessary to support access stairs. As a result, the stairs comply with the Building Code and provide safety to the residents. Modification Permit Coastal Findings Pursuant to Section 21.52.090 (Relief from Implementation Plan Development Standards), the Planning Commission may approve or conditionally approve a modification to a development standard of the Implementation Plan only after making the following findings: Finding: F.The granting of the modification is necessary due to practical difficulties associated with the property and that the strict application of the Implementation Plan results in physical hardships. Fact in Support of Finding: 1.Facts 1 and 2 in Support of Finding B are hereby incorporated by reference. Finding: G.The modification complies with the findings required to approve a coastal development permit in Section 21.52.015(F) (Findings and Decision). 31 Planning Commission Resolution No. PC2023-040 Page 8 of 27 01-10-2023 Facts in Support of Finding: 1.Facts in Support of Finding L are hereby incorporated by reference. 2.The proposed retaining walls do not affect coastal access to or views of the ocean. The existing residence includes an approximately 55-foot long lower guardrail located on the property line abutting Ocean Boulevard. The Project removes the property line railing and replaces it with an approximately 22-foot-wide retaining wall and guardrail that is set back approximately two feet from the property line. Additionally, there is an approximately 10-foot-wide entry pilaster and gate proposed to be constructed along the property line abutting Ocean Boulevard. Overall, the visual impact is being reduced with the removal of a long stretch of guardrails on Ocean Boulevard, which improves the visibility to the ocean. Finding: H.The modification or variance will not result in development that blocks or significantly impedes public access to and along the sea or shoreline and to coastal parks, trails, or coastal bluffs. Fact in Support of Finding: 1.Fact in Support of Finding M is hereby incorporated by reference. Finding: I.The modification will not result in development that blocks or significantly impairs public views to and along the sea or shoreline or to coastal bluffs and other scenic coastal areas. Fact in Support of Finding: 1.Facts in Support of Finding L.4(b) and L.5(d) is hereby incorporated by reference. Finding: J.The modification will not result in development that has an adverse effect, either individually or cumulatively, on coastal resources, including wetlands, sensitive habitat, vegetation, or wildlife species. Facts in Support of Finding: 1.The Property is currently zoned for and developed with a single-unit residence, and includes accessory structures and landscaping. The Project includes a 2,511- square-foot net addition to the existing residence towards the existing bluff on Ocean Boulevard. All construction is to be completed in compliance with applicable 32 Planning Commission Resolution No. PC2023-040 Page 9 of 27 01-10-2023 Building Code requirements related to grading and excavation, vegetation removal and erosion control. The Project has been reviewed by applicable City departments such as Building, Geotechnical, Fire, and Public Works. 2.The Project will not have an adverse effect, either individually or cumulatively, on coastal resources as there are no wetlands, sensitive habitat, vegetation, or wildlife species on the Property. 3.The Property is not located in the designated Bluff or Canyon Overlay Districts. The Property includes large areas of bluff that will remain undisturbed adjacent to the City bluff area located between the Property and the adjacent to the Lookout Point public walkway that provides access from Ocean Bouvard to Way Lane. Preserving these areas of bluff maintains the scenic and visual qualities of the City bluff, public walkway, and Lookout Point. The Property is not located in an environmentally sensitive habitat area. Finding: K.The granting of the modification will not be contrary to, or in conflict with, the purpose of this Implementation Plan, nor to the applicable policies of the certified Local Coastal Program. Facts in Support of Finding: 1.Facts in support of Finding L are hereby incorporated by reference. 2.Fact in support of Finding G.2 are hereby incorporated by reference. 3.Per Section 21.52.090(B)(1)(d), modifications shall be allowed for an increase in the allowed height of retaining walls up to a maximum height of 10 feet. The proposed retaining walls and associated guardrails above range from approximately seven to eight feet tall from existing grade. All proposed guardrails located within the front setback area are approximately 3.5 feet above the retaining wall below. At the worst-case slope area, the highest part of the retaining wall and associated guardrail is 8.13 feet above existing grade. Coastal Development Permit Coastal Findings In accordance with NBMC Section 21.52.015 (Coastal Development Permits, Findings, and Decision), the following findings, and facts in support of such findings are set forth: Finding: L.Conforms to all applicable sections of the certified Local Coastal Program. 33 Planning Commission Resolution No. PC2023-040 Page 10 of 27 01-10-2023 Facts in Support of Finding: 1.The Property is located within the coastal zone. The Property is categorized as Single Unit Residential Detached – (6.0 – 9.9 DU/AC) (RSD-B) by the Coastal Land Use Plan (CLUP), and is located within the Single-Unit Residential (R-1) Coastal Zoning District. The Project consists of an existing single-unit residence with a proposed addition and remodel and will not change the residential density of the single-unit residence. 2.The Property is located within a row of uniquely oriented single-unit residences which are constructed between Ocean Boulevard and Way Lane, which has a steep slope descending towards Way Lane. This row of residences, located between Shell Street and Fernleaf Avenue, is predominantly developed with single-unit residences. The proposed design, bulk, and scale of the development are consistent with the existing neighborhood pattern of development. 3.The proposed additions and alterations to the existing home comply with all applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, parking, and non-conforming structure regulations as supported by the facts below. Although portions of the existing residence exceed the maximum allowed height, those existing elements are either nonconforming or granted a deviation through Variance No. VA1137. The Project is in substantial conformance with VA1137, as discussed in Findings P through S. a.The Property has a buildable area of 6,813 square feet. The corresponding floor area limit (FAL) is 10,219.5 square feet (6,813 x 1.5 = 10,219.5). Therefore, the proposed 8,292-square-foot residence is 1,927 square feet less than maximum FAL. b.The additional floor area associated with the Project provides the minimum required front and left side setbacks, which are 10-feet along the front property line along Ocean Boulevard, four feet along the left side property line. The existing dwelling is nonconforming in that portions of the dwelling and garage encroach into the rear 10-foot setback adjacent to Way Lane and portions of the garage also encroach into the northerly four-foot side setback. Variance No. VA1137 also permitted additions and alterations to the dwelling and garage to encroach the rear ten-foot setback adjacent to Way Lane and to exceed the allowable height limit. c.All areas of addition comply with the height limits of the R-1 zoning district, which are 24 feet for a flat roof and 29 feet for a sloping roof and comply with the additional Ocean Boulevard curb height elevation limitation. The existing top of roof elevations which exceed the height limit are not proposed to be modified. Additionally, all three existing chimneys which exceed the maximum height limit and Ocean Boulevard curb height elevation are proposed to be removed. d.The Project includes compliant garage parking spaces for a total of three vehicles, which complies with the minimum three-car garage parking 34 Planning Commission Resolution No. PC2023-040 Page 11 of 27 01-10-2023 requirement for single-family residences with greater than 4,000 square feet of habitable floor area. Two additional garage spaces slightly smaller than the code minimum yet large enough to reasonably accommodate most vehicles are also provided as part of the existing residence. 4.The Project is consistent with the following policies of the CLUP: a.Policy 2.2.5-1 (Nonconforming Structures and Uses): Legal nonconforming structures shall be brought into conformity in an equitable, reasonable, and timely manner as rebuilding occurs. Limited renovations that improve the physical quality and character of the buildings may be allowed. Rebuilding after catastrophic damage or destruction due to a natural event, an act of public enemy, or accident may be allowed in limited circumstances that do not conflict with other policies and of the Coastal Land Use Plan. The Project is consistent with CLUP Policy 2.2.5-1 and Section 21.38.040(G) (Nonconforming Structures, Additions) of the Implementation Plan, which states that a nonconforming structure can be expanded up to 50 percent of the gross floor area of the existing structure, if the nonconforming structure is consistent with the following: 1) does not impede public access to and along the sea or shoreline and to coastal parks, trails, or coastal bluffs; 2) does not block or impair public views to and along the sea or shoreline or to coastal bluffs and other scenic coastal areas; 3) conforms to coastal resource protection development regulations of NBMC Sections 21.28.040 (Bluff Overlay District), 21.28.050 (Canyon Overlay District), 21.30.030 (Natural Landform and Shoreline Protection), 21.30A (Public Access and Recreation), or Chapter 21.30B (Habitat Protection). The existing residence was authorized by Variance No. 1137 and includes portions of the roof which exceed the Ocean Boulevard curb height. However, there is an expansive view of the harbor and ocean for motorists and pedestrians on Ocean Boulevard, and the existing residence does not block the view nor significantly impair it. Furthermore, the Project is proposing to improve the public view of the harbor and ocean, as viewed from Ocean Boulevard, through the removal of existing chimneys and maintenance of landscaping below the highest point of the residence. The Property is not located in the designated Bluff or Canyon Overlay Districts. However, the Project includes grading of the Property including approximately 1,400 cubic yards of cut and exporting to accommodate the addition and remodel. The preliminary grading plan has been reviewed by all applicable City departments such as Building, Public Works, and Geotechnical and has been conceptually approved. The Property is not located in an environmentally sensitive habitat area (ESHA). The Project expands the residence to 8,292 square feet, which is a 2,511- square-foot addition and less than the 2,890.5 square feet (50 percent) allowed for expansion of a nonconforming structure. Therefore, the 35 Planning Commission Resolution No. PC2023-040 Page 12 of 27 01-10-2023 proposed addition to the existing home complies with the 50 percent addition limit in Section 21.38.040(G) of the Implementation Plan. Furthermore, Section 21.38.040(H) of the Implementation Plan implements CLUP Policy 2.2.5-1 by requiring structures that are nonconforming due to a coastal resource protection development regulation of Section 21.28.040 (Bluff(B) Overlay District), Section 21.28.050 (Canyon (C) Overlay District), Section 21.30.030 (Natural Landform and Shoreline Protection), Chapter 21.30A (Public Access and Recreation), or Chapter 21.30B (Habitat Protection) to be brought into conformance with all current development regulations and all applicable policies of the certified Local Coastal Program when proposed development would involve demolition or replacement of more than 50 percent of the exterior walls, or foundation of an existing structure. In this case, the existing structure is not nonconforming due to the aforementioned coastal resource protection development regulations. The Project site is not located within the Bluff or Canyon Overlay Districts, does not affect habitat area, and is consistent with all objective standards of Section 21.30.030 and Chapter 21.30A. Therefore, the existing structure’s nonconforming elements, including setback encroachments and height, may be retained and expansions permitted to the structure pursuant to Section 21.38.040(G) of the Implementation Plan. b.Policy 4.4.1-1 (Coastal Views): Protect and, where feasible, enhance the scenic and visual qualities of the coastal zone, including public views to and along the ocean, bay, and harbor and to coastal bluffs and other scenic coastal areas; and Policy 4.4.1-2 (Coastal Views): Design and site new development, including landscaping, so as to minimize impacts to public coastal views. The Project is consistent with CLUP Policies 4.4.1-1 and 4.4.1-2, and NBMC Section 21.30.100 (Scenic and Visual Quality Protection) of the Implementation Plan, as the Project has been sited and designed to protect and enhance the scenic and visual qualities of the coastal zone, including public views to and along the ocean and coastal bluffs. Ocean Boulevard is designated as a coastal view road by the CLUP. The existing three chimneys, which exceed the height limit and partially impede public views of the ocean, are proposed to be removed from the Project. There are existing guardrails located on the property line along Ocean Boulevard that are approximately 55 feet wide, which are proposed to be replaced by new guardrails that are approximately 33 feet wide. The shorter segment of railings will enhance the existing public view of the ocean while providing the necessary fall protection for pedestrians on Ocean Boulevard. Additionally, as required by Condition of Approval No. 16, all landscaping located on private property, including trees, are to be maintained to be below the highest point of the residence, which will further improve public views of the ocean as seen from Ocean 36 Planning Commission Resolution No. PC2023-040 Page 13 of 27 01-10-2023 Boulevard. The proposed addition to the residence at the front of the building does not exceed maximum heights or the Ocean Boulevard curb height, protecting and enhancing existing views to the ocean. The Property is located adjacent to and immediately north of Lookout Point, which is a designated public viewpoint in the CLUP and offers public views of the Pacific Ocean. The Project is an addition to an existing residence which will maintain a design consistent with the existing neighborhood pattern of development for the row of residences between Ocean Boulevard and Way Lane and will not affect the existing views afforded from Lookout Point, as it is not between the viewpoint and the ocean. An additional designated public viewpoint, West Jetty View Park, is located approximately 1,700 feet across the Harbor entrance. The Project does not disturb the public view of the bluff areas, as the areas of addition are behind the existing residence and are not visible from West Jetty View Park. Additionally, the height of the existing residence is not proposed to change. Therefore, the Project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts on public views. The Project includes rehabilitated landscaping areas. Condition of Approval No. 5 of VA1137 allowed for trees and shrubs located on the Ocean Boulevard slope to be maintained above the top of curb, up to the height of the existing railings. For the Project, the species of trees have been reviewed and Condition of Approval No. 16 specifies that all landscaping located on private property, including trees, shall be maintained to be below the highest point of the residence, which is an improvement for public views compared to the existing requirement. c.Policy 4.4.1-3 (Coastal Views): Design and site new development to minimize alterations to significant natural landforms, including bluffs, cliffs and canyons; and Policy 4.4.3-8 (Other Landforms): Prohibit development on bluff faces, except private development on coastal bluff faces along Ocean Boulevard, Carnation Avenue and Pacific Drive in Corona del Mar determined to be consistent with the predominant line of existing development or public improvements providing public access, protecting coastal resources, or providing for public safety. Permit such improvements only when no feasible alternative exists and when designed and constructed to minimize alteration of the bluff face, to not contribute to further erosion of the bluff face, and to be visually compatible with the surrounding area to the maximum extent feasible. The Project is consistent with Coastal Land Use Plan (CLUP) Policy 4.4.1- 3 and Section 21.30.030 (Natural Landform and Shoreline Protection) of the Implementation Plan, as the Project has been sited to minimize adverse 37 Planning Commission Resolution No. PC2023-040 Page 14 of 27 01-10-2023 impacts on bluffs to the maximum feasible extent. The areas which contain buildable area on the Property are all similarly sloped so that there are no flat areas for development. Although the Project includes an excavation of approximately 1,400 cubic yards from the private bluff area, it is a necessary component of the addition as the intention is to provide interior access to all residential levels through a new interior staircase and elevator which begins on the garage level. The proposed excavation is not visible from the Way Lane side of the Property, which is where the views of the bluff are most prominent. The excavation will also not be noticeable from the Ocean Boulevard side of the Property, as the residence is located below the curb height and the bluff is below the view plane of visitors on Ocean Boulevard. Overall, the Project minimizes the alteration of the site’s natural topography where possible, including the approximately 85-foot wide triangular section of bluff on the southwestern part of the lot directly below a public bluff part of Lookout Point park. This triangular area is proposed to remain and appear as an extension of the public bluff area. Furthermore, the expansion of the building footprint is concentrated between the existing dwelling and Ocean Boulevard, thereby preserving significant portions of bluff area adjacent to the public bluff area between the Property and the public walkway adjacent to Lookout Point. Additionally, the Project is consistent with Policy 4.4.3-8 of the CLUP, which prohibits development on bluff faces, except private development on certain coastal bluff faces including Ocean Boulevard when consistent with the predominant line of development. Section 21.28.040 (Bluff Overlay District) of the NBMC, implements said policy by establishing special development standards on identified bluff areas, consistent with the predominant line of development. In this case, the Property is not located in the Bluff Overlay District due to the extensive existing development along the block. Neighboring properties, such as 2735, 2727, 2723, 2711, and 2701 Ocean Boulevard have all developed the entire bluff face from Ocean Boulevard to Way Lane that include the principal residences and accessory structures such as stairs, walkways, parking spaces, driveways, and ornamental landscaping. Furthermore, consistent with the intent of this policy, the Project preserves significant areas of undisturbed bluff. There is an existing bluff area on the southwestern part of the lot directly below a public bluff part of Lookout Point park proposed to be preserved. Additionally, a bluff area located at the southeastern portion between the Property and the public walkway is proposed to be preserved. d.Policy 4.4.1-4 (Coastal Views): Where appropriate, require new development to provide view easements or corridors designed to protect public coastal views or to restore public coastal views in developed areas; Policy 4.4.1-5 (Coastal Views): Where feasible, require new development to restore and enhance the visual quality in visually degraded areas; 38 Planning Commission Resolution No. PC2023-040 Page 15 of 27 01-10-2023 Policy 4.4.1-6 (Coastal Views): Protect public coastal views from the Ocean Boulevard roadway segment; and Policy 4.4.1-7 (Coastal Views): Design and site new development, including landscaping, on the edges of public coastal view corridors, including those down public streets, to frame and accent public coastal views. The Project is consistent with the above policies regarding coastal views. The existing development was authorized by Variance No. 1137 which established the current height limitations of the upper floor. The required height limitation of Section 21.30.060(B)(4) (Structures on Ocean Boulevard) of the NBMC does not permit any structures to exceed the Ocean Boulevard curb height. Furthermore, the Project is consistent with the policy as it restores the public coastal views through the removal of three existing chimneys, limits the height of landscaping, and reduces the number of guardrails on Ocean Boulevard. The Property is not located in a visually degraded area. The area of the Project provides a vast and expansive view of the harbor and ocean and includes nearby viewpoints such as Lookout Point and Inspiration Point. The Property is also located near the Corona del Mar State Beach ramps, which provides direct access to the beach and additional views of the ocean. The proposed remodel and addition seek to visually enhance the existing residence, which has been left vacant for some time and requires interior and exterior enhancements. Other than the proposed guardrails along the property line, the areas of addition are all proposed to be under the Ocean Boulevard curb height, which will protect existing views. The Project is also enhancing public views by removing existing chimneys, reducing guardrails, and limiting landscape height. The Project has been designed so public views from Lookout Point will not be altered. The Project ultimately improves the public view from Ocean Boulevard with the removal of the existing chimneys, reduction of guardrails along Ocean Boulevard, and limitation of landscape height. The Project preserves two large bluff areas where there will be no new construction. Leaving these areas as natural bluff provides a transition from the residential zone on Ocean Boulevard and Way Lane to the public view point of Lookout Point and the Corona del Mar State Beach. e.Policy 4.4.3-9 (Other Landforms): Where principal structures exist on coastal bluff faces along Ocean Boulevard, Carnation Avenue and Pacific Drive in Corona del Mar, require all new development to be sited in 39 Planning Commission Resolution No. PC2023-040 Page 16 of 27 01-10-2023 accordance with the predominant line of existing development in order to protect public coastal views. Establish a predominant line of development for both principle structures and accessory improvements. The setback shall be increased where necessary to ensure safety and stability of the development. Policy 4.4.3-9 is implemented by Section 21.30.030 (Natural Landform and Shoreline Protection) of the NBMC, which establishes development standards on coastal bluffs. Since the subject property is not located within a bluff or canyon overlay, nor is it in a planned community, Section 21.30.030 defaults the setback requirements for the property as required by the development standards for that coastal zoning district. In this case, the property is located in the R-1 coastal zoning district, which requires a 10- foot front setback pursuant to Setback Map S-10B. Therefore, the property is subject to the development standards of the R-1 coastal zoning district and not the Bluff Overlay district, as it was specifically excluded from the overlay. As previously mentioned, the majority of the bluff adjacent to the subject property has been altered and redeveloped with landscaping, walls, driveways, parking spaces, and walkways. The proposed addition between the existing residence and Ocean Boulevard complies with the required setbacks and is consistent with the existing line of development in the neighborhood that generally includes extensive development between Ocean Boulevard down to Way Lane. 5.A Preliminary Geotechnical Study has been prepared by Stoney Millar Consultants, Inc., dated December 6, 2022. The Project has been designed consistent with the recommendations in the studies. Additionally, the structural engineers and contractors have developed a constructability plan that details the approach to demolition, excavation, and monitoring to minimize and eliminate potential impacts. 6.The Property is in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved before the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC before building permit issuance. 7.The Property is located approximately 150 feet from coastal waters. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived from construction chemicals and materials. The Project design also addresses water quality through the inclusion of a post-construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. 40 Planning Commission Resolution No. PC2023-040 Page 17 of 27 01-10-2023 8.Under Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality Management Plan (WQMP) is required. A preliminary WQMP has been prepared for the Project by Toal Engineering dated, December 15, 2022. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, the use of a LID approach to retain the design storm runoff volume on-site, and documentation of the expected effectiveness of the proposed BMPs. The Project includes a vastly upgraded drainage system and is particularly important given the proximity to China Cove, and improves the existing drainage system Finding: M.Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 1.The Property is located between the first public road and the sea and does not currently provide nor inhibit public coastal access. Public access to Lookout Point is adjacent to the Property. Additionally, pedestrian public access is provided by stairs from Lookout Point to Way Lane and China Cove are located adjacent to the Property. Ocean Boulevard includes multiple access points to the public beach, including the Corona del Mar main beach ramp and a walkway located at Inspiration Point. The Project does not include any features that would obstruct access along these routes. In accordance with NBMC Section 21.52.090 (Relief from Implementation Plan Development Standard), the Planning Commission may approve a modification to a development standard of the Implementation Plan only after making all of the following findings: Finding: N.Whether or not the development is consistent with the certified Local Coastal Program to the maximum extent feasible. Facts in Support of Finding: 1.Facts in support of Finding L is hereby incorporated by reference. 2.Fact in support of Finding M is hereby incorporated by reference. 41 Planning Commission Resolution No. PC2023-040 Page 18 of 27 01-10-2023 3.The modification for the front entry retaining walls and associated protective guardrails to exceed the 42-inch height limit within the front setback area and Ocean Boulevard curb elevation is necessary to provide access to the residence’s front entry. The guardrails are constructed of decorative wrought iron and are of a visibility-open nature. The modification does not disrupt public access to the beach nor public views from Ocean Boulevard, as views of the ocean are predominately south-facing towards and beyond Lookout Point. The guardrails are low enough in height to maintain views above for pedestrians walking along Ocean Boulevard. Finding: O.Whether or not there are feasible alternatives that would provide greater consistency with the certified Local Coastal Program and/or that are more protective of coastal resources. Facts in Support of Finding: 1.The slope from Ocean Boulevard down towards the interior of the lot is severe and creates practical design difficulties to provide access to the residence. The existing stairway has a longer distance, which creates the ability to mitigate the slope of the stairs before reaching the existing entrance, which is located near the center of the Property. 2.Since there is significant buildable area and undeveloped potential floor area available for development, the Applicant is proposing an addition on the Ocean Boulevard bluff side, resulting in a shorter distance between the Ocean Boulevard right-of-way and proposed entryway. To mitigate the severe slope and comply with the requirements of the Building Code, the stairs have been designed in an L- shape instead of a straight path from Ocean Boulevard into the entryway. There is not another feasible design for the stairs as there is minimal space left in the front of the property with the proposed addition. Staff Approval In accordance with NBMC Section 20.54.070 (Changes to an Approved Project), the Planning Commission may authorize minor changes to an approved site plan, architecture, or the nature of the approved use, where the Planning Commission finds that the changes are consistent with the following findings: 42 Planning Commission Resolution No. PC2023-040 Page 19 of 27 01-10-2023 Finding: P.Are consistent with all applicable provisions of this Zoning Code. Facts in Support of Finding: 1.The Project, which includes an addition and remodel to an existing single-unit residence, is consistent with development standards of the R-1 Zoning District such as setbacks, maximum floor area, and off-street parking. 2.The existing height of the residence, which was constructed to be approximately 54 feet high from existing grade at the southwest and northwest property corners, was authorized by the Planning Commission on November 6, 1986 to exceed the height limit through Variance No. VA1137. Although the Project does not propose to modify the existing approved roof height, it includes an addition towards the Ocean Boulevard bluff side which is approximately 20 feet high from existing grade where there is a more severe slope. The areas of addition do not exceed the Ocean Boulevard curb height and comply with the current height standards of the Zoning Code. 3.Variance No. VA1137 also authorized the dwelling to exceed the maximum allowable floor area and included Condition of Approval No. 3, which states that the gross floor area of the structure shall not exceed 5,264 square feet (1.93 times the buildable area). The subsequent amendment approved for VA1137 allowed an additional 300 square feet of as-built structures, totaling a maximum allowed floor area of 5,564 square feet (2.04 times the buildable area). At the time of the approval of VA1137, the lot area was 4,971 square feet and the buildable area was 2,725 square feet. The area between the existing dwelling and Ocean Boulevard was considered public right-of-way. However, in October of 1999, the City Council adopted Resolution No. 98-66 which vacated and abandoned a 5,556-square-foot portion of the Ocean Boulevard right-of-way and added it to the Property. This resulted in an increased lot area of 10,360 square feet and increased buildable area to 6,692 square feet. Condition of Approval No. 3, which intended to minimize the size of the residence in relation to the lot area at the time, is no longer applicable since the buildable area is now larger. The applicant is proposing to add to the existing residence, resulting in an 8,292-square-foot residence, where the maximum floor area is now 10,038 square feet (6,692 x 1.5 = 10,038). Finding: Q.Do not involve a feature of the project that was a basis for or subject of findings or exemptions in a negative declaration or Environmental Impact Report for the project. 43 Planning Commission Resolution No. PC2023-040 Page 20 of 27 01-10-2023 Facts in Support of Finding: 1.As a part of the approval for VA1137, the City prepared a Negative Declaration under the provisions of the California Environmental Quality Act (CEQA) which stated that the residence would not have a significant effect on the environment, and incorporated six mitigation measures as Conditions of Approval No. 9 through 14 in VA1137 for the Project related to grading and drainage. 2.Preliminary grading plans, erosion control plans, and Water Quality Management Plan (WQMP) have been conceptually reviewed by applicable City departments, including Planning, Building, Geotechnical, and Public Works. If approved by the Planning Commission, the Project will be required to obtain building permits through plan check review, where additional review and approval of these plans are required. The required plans and process satisfy the mitigation measures and conditions of the original Negative Declaration as part of VA1137. Finding: R.Do not involve a feature of the project that was specifically addressed or was the subject of a condition(s) of approval for the project or that was a specific consideration by the applicable review authority in the project approval. Facts in Support of Finding: 1.The Project’s additional floor area and alterations comply with all applicable development standards. There is no additional height beyond the existing height, which was authorized by VA1137. The new floor area complies with all required height limits. The remodel of the existing structure removes massing on multiple levels, as well as removes three (3) existing chimneys which exceeded the height limit and interfered with public views of the ocean. 2.Other than the requested modification permit for retaining walls, associated guardrails, and pilasters which exceed the height limits in the front yard setback, all new construction is below the top of curb height of Ocean Boulevard. At the time of the approval of VA1137, the existing railings, which are approximately 55 feet wide along the Ocean Boulevard property line, were located within the public right-of-way and it was recognized that the railings would remain in place. This was prior to the City’s abandonment of the right-of-way and dedication of the land to the Property. The Project includes the replacement of the existing railings with a shorter, 33-foot wide segment of railings. While the proposed railings are designed to be open wrought-iron and improve the public views compared to the existing condition, it continues to provide fall protection for pedestrians traveling on the Ocean Boulevard right-of-way. 3.Fact in support of Finding P.3 is hereby incorporated as reference. 44 Planning Commission Resolution No. PC2023-040 Page 21 of 27 01-10-2023 4.The Project includes rehabilitated landscaping areas. Condition of Approval No. 5 of VA1137 allowed for trees and shrubs located on the Ocean Boulevard slope to be maintained above the top of curb, up to the height of the existing railings. For the Project, the species of trees have been reviewed and Condition of Approval No. 16 specifies that all landscaping located on private property, including trees, shall be maintained to be below the highest point of the residence, which is an improvement for public views compared to the existing requirement. Finding: S.Do not result in an expansion or change in operational characteristics of the use. Fact in Support of Finding: 1.The Property is currently a single-unit residence. Although the Project includes an addition of floor area, it does not include additional density and will remain a single- unit residence. The addition is appropriate as it complies with the Property’s maximum floor area limit. Therefore, there is not an expansion or change in operational characteristics of the use. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1.The Planning Commission of the City of Newport Beach hereby finds this Project consistent with the Mitigated Negative Declaration approved with VA1137, and finds this Project categorically exempt from the California Environmental Quality Act under Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. 2.The Planning Commission of the City of Newport Beach hereby adopts Resolution No. PC2023-037, upholding the action of the Zoning Administrator and approving a coastal development permit, modification permit, and staff approval under PA2022- 0315, subject to the conditions outlined in Exhibit “A,” which is attached hereto and incorporated by reference. 3.This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director by the provisions of Title 21 Local Coastal Program (LCP) Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal to the Coastal Commission) of the 45 Planning Commission Resolution No. PC2023-040 Page 22 of 27 01-10-2023 City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 9TH DAY OF NOVEMBER, 2023. AYES: NOES: ABSTAIN: ABSENT: BY:_________________________ Curtis Ellmore, Chair BY:_________________________ Tristan Harris, Secretary 46 Planning Commission Resolution No. PC2023-040 Page 23 of 27 01-10-2023 EXHIBIT “A” CONDITIONS OF APPROVAL Planning 1.The development shall be in substantial conformance with the approved site plan, floor plans, and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2.No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter the sensitive habitat, receiving waters, or storm drains or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. No demolition or construction materials shall be stored on public property. 3.Demolition beyond the approved scope of work requires Planning Division approval before the commencement of work. Approval of revisions to project plans is not guaranteed. Any changes in the current scope of work may require the entire structure to be demolished and redeveloped in conformance with the current Zoning Code Development Standards. 4.The Applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of native birds under MBTA: A.The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B.It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 5.Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented before and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 47 Planning Commission Resolution No. PC2023-040 Page 24 of 27 01-10-2023 6.The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 7.Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 8.Trash and debris shall be disposed of in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed of in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 9.Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 10.The project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 11.The applicant shall comply with all federal, state, and local laws. A material violation of any of those laws in connection with the use may be caused by the revocation of this Coastal Development Permit. 12.This Coastal Development Permit may be modified or revoked by the Planning Commission if determined that the proposed uses or conditions under which it is being operated or maintained are detrimental to the public health, and welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained to constitute a public nuisance. 13.Before issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 14.Before the issuance of a building permit, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought-tolerant plantings, non-invasive plant species, and water-efficient irrigation design. The plans shall be approved by the Planning Division. 15.The Project shall comply with and implement all mitigation measures of the Mitigated Negative Declaration approved with Variance No. VA1137. 48 Planning Commission Resolution No. PC2023-040 Page 25 of 27 01-10-2023 16.All landscaping located on private property, including trees, shall be maintained to be below the highest point of the residence. 17.All landscape materials and irrigation systems shall be maintained by the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 18.Construction activities shall comply with Section 10.28.040 (Construction Activity –Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Saturdays, Sundays, or Holidays. 19.All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified periods unless the ambient noise level is higher: Between the hours of 7:00 AM and 10:00 PM Between the hours of 10:00 PM and 7:00 AM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 20.Prior to the final building permit inspection, the three existing chimneys located above the curb height shall be removed. 21.The guardrails along Ocean Boulevard shall be constructed of open wrought-iron material and be at least 40 percent open from the top of the railing to the bottom. 22.Before the commencement of demolition and grading of the project, the applicant shall submit a construction management and delivery plan to be reviewed and approved by the Planning Division and Public Works Department. The plan shall include a discussion of project phasing; parking arrangements for both sites during construction; anticipated haul routes and construction mitigation. Upon approval of the plan, the applicant shall be responsible for implementing and complying with the stipulations outlined in the approved plan. 23.Before the issuance of the building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the 49 Planning Commission Resolution No. PC2023-040 Page 26 of 27 01-10-2023 Planning Division. 24.Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 25.This coastal development permit, modification permit, and staff approval shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions) and Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 26.To the fullest extent permitted by law, the applicant shall indemnify, defend and hold harmless the City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs, and expenses (including without limitation, attorney’s fees, disbursements, and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of Dawson Residence including but not limited to, a coastal development permit, modification permit, and staff approval under PA2022-0315. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorney’s fees, and other expenses incurred in connection with such claim, action, causes of action, suit, or proceeding whether incurred by the applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all the City's costs, attorneys' fees, and damages, which the City incurs in enforcing the indemnification provisions outlined in this condition. The applicant shall pay to the City upon demand any amount owed to the City under the indemnification requirements prescribed in this condition. Building 27.Emergency escape and rescue openings shall be required from non-habitable basement areas with more than 200 square feet of floor area. 28.Building shall comply with fire and life safety provisions according to the 2022 California Residential Code. 29.Emergency escape and rescue openings that open on to decks or roofs shall require that a Request for Alternate Method of Construction be submitted for review during Building Division plan check. 30.Side yard terraces serving emergency escape and rescue openings shall include ladders to facilitate egress to public way required per code. 50 Planning Commission Resolution No. PC2023-040 Page 27 of 27 01-10-2023 31.Advanced 30-day notice shall be provided to adjacent neighbors prior to start of excavation for slope work or required shoring where the depth of the excavation is greater than the distance from the property line to the edge of the excavation. 32.Before the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to review and approval by the Building Division. 33.Before the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to review and approval by the Building Division. 34.Before issuance of building permits, the final WQMP shall be reviewed and approved by the Building Division. The implementation shall comply with the approved CPPP and WQMP and any changes could require separate review and approval by the Building Division. Public Works 35.An encroachment permit and encroachment agreement shall be obtained for the existing wall that encroaches into the Way Lane public right-of-way. 36.A sewer clean out shall be installed on the existing sewer lateral per City Standard 406. 37.Landscaping shall comply with the Restrictive Covenant and Agreement. 38.Existing drainage discharge pipes along Way Lane that discharge into the right-of- way above the roadway surface shall be modified so that the discharge will sheet flow into the right-of-way. Fire 39.Emergency Escape and Rescue windows shall be provided where required by the California Fire Code, California Building Code, and California Residential Code. 51 INTENTIONALLY BLANK PAGE52 Attachment No. PC 2 Application of Appeal 53 INTENTIONALLY BLANK PAGE54 55 56 57 58 59 From: Jim Mosher <jimmosher@yahoo.com> Sent: September 25, 2023 10:52 AM To: Lee, David Cc: jinxst@pacbell.net; ronyeoarchitect@gmail.com; danh@rhdo.com; walt@howald.us Subject: Re: Dawson Appeal [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. David, Thank you for your response to my questions. Reviewing our appeal form this morning, I believe the grounds for appeal are fairly clearly stated, and I hope you, after reviewing them, will be supporting the appeal, or at least remaining neutral. In addition to the need for analysis of the proposal's compatibility with the City's nascent Ocean Boulevard Vision Plan, with which my co-appellants are more conversant than me, I would like to add these two points of clarification: 1. The most fundamental question seems to be whether NBMC Subsection 21.38.040.G permits any addition to the existing nonconforming structure. I would respectfully suggest that in concluding that it does, the original analysis may have misread the code. Subsection 21.38.040.G.1.b clearly renders ineligible for additions any existing nonconforming structure that impairs coastal views. Staff may have misread this as asking, instead, whether the proposed addition would impair views more than they already are impaired. Unfortunately, it is difficult to know, for the analysis of this issue in Facts in Support of Finding L.6 of Resolution No. ZA2023-056 is confined to a reference to "Facts in Support of Finding L.13 and M.1." Neither of those, nor anything else I can find in the resolution, addresses view blockage by the existing structure (with the exception of acknowledgments that the existing chimneys "partially impede" or "interfere with" public views). We believe it is undeniable that the existing nonconforming structure at 2741 Ocean impairs views, not only of the ocean, but of the harbor, especially from the sidewalk and view road when looking in the direction of China Cove (with the beach totally blocked). Because of that, NBMC Subsection 60 21.38.040.G.1.b renders the existing structure at 2741 Ocean ineligible for any additions. 2. As pointed out in our appeal, even if additions were allowed (which we don't believe they are), or an entirely new structure were proposed, the original analysis did not address the CLUP policies allowing bluff face construction only within "the predominant line of existing development." I cannot guess what your analysis of this issue will be, but in addition to the reasoning mentioned in the appeal, I would point out that your department has historically used a stringline analysis to establish the predominant line. The application of that method to the last structure in a row is unclear, but I would point out the on aerial photos, the adjacent structure at 2735 Ocean Blvd. is the main anomaly beyond the predominant line connecting existing structures. Allowing incursions similarly close to the boulevard at 2741 Ocean would be adding yet another anomaly, not respecting the existing line. I hope this gives you additional food for analysis, and that you will be supporting the appeal. Yours sincerely, Jim Mosher On Thursday, September 21, 2023 at 04:04:18 PM PDT, Lee, David <dlee@newportbeachca.gov> wrote: Hi Jim, You can support more information if you would like. I would prefer for any new information to be included by October 5 so that staff can include it as an attachment to the report. If you would like staff to analyze or respond to additional information, please submit it before September 26 as I need to send my report to the attorney’s office for review. Thank you, 61 From: Jim Mosher <jimmosher@yahoo.com> Sent: October 02, 2023 4:31 PM To: Lee, David Cc: jinxst@pacbell.net; ronyeoarchitect@gmail.com; danh@rhdo.com; walt@howald.us Subject: Re: Dawson Residence Appeal (PA2022-0315) [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. David, I realize your deadline for suggesting issues needing further analysis has passed. However, in reviewing the PA2022-0315 materials presented to the Zoning Administrator on August 10, I notice something that appears to have been omitted. Namely, NBMC Sec. 21.38.040.G.2 states "When reviewing an application for an expansion of a nonconforming residential structure, the review authority shall consider" and lists three factors that must be considered, as follows: Note that this is different from the provision in the Zoning Code, NBMC Sec. 20.38.040.G.1, which requires a discretionary review based on special considerations (different from these) only when the requested addition to a nonconforming residence exceeds 50%. In the present case, the review authority will have before it "an application for an expansion of a nonconforming residential structure." And while I believe because the existing structure blocks coastal views Sec. 21.38.040.G.1 prohibits any expansion, should your staff report suggest expansion is possible, then Sec. 21.38.040.G.2 requires consideration of the three questions, irrespective of the magnitude of the requested expansion. 62 I do not believe the Zoning Administrator was asked to consider these three questions. Hopefully the Planning Commissioners will, should they think any expansion is allowed. -- Jim On Tuesday, September 26, 2023 at 10:44:56 AM PDT, Lee, David <dlee@newportbeachca.gov> wrote: Hi Jim, Received and will include in the report. Thanks, David Lee Senior Planner Community Development Office: 949-644-3225 100 Civic Center Drive Newport Beach, CA 92660 63 INTENTIONALLY BLANK PAGE64 Attachment No. PC 3 Staff Responses to Appeal 65 INTENTIONALLY BLANK PAGE66 Staff Responses to Appeal Reason 1: In February, the City Council endorsed the early stages of a long-range Ocean Boulevard Vision Plan to enhance the public experience along the boulevard’s entire length, including the area impacted by PA2022-0315. Response to Reason 1: On February 14, 2023, the City Council held a Study Session to review the Ocean Boulevard Vision Plan. The goal of the Vision Plan is to enlarge certain sidewalks, improve landscaping, which includes an improvement recommendation to monitor, trim, and remove existing hedges that restrict the ocean views. The Vision Plan also recommends that the Parks, Beaches and Recreation Commission review all new encroachment permits on Ocean Boulevard to ensure that the public benefit is not lost within the right-of-way. The Vision Plan is still in the study phases and has not been adopted. However, the project does comply with the preliminary goals outlined by the Vision Plan. The applicant is not proposing any improvements or encroachments in the right-of-way. The applicant has agreed to a condition of approval to restrict all landscaping to below Ocean Boulevard curb height which will enhance public views in comparison to existing conditions. The proposed additions are all below curb height and include the removal of three existing chimneys which are currently above the curb height and affect public views of the ocean from Ocean Boulevard. Reason 2: While it may remove three small chimneys from the roof of a large existing structure, and minor amounts of massing on that structure’s Way Lane side, it adds massive new development to the previously undeveloped bluff segment abutting Ocean Boulevard, in violation of the above policies (Policies 4.4.1-1 through 4.4.1-8, 4.4.3-8 and 4.4.3-9). Response to Reason 2: All additions and alterations to the principal structure comply with the Ocean Boulevard top of curb height limit pursuant to Section 21.30.060(B)(4) (Structures on Ocean Boulevard) of the NBMC. The project does not include an increase in the overall roof height of the residence previously authorized by Variance No. 1137, and therefore does not reduce existing views to the harbor and ocean. There is also no seaward extension of the upper floor. The addition to the upper floor is in the front of the property below the curb height of Ocean Boulevard and in compliance with the required 10-foot front setback. The upslope addition towards Ocean Boulevard does not impact the existing view of the harbor and ocean. The addition has been designed to be on the land-side of the existing home to ensure that the public views beyond the extent of the upper floors are preserved. 67 Reason 3: And while a new restriction of vegetation to below building height is welcome, the new development will not only be added to an area where the policies clearly prohibit it, but the new structures, much larger than needed to achieve the applicant’s primary design objective of creating interior connections between floors, will constitute a new and permanent obstruction to future enhancement of views toward the ocean and harbor entrance. Response to Reason 3: While the proposed interior staircase, which allows interior access between the various floors, is an important objective for the applicant’s proposal, the applicant also seeks additions to create a more livable residence. The addition and alterations include the reconfiguration of interior spaces, improving exterior spaces, and adding a variety of living areas which are suitable for the applicant’s private use. The areas of addition are within the maximum allowable floor area limits of the property and there are no deviations to height or setbacks with the request. The areas of addition are below the maximum height limitations, including the Ocean Boulevard top of curb. Reason 4: CLUP Policy 2.2.5-1 states, in relevant part, that “Legal nonconforming structures shall be brought into conformity in an equitable, reasonable, and timely manner as rebuilding occurs. Limited renovations that improve the physical quality and character of the buildings may be allowed.” The proposed 2,511 square feet, or more, addition of office, entryways and more, all visible from Ocean Boulevard, goes well beyond what is needed to achieve the applicant’s stated intent “to provide interior access to all residential levels.” Although Policy 2.2.5-1 is not mentioned in the resolution, Fact L.5 cites the provision of NBMC Subsection 21.38.040(G), which goes even further by allowing additions only to a nonconforming structure that “does not block or impair public views to and along the sea or shoreline or to coastal bluffs and other scenic coastal areas.” In this case the existing non-conforming structures most definitely blocks views of the harbor from Ocean Boulevard, as well as views to the bluff from the harbor. It would, therefore, appear to be ineligible for additions.” Response to Reason 4: As addressed by Fact 5.a in support of Finding L in the draft resolution, the project is consistent with Policy 2.2.5-1 (Nonconforming Structures and Uses). The existing residence was authorized by Variance No. 1137 and includes portions of the roof which exceed the Ocean Boulevard curb height. However, there is an expansive view of the harbor and ocean for motorists and pedestrians on Ocean Boulevard, and the existing residence does not block the view nor significantly impair it. When viewing west from Ocean Boulevard, there are existing views of the harbor, harbor entrance, Pacific Ocean, the jetty, West Jetty View Park, the Balboa Peninsula, and beyond (See Figure 1, below). 68 Figure 1: Westerly View from Ocean Boulevard When viewing southeast from Ocean Boulevard, there are existing views of the Pacific Ocean, the extended jetty into the ocean, Lookout Point, and Ocean Boulevard towards Corona del Mar State Beach. There are multiple existing palm trees that impair the view of the ocean. However, these trees are not located on the subject property but are instead maintained by the City as part of the public bluff area. Figure 2: Southwesterly View from Ocean Boulevard Harbor Entrance Jetty Pacific Ocean West Jetty View Park Balboa Peninsula Subject Property Subject Property Harbor Entrance Jetty Pacific Ocean City Tree 69 Overall, the project is proposing to improve the public view of the harbor and ocean, as viewed from Ocean Boulevard, through the removal of existing chimneys and maintenance of landscaping below the highest point of the residence. Reason 5: Policy 4.4.1-1 requires the City to “Protect and, where feasible, enhance the scenic and visual qualities of the coastal zone, including public views to and along the ocean, bay, and harbor and to coastal bluffs and other scenic coastal areas.” Fact L.6 of the resolution claims consistency with this policy (one of the two it mentions) by virtue of the proposals to remove three chimneys, shorten the length of guardrail along Ocean Boulevard and limiting landscaping “to be below the highest point of the residence.” This analysis ignores the fact that these minor visual enhancements are more than offset by the vast new bulk added to the Ocean Boulevard viewshed and that the looser limitations on the landscape height were part of the City’s abandonment of public right-of-way, which was never reviewed for consistency with the CLUP. Response to Reason 5: As addressed by Fact 5.b in support of Finding L in the draft resolution, the project is consistent with Policy 4.4.1-1 of the CLUP. There is no increase in the height of the existing residence, which was authorized by Variance No. 1137. The project design protects, as well as enhances, public views as it removes three chimneys from the roof and strictly limits the height of landscaping. Additionally, the guardrails along Ocean Boulevard are proposed to be reduced from existing conditions. Staff believes that these changes, along with the fact that the addition does not exceed the Ocean Boulevard curb height, will improve public views for motorists and pedestrians travelling on Ocean Boulevard. Reason 6: Policy 4.4.1-2 promises to “Design and site new development, including landscaping, so as to minimize impacts to public coastal views.” The existing structure already blocks views. The new structures proposed to be added to the bluff face will further impact the limited existing views looking along Ocean Boulevard toward the ocean, especially the views looking downward along the bluff toward the harbor entrance. Moreover, the new structures will permanently foreclose enhancement of those views if the bluff face at the neighboring property, 2735 Ocean Boulevard, were ever restored to a more natural state. Response to Reason 6: As illustrated in Figures 5 and 6 of the Staff Report, staff does not believe that the proposed addition will impact the views of the harbor and ocean along Ocean Boulevard. As previously discussed, the proposed additions are below the Ocean Boulevard curb height, and the project includes the removal of existing chimneys which currently are an impact to the view. The project also includes the reduction of guardrails along Ocean 70 Boulevard and a limitation on landscape height. There are existing City trees located adjacent to the property which currently impair public views towards the ocean. Furthermore, it is speculative to assume the property owner next door would voluntarily demolish their residence and return the bluff to a more natural state, nor would the policies and regulations of the City’s LCP require such restoration. Reason 7: Policy 4.4.1-3 promises to “Design and site new development to minimize alterations to significant natural landforms, including bluffs, cliffs and canyons.” The resolution’s Fact. L.6 acknowledges this policy and that the proposal involves significant alteration to an existing bluff. However, it appears to claim the alterations will “not be noticeable from the Ocean Boulevard” because they will be “below the curb height and the bluff is below the view plan of the visitors on Ocean Boulevard.” Although the views in this area are currently degraded by overgrown, non-native vegetation, this “fact” ignores the fact that visitors, particularly pedestrians on the abutting sidewalk, can and will look not only horizontally, but also down, over and along the bluff and see the alterations. And whatever their visibility (which we believe will be high), there is no evidence the alterations have been minimized. Response to Reason 7: As addressed by Fact 5.d in support of Finding L, the project is consistent with Policy 4.4.1-3 of the CLUP. Although the policy requires the alteration to bluffs to be minimized, it does not prohibit it. Two large natural bluff areas are proposed to remain. The proposed addition in the front of the lot is within the buildable area of the lot. The project minimizes the alteration of the property’s natural topography where possible. Furthermore, the expansion of the building footprint is concentrated between the existing dwelling and Ocean Boulevard opposite of Lookout Point Park, thereby preserving significant portions of the bluff area adjacent to the public area between the property and public walkway adjacent to Lookout Point. Reason 8: Policy 4.4.1-4 states “where appropriate, require new development to provide view easements or corridors designed to protect public coastal views or to restore public coastal views in developed areas.” The value to the public of a possible view easement, and why one is not appropriate in this case, is not addressed in the resolution. Response to Reason 8: As addressed by Fact 5.f in support of Finding L, the project is consistent with Policy 4.4.1-4 of the CLUP. The existing development was authorized by Variance No. 1137 which established the current height limitations of the upper floor. The required height limitation of the previously mentioned Section 21.30.060(B)(4) (Structures on Ocean Boulevard) of the NBMC essentially provides the same result as a view easement, as it 71 does not permit any structures to exceed the Ocean Boulevard curb height. Furthermore, the project is consistent with the policy as it restores the public coastal views through the removal of three existing chimneys, limits the height of landscaping, and reduces the number of guardrails on Ocean Boulevard. Reason 9: Policy 4.4.1-5 promises the City will “Where feasible, require new development to restore and enhance the visual quality in visual degraded areas.” PA2022-0315 is definitely in a visually degraded area. Proposed Condition of Approval 16 (“All landscaping located on private property, including trees, shall be maintained to be below the highest point of the residence”) hardly ensure the bluff will be restored to a natural state in keeping with the City’s long-range Ocean Boulevard Vision Plan. Response to Reason 9: As addressed by Fact 5.g in support of Finding L, the project is consistent with Policy 4.4.1-5 of the CLUP. Staff does not believe that the project location is located in a visually degraded area. The area provides a vast and expansive view of the harbor and ocean and includes nearby viewpoints such as Lookout Point and Inspiration Point. The project site is also located near the Corona del Mar State Beach ramps, which provides direct access to the beach and additional views of the ocean. The proposed remodel and addition seek to visually enhance the existing residence, which has been left vacant for some time and requires interior and exterior enhancements. Although the Vision Plan has been addressed in the response to Reason 1, above, staff emphasizes that the Vision Plan has not been approved or adopted by the City. The Vision Plan studies public rights- of-ways and public spaces, where the proposed project is located on private property and within the property’s required setbacks and buildable area. Reason 10: Policy 4.4.1-6 requires protection of public coastal views from a number of roads, including, specifically, Ocean Boulevard – a fact acknowledged in the resolution. Response to Reason 10: As previously mentioned, the proposed additions to the existing residence comply with the requirements of Section 21.30.060(B)(4) (Structures on Ocean Boulevard) of the NBMC, which implements this policy in the coastal zone. Other than the proposed guardrails along the property line, the areas of addition are all proposed to be under the Ocean Boulevard curb height, which will protect existing views. The project is also enhancing public views by removing existing chimneys, reducing guardrails, and limiting landscape height. 72 Reason 11: Policy 4.4.1-7 promises to “Design and site new development, including landscaping, on the edges of public coastal view corridors, including those down public streets, to frame and accent public coastal views.” PA2022-0315 adds significant new permanent development along the edge of a public coastal view corridor, but does nothing to frame or accent those views, including for the pedestrian for whom the new development will be most visible. Response to Reason 11: As addressed in Fact 5.i in support of Finding L, the project is consistent with Policy 4.4.1- 7 of the CLUP. The property is located on Ocean Boulevard and is directly adjacent to Lookout Point. The project has been designed so public views from Lookout Point will not be altered. Figures 5 and 6 of the staff report have been included to demonstrate the existing and proposed views of the harbor and ocean. Staff believes that the proposal ultimately improves the public view from Ocean Boulevard with the removal of the existing chimneys, reduction of guardrails along Ocean Boulevard, and limitation of landscape height. The project includes two large bluff areas, as seen in Figure 4 above, where there will be no new construction. Leaving these areas as natural bluff provides a transition from the residential zone on Ocean Boulevard and Way Lane to the public view point of Lookout Point and the Corona del Mar State Beach. Reason 12: Policy 4.4.3-8 commits the City to “Prohibit development on bluff faces, except private development on coastal bluff faces along Ocean Boulevard, Carnation Avenue and Pacific Drive in Corona del Mar determined to be consistent with the predominant line of existing development or public improvements providing public access, protecting coastal resources, or providing for public safety. Permit such improvements only when no feasible alternative exists and when designed and constructed to minimize alteration of the bluff face, to not contribute to further erosion of the bluff face, and to be visually compatible with the surrounding area to the maximum extent feasible.” While acknowledging PA2022-0315 proposes new development on Ocean Boulevard bluff face, where it would normally be explicitly prohibited, the Zoning Administrator’s approval essentially ignores this policy, apparently on the theory that the bluffs around China Cove are not cited in the “Bluff Overlay District” of the Implementation Plan. We do not believe that exempts them from the scope of this more general policy, nor there is any way the proposed development could be regarded as consistent with any “predominant line of existing development.” Specifically, when Corona del Mar was first subdivided in 1904, the China Cove bluff faces were not assigned lot numbers, but instead appear to have been reserved as shared open space. We are not aware of how residences began to be carved into the foot of the bluff, but as the CLUP acknowledges “The initial subdivision and development of these areas occurred prior to the adoption of policies and regulations intended to protect coastal bluffs and other landforms. Development in these areas is allowed to continue on the bluff face to be consistent with the existing development 73 pattern and to protect coastal views from the bluff top. However, development on the bluff face is controlled to minimize further alteration.” As Fact P.3 of the resolution notes, until October 1999, the entire area in which the new bluff face development is proposed was public right-of-way, it is not, and never has been, part of any “existing development pattern.” Indeed, the original subdivision shows a continuous band of public right-of-way from what is now Goldenrod to Lookout Point. As a result, the existing bluff face at 2741 Ocean is not part of any existing line of development, predominant or not. Because of that, Policy 4.4.3-8, in its effort to right the wrongs of past years, and preserve what little is left of our Ocean Boulevard coastal bluffs, clearly prohibits development on it. Response to Reason 12 The Project is consistent with Policy 4.4.3-8 of the CLUP, which prohibits development on bluff faces, except private development on certain coastal bluff faces including Ocean Boulevard when consistent with the predominant line of development. Section 21.28.040 (Bluff Overlay District) of the NBMC, implements said policy by establishing special development standards on identified bluff areas, consistent with the predominant line of development. In this case, the Property is not located in the Bluff Overlay District due to the extensive existing development along the block. Neighboring properties, such as 2735, 2727, 2723, 2711, and 2701 Ocean Boulevard have all developed the entire bluff face from Ocean Boulevard to Way Lane that include the principal residences and accessory structures such as stairs, walkways, parking spaces, driveways, and ornamental landscaping. Furthermore, consistent with the intent of this policy, the Project preserves significant areas of undisturbed bluff. There is an existing bluff area on the southwestern part of the lot directly below a public bluff part of Lookout Point park proposed to be preserved. Additionally, a bluff area located at the southeastern portion between the Property and the public walkway is proposed to be preserved. Reason 13: Policy 4.4.3-9 states that “Where principal structures exist on coastal bluff faces along Ocean Boulevard, Carnation Avenue, and Pacific Drive in Corona del Mar, require all new development to be sited in accordance with the predominant line of existing development in order to protect public coastal views. Establish a predominant line of development for both principle structures and accessory improvements. The setback shall be increased where necessary to ensure safety and stability of the development.” Again, this is an instance where a pre-Coastal Act principal structure exists, intruding into a coastal bluff face, inconsistent with modern views of coastal resource protection. Although the City has not honored the Policy 4.4.3-9 mandate to formally establish a predominant line of development for this segment of the Ocean Boulevard bluff faces, PA2022-0315 does not propose new development sited in accordance with any existing line of development. Instead, it proposes to create an entirely new line of development, permanently and irrevocably impacting the public’s enjoyment of coastal views. 74 Response to Reason 13: Section 4.4.3-9 is implemented by Section 21.30.030 (Natural Landform and Shoreline Protection) of the NBMC, which establishes development standards on coastal bluffs. Since the subject property is not located within a bluff or canyon overlay, nor is it in a planned community, Section 21.30.030 defaults the setback requirements for the property as required by the development standards for that coastal zoning district. In this case, the property is located in the R-1 coastal zoning district, which requires a ten-foot front setback pursuant to Setback Map S-10B. Therefore, the property is subject to the development standards of the R-1 coastal zoning district and not the Bluff Overlay district, as it was specifically excluded from the overlay. As previously mentioned, the majority of the bluff adjacent to the subject property has been altered and redeveloped with landscaping, walls, driveways, parking spaces, and walkways. The proposed addition between the existing residence and Ocean Boulevard complies with the required setbacks and is consistent with the existing and expected development pattern of the neighborhood. Reason 14: NBMC Section 21.38.040.G.2 states “When reviewing an application for an expansion of a nonconforming residential structure, the review authority shall consider” and lists three factors that must be considered, as follows: 2. Expansion shall be limited to a maximum of fifty (50) percent of the gross floor area of the existing structure; expansion of residential structures may be permitted up to a maximum of seventy-five (75) percent with the approval of a coastal development permit. When reviewing an application for an expansion of a nonconforming residential structure, the review authority shall consider: a. Whether the nonconforming structure can be modified to, or replaced with, a conforming structure that would restore or enhance visual quality in a visually degraded area; b. Whether the nonconforming structure, with or without the proposed addition, is visually compatible with the character of the surrounding area; and c. Whether the nonconforming structure is architecturally or historically significant; Note that this is different from the provision in the Zoning Code, NBMC Sec. 20.38.040.G.1, which requires a discretionary review based on special considerations (different from these) only when the requested addition to a nonconforming residence exceeds 50 percent. In the present case, the review authority will have before it "an application for an expansion of a nonconforming residential structure." And while I believe because the existing structure blocks coastal views Sec. 21.38.040.G.1 prohibits any expansion, should your staff report suggest expansion is possible, then Sec. 21.38.040.G.2 requires consideration of the three questions, irrespective of the magnitude of the requested expansion. 75 Response to Reason 14: The project expands the residence to 8,292 square feet, which is a 2,511-square-foot addition and less than the 2,890.5 square feet (50 percent) allowed for expansion of a nonconforming structure. Therefore, the proposed addition to the existing home complies with the 50 percent addition limit in Section 21.38.040(G) of the Implementation Plan. In response to Consideration “a” of referenced code section, the subject property is not located in a visually degraded area as evidenced by the view analysis. The area of the project provides a vast and expansive view of the harbor and ocean and includes nearby viewpoints such as Lookout Point and Inspiration Point. The project includes the removal of existing chimneys that currently exceed the Ocean Boulevard curb height and impair public views. Additionally, the project significantly reduces the amount of safety railings along Ocean Boulevard and is conditioned to limit the height of landscaping in order to enhance public views. In response to Consideration “b”, the project is visually compatible with the neighborhood, as it is the most southerly residence located on the Ocean Boulevard bluff which includes a row of six relatively large single-unit residences. When traveling south on Ocean Boulevard towards Corona del Mar State Beach, these residences are visible at or below the Ocean Boulevard curb height when looking east towards the harbor. Additionally, tall landscaping is planted and maintained along both the public right-of-way and private property. The project includes additions below the curb height which will maintain compatibility with the surrounding neighborhood. In response to Consideration “c”, although the existing nonconforming structure was constructed in 1962, the structure has no architectural significance and is not included on the City’s Historic Resource Inventory. 76 Attachment No. PC 4 August 10, 2023 Zoning Administrator Staff Report (No Attachments) 77 INTENTIONALLY BLANK PAGE78 CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT August 10, 2023 Agenda Item No. 7 SUBJECT: Dawson Residence (PA2022-0315) ▪ Coastal Development Permit ▪ Modification Permit ▪ Staff Approval SITE LOCATION: 2741 Ocean Boulevard APPLICANT: Blues 1905 LLC OWNER: Blues 1905 LLC PLANNER: David Lee, Senior Planner 949-644-3225, dlee@newportbeachca.gov LAND USE AND ZONING • General Plan Land Use Plan Category: Single Unit Residential Detached (RS-D) • Zoning District: Single-Unit Residential (R-1) • Coastal Land Use Plan Category: Single Unit Residential Detached – (6.0 – 9.9 DU/ AC) (RSD-B) • Coastal Zoning District: Single-Unit Residential (R-1) PROJECT SUMMARY The applicant proposes to remodel and add 2,511 square feet to an existing, non- conforming 5,781-square-foot single-unit residence, which results in a total of 8,292 square feet of gross floor area. The following discretionary approvals are requested to implement the project: • Coastal Development Permit: Required to authorize the remodel and addition of an existing non-conforming residence located on a bluff in the Coastal Zone. The scope of work includes grading and excavation, landscape and hardscape, drainage, a swimming pool, and various accessory structures; • Modification Permit: Required to authorize retaining walls and associate guardrails located within the front yard setback along Ocean Boulevard which exceeds the maximum 42-inch height limit and Ocean Boulevard curb height elevation; and • Staff Approval: Required for determination of substantial conformance with a previously approved variance which authorized deviations to height, floor area, and setbacks. 79 Dawson Residence (PA2022-0315) Zoning Administrator, August 10, 2023 Page 2 RECOMMENDATION 1) Conduct a public hearing; 2) This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Division 6, Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures) because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving a coastal development permit, modification permit, and staff approval under PA2022-0315 (Attachment No. ZA 1). BACKGROUND On June 1, 1961, Variance No. 653 was approved to allow a reduction of the front yard setback from 10 to 0 feet along Ocean Boulevard. During this time, the lot was 4,971 square feet in area, as a large portion of land between the residence and Ocean Boulevard was considered public right-of-way. The original residence and detached two- car garage were constructed in 1962. On November 6, 1986, the Planning Commission approved Variance No. 1137 (Attachment No. ZA 3), allowing an addition to encroach into the front setback along Ocean Boulevard, to exceed the allowable floor area limit, and to exceed the height limit. During this time, the Zoning Code required a two (2)-foot-six (6)-inch rear setback along Way Lane. Subsequently on December 8, 1988, the Planning Commission approved an amendment to VA1137 (Attachment No. ZA 4), which permitted an as-built open exterior stairway which exceeds the height limit and allowed it to encroach nine (9) feet six (6) inches into the required ten (10)-foot front setback. The approval also allowed an as-built mechanical storage room which further increased the gross floor area of the dwelling beyond the maximum floor area limits. Since these improvements went beyond the previous allowances of VA1137, the amendment was required. In 1989, the addition and a four (4)-car garage on Way Lane was completed, creating a 5,564-square-foot residence, which was 2.04 times the buildable area of the site at the time. On October 12, 1998, Resolution No. 98-66 was adopted by City Council to abandon a portion of the previously mentioned Ocean Boulevard right-of-way adjacent to the subject property. The abandoned right-of-way (5,556 square feet) was added to the subject property (see Figure 1, below), which expanded the lot area to 10,360 square feet and 80 Dawson Residence (PA2022-0315) Zoning Administrator, August 10, 2023 Page 3 consequently increased the buildable area (6,692 square feet) and floor area limit (10,038 square feet). On April 6, 2017, the Planning Commission approved Variance No. VA2015-005 for the demolition of the existing residence and the construction of a new single-unit residence which exceeded the required height limits and encroached into required setback on Way Lane. Since the project was not implemented within the time limits outlined in the Newport Beach Municipal Code (NBMC), the approval expired and was never constructed. Figure 1: Abandoned Right-of-Way Added to Property (Highlighted in Green) PROJECT DESCRIPTION The applicant proposes to remodel and add to the existing residence. The existing residence has been calculated to be 5,781 square feet1, which includes all livable area and garages. The proposed addition is 2,511 square feet, which creates a total of 8,292 square feet. Since the existing residence does not have interior access between all floors and requires the residents to use exterior stairs to access different floors, a primary design 1 Although Condition of Approval No. 2 of VA1137 (Amended) limited the maximum floor area to 5,564 square feet, a careful review of the construction plans confirms that the actual existing floor area that was constructed is 5,781 square feet. 81 Dawson Residence (PA2022-0315) Zoning Administrator, August 10, 2023 Page 4 consideration for the project is to include an interior staircase that allows interior access between the fifth floor (first floor when accessing from Ocean Boulevard) through to the second floor (as seen from Way Lane). Access to the garage is proposed to be available through exterior stairs as well as a new interior elevator that requires additional excavation and is recessed towards the interior of the lot. Other portions of addition include a new entryway, office, bathroom, and pantry on the fifth floor, closets and a bathroom on the fourth floor, a gym, wine cabinet, bedroom, bathrooms, and laundry room on the third floor, and pool storage on the second floor. An outdoor swimming pool on the second floor above the garage level is also proposed. The areas of addition include a Spanish tile roof, where the existing roof will be remodeled with a flat, grey-colored roof for architectural variety (see Figure 2, below). All additions are on the Ocean Boulevard side of the property and are less visible from Way Lane. Figure 2: Rendering of Addition, as seen from Ocean Boulevard The proposed remodel removes massing from the existing residence, as seen from Way Lane. The remodel does not result in any additional massing or encroachment on the Way Lane side of the property (see Figure 3, below). 82 Dawson Residence (PA2022-0315) Zoning Administrator, August 10, 2023 Page 5 Figure 3: Existing structure with massing removed (highlighted in grey) (left). Proposed massing after remodel (right). As previously discussed, the existing residence was granted a variance to exceed the height limit. Other than the removal of the existing chimneys which is an improvement for public views, the height of the existing roof is not proposed to change. The areas of addition are located on the higher portion of the slope, resulting in a lower overall building height. At the highest point, the addition is approximately 20 feet high above the sloped existing grade below. The addition does not exceed the curb height of Ocean Boulevard and complies with the current height standards of the Zoning Code. All applicable development standards are addressed in Table 1 on Page 6. Finally, the project includes a new modified exterior access stair from Ocean Boulevard. While the existing stair features a long runway to the existing entry, the addition of floor area relocates the entry way closer to Ocean Boulevard on a steep slope. This requires the reconfiguration of the existing staircase from a straight to L-shaped design, which requires retaining walls and associated guardrails above that exceed the height limit within the front setback. The proposed stairway requires a modification permit for deviation of height of an accessory structure, and is further discussed below. DISCUSSION Coastal Development Permit Land Use and Development Standards • The subject property is in the R-1 Coastal Zoning District, which provides for single- unit residential development. Other than the existing nonconformities and previously authorized building height and encroachments into the rear setback along Way Lane, the proposed project is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required, and the property is not eligible for a waiver for de minimis development because the property is in the Coastal Commission Appeal Area. 83 Dawson Residence (PA2022-0315) Zoning Administrator, August 10, 2023 Page 6 • The property is located within a row of uniquely oriented single-unit residences which are constructed between Ocean Boulevard and Way Lane. These lots have a steep slope that descend towards Way Lane. The proposed design, bulk, and scale of the development are consistent with the existing neighborhood pattern of development. • As previously discussed, the existing residence has several pre-existing nonconformities and was authorized by previous variances to allow for additional height and encroachment into the rear setback. Other than the requested deviation through a modification permit for new front setback retaining walls and associated guardrail to exceed the maximum height in a front setback and exceed the Ocean Boulevard curb elevation, the proposed remodel and addition to the existing residence conforms to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front 10 feet 10 feet Left Side 4 feet 4 feet Right Side 4 feet None (Existing condition)* Rear 10 feet None (Existing condition)* Allowable Floor Area (max.) 10,219 square feet 8,292 square feet Open Space (min.) 1,003 square feet 3,220 square feet Parking (min.) 3-car garage 3-car garage Height (max.) 24-foot flat roof 54 feet (existing flat roof)* 20 feet (new flat roof) *The existing dwelling is nonconforming in that portions of the dwelling and garage encroach into the rear 10-foot setback adjacent to Way Lane and portions of the garage also encroach into the 4-foot right-side setback. The existing height exceeds the maximum height standards. These deviations were permitted by Variance No. VA1137. However, all areas of addition comply with the required setback and height standards. There is no new addition in the rear of the property abutting Way Lane. • Pursuant to NBMC Section 21.38.040(G), (Nonconforming Structures) a nonconforming structure can be expanded up to fifty (50) percent of the gross floor area of the existing structure, if the nonconforming structure is consistent with the following: 1) does not impede public access to and along the sea or shoreline and to coastal parks, trails, or coastal bluffs; 2) does not block or impair public views to and along the sea or shoreline or to coastal bluffs and other scenic coastal areas; 3) conforms to coastal resource protection development regulations of NBMC Sections 21.28.040 (Bluff Overlay District), 21.28.050 (Canyon Overlay District), 21.30.030 (Natural Landform and Shoreline Protection), 21.30A (Public Access and Recreation), or Chapter 21.30B (Habitat Protection). The project does not impede public access or views to the sea. The subject property is not located in the designated Bluff or Canyon Overlay Districts. However, the project includes 84 Dawson Residence (PA2022-0315) Zoning Administrator, August 10, 2023 Page 7 grading of the property including approximately 1,400 cubic yards of cut and exporting to accommodate the addition and remodel. The preliminary grading plan has been reviewed by all applicable City departments such as Building, Public Works, and Geotechnical and has been conceptually approved. The property is not located in an environmentally sensitive habitat area (ESHA). • The project is consistent with Coastal Land Use Plan (CLUP) Policy 4.4.1-3 and NBMC Section 21.30.030 (Natural Landform and Shoreline Protection), as the project has been sited to minimize adverse impacts on bluffs to the maximum feasible extent. The areas which contain buildable area on the property are all similarly sloped so that there are no flat areas for development. Although the project includes an excavation of approximately 1,400 cubic yards from the private bluff area, it is a necessary component of the addition as the intention is to provide interior access to all residential levels through a new interior staircase and elevator which begins on the garage level. The proposed excavation is not visible from the Way Lane side of the property, which is where the views of the bluff are most prominent. The excavation will also not be noticeable from the Ocean Boulevard side of the property, as the residence is located below the curb height and the bluff is below the view plane of visitors on Ocean Boulevard. Overall, the project minimizes the alteration of the site’s natural topography where possible, including the approximately 85-foot wide triangular section of bluff on the southwestern part of the lot directly below a public bluff part of Lookout Point park. This triangular area is proposed to remain and appear as an extension of the public bluff area. Furthermore, the expansion of the building footprint is concentrated between the existing dwelling and Ocean Boulevard, thereby preserving significant portions of southeastern bluff area adjacent to the public bluff area between the subject property and the public walkway adjacent to Lookout Point (see Figure 4, below). 85 Dawson Residence (PA2022-0315) Zoning Administrator, August 10, 2023 Page 8 Figure 4: Existing Bluff Areas (Approximate property lines in yellow) • Proposed landscaping complies with NBMC Section 21.30.075 (Landscaping). A condition of approval is included that requires drought-tolerant species. Before the issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. Hazards • The property is in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved before the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC before building permit issuance. • A Preliminary Geotechnical Study has been prepared by Stoney Millar Consultants, Inc., dated December 6, 2022. The project has been designed consistent with the recommendations in the studies. Additionally, the structural engineers and contractors have developed a constructability plan that details the approach to demolition, excavation, and monitoring to minimize and eliminate potential impacts. Southwestern Bluff Preserved Southeastern Bluff Preserved Public Bluff Area Lookout Point 86 Dawson Residence (PA2022-0315) Zoning Administrator, August 10, 2023 Page 9 Water Quality • The Property is located approximately 150 feet from coastal waters. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived from construction chemicals and materials. The project design also addresses water quality through the inclusion of a post-construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. • Under Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality Management Plan (WQMP) is required. A preliminary WQMP has been prepared for the project by Toal Engineering dated, December 15, 2022. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, the use of a LID approach to retain the design storm runoff volume on-site, and documentation of the expected effectiveness of the proposed BMPs. The proposed modeling project includes a vastly upgraded drainage system and is particularly important given the proximity to China Cove, and improves the existing drainage system. Public Access and Views • The property is located between the first public road and the sea and does not currently provide nor inhibit public coastal access. Public access to Lookout Point is adjacent to the property. Additionally, pedestrian public access is provided by stairs from Lookout Point to Way Lane and China Code are located adjacent to the Property. Ocean Boulevard includes multiple access points to the public beach, including the Corona del Mar Main Beach Ramp and a walkway located at Inspiration Point. The project does not include any features that would obstruct access along these routes. • The project is consistent with CLUP Policy 4.4.1-1 and NBMC Section 21.30.100 (Scenic and Visual Quality Protection), as it has been sited and designed to protect and enhance the scenic and visual qualities of the coastal zone, including public views to and along the ocean and coastal bluffs. Ocean Boulevard is designated as a coastal view road by the CLUP. The existing three chimneys which exceed the height limit and partially impede public views of the ocean, are proposed to be removed from the Project. There are existing guardrails located on the property line along Ocean Boulevard that are approximately 55 feet wide, which are proposed to be replaced by new guardrails that are approximately 33 feet wide. The shorter segment of railings will enhance the existing public view of the ocean while providing the necessary fall protection for pedestrians on Ocean Boulevard. Additionally, as 87 Dawson Residence (PA2022-0315) Zoning Administrator, August 10, 2023 Page 10 required by Condition of Approval No. 16, all landscaping located on private property, including trees, are to be maintained to be below the highest point of the residence, which will further improve public views of the ocean as seen from Ocean Boulevard. The proposed addition to the residence at the front of the building does not exceed maximum heights or the Ocean Boulevard curb height, protecting and enhancing existing views to the ocean. • The subject property is located adjacent to and immediately north of Lookout Point, which is a designated public viewpoint in the CLUP and offers public views of the Pacific Ocean. The project is an addition to an existing residence which will maintain a design consistent with the existing neighborhood pattern of development for the row of residences between Ocean Boulevard and Way Lane and will not affect the existing views afforded from Lookout Point, as it is not between the viewpoint and the ocean. An additional designated public viewpoint, West Jetty View Park, is located approximately 1,700 feet across the Harbor entrance. The project does not disturb the public view of the bluff areas, as the areas of addition are behind the existing residence and are not visible from West Jetty View Park (see Figure 5, below). The height of the existing residence is not proposed to change. Figure 5: Existing view (top) and proposed view (bottom) from West Jetty View Park Subject Property Subject Property 88 Dawson Residence (PA2022-0315) Zoning Administrator, August 10, 2023 Page 11 • Ocean Boulevard is designated as a coastal view road by the CLUP. The existing three chimneys which exceed the height limit and partially impede public views of the ocean, are proposed to be removed from the Project. A portion of the existing wrought-iron guardrails located on the property line along Ocean Boulevard are also proposed to be removed, which will enhance the public views from Ocean Boulevard (see Figure 6, below). As a part of the Project Plans (Attachment No. ZA 5), the applicant has provided view simulations from Ocean Boulevard and West Jetty View Park (Sheets A024 and A025). Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts on public views. Figure 6: Existing view (top) and proposed view (bottom) from Ocean Boulevard Modification Permit • As previously discussed, the subject property has a sloping topography which slopes from Ocean Boulevard down towards Way Lane. Within the ten (10)-foot front yard setback, there is an approximate eight (8)-foot change in grade from Ocean Boulevard towards the interior of the lot. The steep decline creates a difficulty in constructing an entry staircase without higher retaining walls to support 89 Dawson Residence (PA2022-0315) Zoning Administrator, August 10, 2023 Page 12 the path of travel from Ocean Boulevard to the front entry of the Project. Due to the steep slope, retaining walls with required protective guard rails are needed and proposed to exceed the 42-inch height limit (approximately eight (8) feet above existing grade at worst case). • Since the addition reduces the amount of space for a straight staircase similar to the existing condition, the proposed staircase features an L-shape design with two portions of steps and two landings, which is supported by higher retaining walls and protective guard rails above (see Figure 7, below). Figure 7: Existing Stairs (top) and Proposed Stairs (bottom) highlighted in blue • The requested retaining wall system, which supports the entry stairway, spans an approximate 33 feet in width, which is relatively small compared to the approximately 120-foot wide lot. The staircase occupies approximately 250 square feet of the ten (10)-foot front yard setback area, which is approximately 1,200 square feet in area. The retaining walls and protective guardrails, which provide support to the stair system, are relatively small in scale and will not be detrimental to the neighborhood or general public. • The proposed retaining walls and associated guardrails range from approximately seven (7) to eight (8) feet tall from existing grade. All proposed guardrails located within the front setback area are approximately 3.5 feet above the retaining wall below. At the worst-case slope area, the highest part of the retaining wall and associated guardrail is 8.13 feet above existing grade (69.61 feet North American Vertical Datum of 1988 (NAVD 88) top of rail elevation above 61.48 feet NAVD 88 existing grade). Detailed plans outlining the heights of all accessory structures are included on Sheet A021 on the Project Plans (Attachment No. ZA 5). • Currently, the existing entry system includes guardrails approximately 55 feet in width and include eight (8) pilasters that all exceed the Ocean Boulevard curb height by approximately three (3) feet. The proposed entry system, which replaces the existing, is smaller measuring approximately 33 lineal feet in width and includes only three (3) pilasters ranging in height from three (3) to 3.5 feet in height above 90 Dawson Residence (PA2022-0315) Zoning Administrator, August 10, 2023 Page 13 the curb height. At the worst-case area, the top of railing is only 3 feet above the curb elevation. • Overall, the reduced width of the proposed railing system is an improvement compared to the existing conditions. Additionally, the proposed railings are an open, wrought-iron design, which maintains view opportunities to the ocean. Although the railings exceed the curb height, they are not comprised of a solid material and are not tall enough to significantly alter the public view of the ocean. Staff Approval • The existing height of the residence, which was constructed to be approximately 54 feet high from existing grade at the southwest and northwest property corners, was authorized by the Planning Commission on November 6, 1986 to exceed the height limit through Variance No. VA1137. Although the project does not propose to modify the existing approved roof height, it includes an addition towards the Ocean Boulevard bluff side which is approximately 20 feet high from existing grade where there is a more severe slope. The areas of addition do not exceed the Ocean Boulevard curb height and comply with the current height standards of the Zoning Code. • VA1137 also authorized the dwelling to exceed the maximum allowable floor area and included Condition of Approval No. 3, which states that the gross floor area of the structure shall not exceed 5,264 square feet (1.93 times the buildable area). The subsequent amendment approved for VA1137 allowed an additional 300 square feet of as-built structures, totaling a maximum allowed floor area of 5,564 square feet (2.04 times the buildable area). At the time of the approval of VA1137, the lot area was 4,971 square feet and the buildable area was 2,725 square feet. The area between the existing dwelling and Ocean Boulevard was considered public right-of- way. However, in October of 1999, the City Council adopted Resolution No. 98-66 which vacated and abandoned a 5,556-square-foot portion of the Ocean Boulevard right-of-way and added it to the Property. This resulted in an increased lot area of 10,360 square feet and increased buildable area to 6,692 square feet. Condition No. 3, which intended to minimize the size of the residence in relation to the lot area at the time, is no longer applicable since the buildable area is now larger. The applicant is proposing to add to the existing residence, resulting in an 8,292-square-foot residence, where the maximum floor area is now 10,038 square feet (6,692 x 1.5 = 10,038). • As a part of the approval for VA1137, the City prepared a Negative Declaration under the provisions of the California Environmental Quality Act (CEQA) which stated that the residence would not have a significant effect on the environment, and incorporated six mitigation measures as conditions of approval Nos. 9 through 14 for the project. 91 Dawson Residence (PA2022-0315) Zoning Administrator, August 10, 2023 Page 14 • Preliminary grading plans, erosion control plans, and Water Quality Management Plan (WQMP) have been conceptually reviewed by applicable City departments, including Planning, Building, Geotechnical, and Public Works. If approved by the Zoning Administrator, the Project will be required to obtain building permits through plan check review, where additional review and approval of these plans are required. The required plans and process satisfy the mitigation measures and conditions of the original Negative Declaration as part of VA1137. • The project’s additional floor area and alterations comply with all applicable development standards. There is no additional height beyond the existing height, which was authorized by VA1137. The new floor area complies with all required height limits. The remodel of the existing structure removes massing on multiple levels, as well as removes three existing chimneys which exceeded the height limit and interfered with public views of the ocean. • Other than the requested modification permit for retaining walls, associated guardrails, and pilasters which exceed the height limits in the front yard setback, all new construction is below the top of curb height of Ocean Boulevard. At the time of the approval of VA1137, the existing railings, which are approximately 55 feet wide along the Ocean Boulevard property line, were located within the public right-of-way and it was recognized that the railings would remain in place. This was prior to the City’s abandonment of the right-of-way and dedication of the land to the Property. The project includes the replacement of the existing railings with a shorter, 33-foot wide segment of railings. While the proposed railings are designed to be open wrought-iron and improve the public views compared to the existing condition, it continues to provide fall protection for pedestrians traveling on the Ocean Boulevard right-of-way. • The project includes rehabilitated landscaping areas. Condition of Approval No. 5 of VA1137 allowed for trees and shrubs located on the Ocean Boulevard slope to be maintained above the top of curb, up to the height of the existing railings. For the project, the species of trees have been reviewed and Condition of Approval No. 16 specifies that all landscaping located on private property, including trees, shall be maintained to be below the highest point of the residence, which is an improvement for public views compared to the existing requirement. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) under Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. 92 Dawson Residence (PA2022-0315) Zoning Administrator, August 10, 2023 Page 15 Class 3 exempts the demolition of up to three (3) single-unit residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the remodel and 2,511-square-foot addition to an existing single-unit residence. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the city website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director by the provisions of Title 21 (Local Coastal Program [LCP] Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal to the Coastal Commission) of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: ______________________ David Lee, Senior Planner JM/dl 93 INTENTIONALLY BLANK PAGE94 Attachment No. PC 5 Minutes of the August 10, 2023 Zoning Administrator Meeting 95 INTENTIONALLY BLANK PAGE96 MINUTES OF THE MEETING OF THE NEWPORT BEACH ZONING ADMINISTRATOR 08/10/2023 Page 4 of 6 Action: Approved as amended ITEM NO. 7 Dawson Residence Coastal Development Permit, Modification Permit, and Staff Approval (PA2022-0315) Site Location: 2741 Ocean Boulevard Council District 6 David Lee, Senior Planner, provided a project description stating that the application is for a Coastal Development Permit, Modification Permit, and Staff Approval. The request is for a residential remodel and addition of 2,511 square feet to an existing 5,781-square-foot single-unit residence, for a total of 8,292 square foot gross floor area. Mr. Lee described the existing conditions of the residence. The proposed addition and remodel would provide interior access between floors, and includes a new entry way, various rooms, and an outdoor swimming pool above the garage. Furthermore, he addressed the approved variances from 1961 and 1986 (VA1137). Mr. Lee discussed the facts in support of findings for the Coastal Development Permit. The subject property is located within a row of uniquely oriented single residences between Ocean Blvd and Way Lane, with a steep slope that descends toward Way Lane. This project is consistent with surrounding development since neighboring residences have developed into the bluff with the purposes of establishing access from Ocean Boulevard. Mr. Lee stated that the development is considered existing non-conforming with the aspects authorized from previous variances. However, the proposed area of addition has a building height of 20 feet and complies with applicable development standards. Mr. Lee stated that the project is located on a bluff, however, the site is not part of the Bluff Overlay as indicated by the Local Coastal Program Implementation Plan. The project includes 1,400 cubic yards of cut and exporting to accommodate this remodel and addition and has been reviewed pursuant to Coastal Land Use Plan Policy 4.4.1-3. Alterations to the bluff are not visible from Way Lane, as the bluff is behind existing residences, and visibility will not be reduced from Ocean Boulevard as the project will remain under curb height from the Ocean Boulevard surface grade. The bluff portion to the southeast and southwest will remain preserved. Mr. Lee stated that a preliminary geotechnical study has been provided which includes a constructability plan to minimize potential impacts to the bluff. Mr. Lee discussed how coastal access is not impeded even though the location is between First Road and the sea, due to coastal access points adjacent to the property, such as a path and stairway at Lookout Point to the south of the property. The project includes a reduction in massing from existing to enhance public views of the ocean by offering removal of three (3) existing chimneys and additional massing to be removed which will improve views from Ocean Boulevard viewpoint above. Additionally, a reduction in massing from the existing 55-foot guardrails are to be replaced by a 33-foot wide guardrail, which improves coastal views for both motorists and pedestrians on Ocean Boulevard. Mr. Lee stated that a condition of approval has been included to maintain all landscaping including trees, to be below highest point of residence. The subject property does not affect coastal views or access from Lookout Point or public beach access as the property is not between the park and the beach. Mr. Lee provided facts in support of findings for the requested Modification Permit. He discussed the necessity of the taller retaining walls and guard rails due to the steep slope. The retaining walls, which support the entryway stair system, are relatively small compared to the setback area and overall lot width. The guardrail system will serve as fall protection for pedestrians traveling along the edge of Ocean Boulevard as well as those residents and guests entering the property. The guardrail will have a maximum height of three (3) feet above curb elevation along Ocean Boulevard. Staff proposed a condition that the railing consists of a wrought iron with a minimum of 40 percent open design to maintain views of ocean and bay. Mr. Lee discussed the Staff Approval for the substantial conformance to Variance No. VA1137, which authorized a building height of 54 feet from existing grade and floor area which exceeded the previous floor area limit. The proposed addition does not exceed the existing height and complies with height requirements. The proposed floor area, including the addition, does not exceed the floor area limit. Landscaping including trees and shrubs was originally permitted to reach heights matching the top of the railings along Ocean Boulevard, and the project is conditioned so that all vegetation growth does not exceed the height of the residence to improve sightlines and coastal views. 97 MINUTES OF THE MEETING OF THE NEWPORT BEACH ZONING ADMINISTRATOR 08/10/2023 Page 5 of 6 Mr. Lee addressed written correspondence from Jim Mosher. Mr. Lee stated that the Zoning Administrator is the appropriate review body. The record is unclear regarding possible previous coastal development permits. However, Mr. Lee stated that Coastal Commission staff had reviewed the staff report and corresponded that all concerns regarding the project scope and public views were addressed in the staff report. The Local Coastal Program includes maps that indicate the property as proposed, which includes the land which was previously abandoned as a public right-of-way by the City. Finally, staff considers the project to be consistent with the predominant line of existing development. The applicant proposes to maintain a large portion of the existing bluff. Although the project is not in the bluff overlay, staff has still analyzed the project to be applicable to the Coastal Land Use Plan policies for protection of natural landforms. Applicant Sara Pijuan and Timothy Reynolds of KAA Design group, on behalf of the Owner, stated that they have reviewed the draft resolution and agree with all the required conditions. Zoning Administrator Zdeba opened the public hearing. A member of the public, Jim Mosher, spoke and stated that he has concerns regarding the City Council action in 1999 and questioned who maintains the landscaping in the abandoned right-of-way area. Mr. Mosher also questioned if the homeowner paid for the increase of their lot size or if it was gifted by the City. He also questioned if the proper analysis was completed since the project is located on a bluff. Mr. Mosher requested to review the correspondence from Coastal Commission staff. Mr. Mosher questioned if the project could be accomplished with less alteration to the bluff. In addition, he stated that Ocean Boulevard is a public view road and that it applies to both motorists and pedestrians. Mr. Mosher stated his concern about the proposed pilasters and how they appear to be out of scale. Another member of the public, Catherine Callender, spoke and stated her concerns regarding the upkeep of the charm of China Cove. She stated her concerns about the access issues for delivery trucks on Way Lane, and if the building mass is increasing on Way Lane. Mr. Lee responded and stated that staff has provided appropriate analysis of the project and does not have concerns regarding the property lines of the subject property. The project is not in the Bluff Overlay of the Implementation Plan, which implements certain Coastal Land Use Plan policies regarding bluff properties. Staff believes that there are thorough renderings and analysis for the public views for both motorists and pedestrians. Staff believes that the reduction of the number of pilasters is improving the public views. Mr. Lee clarified that there is no added massing to the Way Lane side of the project, and that the addition is occurring on the Ocean Boulevard side. Zoning Administrator Zdeba confirmed with the applicant that there is no projection past the existing structure on Way Lane. Zoning Administrator Zdeba confirmed with Mr. Lee that City departments have reviewed the project and have no concerns on access on Way Lane. Zoning Administrator Zdeba added a standard condition of approval regarding a construction management plan prior to approval to building permit issuance that would be reviewed by Planning and Public Works. The applicant agreed to the proposed condition. Zoning Administrator Zdeba closed the public hearing. Action: Approved as amended V. PUBLIC COMMENTS ON NON-AGENDA ITEMS None. VI. ADJOURNMENT The hearing was adjourned at 11:06 a.m. 98 Attachment No. PC 6 Public Comments from Zoning Administrator Meeting 99 INTENTIONALLY BLANK PAGE100 1 From:Jim Mosher <jimmosher@yahoo.com> Sent:August 09, 2023 1:59 PM To:CDD Subject:Comments on ZA Item 7 (Aug. 10, 2023 hearing: Dawson Residence, PA2022-0315) With regard to Item 7 on the Newport Beach Zoning Administrator's August 10, 2023, agenda (Dawson Residence, PA2022-0315), I hope the Zoning Administrator will consider the following concerns: * This seems like an application of sufficient complexity and staff interpretation that it should have been referred to the Planning Commission for decision. * Much of the analysis relies on Variance No. VA1137, approved by the Planning Commission on November 6, 1986. On a quick reading of the resolution, I am unable to find any assurance VA1137 was ever analyzed for consistency with the City's Coastal Land Use Plan or the State's Coastal Act, or that a coastal development permit was approved for any resulting project. Yet prior findings by the Coastal Commission would seem relevant. * I am similarly concerned about the reliance on the October 12, 1998, City Council Resolution No. 98-66 abandoning a portion of the Ocean Boulevard right-of-way and merging it with the subject property, more than doubling the lot size and buildable area. Turning former dedicated open space in a view-sensitive area into private buildable property seems of questionable compliance with the Coastal Act. Like a lot merger, this seems to me the sort of action requiring a coastal development permit, yet I find no evidence one was ever considered or granted. * I am also concerned about the offhanded dismissal of impacts on public views. The examples of views from Ocean Boulevard shown on handwritten page 95 appear to assume the public is confined to motorists. But I would assume for pedestrians walking south on that sidewalk toward Lookout Point, the current development allows a vista to open along the slope when looking toward the harbor waters below. I would guess that will be blocked, but I find no analysis of it. * I also notice the resolution acknowledges the existing home is built on a coastal bluff, and I assume the landform in the area of the 1998 right-of-way abandonment remains largely untouched. The applicant seeks substantial alteration of it. While I see the resolution claims to consider consistency with CLUP Policies 4.4.1-1 and 4.4.1-3, it appears to ignore other CLUP policies protecting natural landforms, such as 4.4.3-8 and 4.4.3-9, which specifically prohibit development on Ocean Boulevard bluff faces unless determined to be consistent with the predominant line of existing development. The proposed project clearly extends development upward into what had historically been, and continues to be, a natural bluff face. * Similarly, CLUP Policy 4.4.3-11, requires applications for new development on bluffs to include an analysis of slope stability. That might possibly be covered by the geotechnical reports cited in the resolution, but the assurances they included slope stability are vague at best. Zoning Administrator - August 10, 2023 Item No. 7a Additional Materials Received Dawson Residence Coastal Development Permit, Modification Permit, and Staff Approval (PA2022-0315) Yours sincerely, Jim Mosher 101 INTENTIONALLY BLANK PAGE102 Attachment No. PC 7 Variance No. VA1137 103 INTENTIONALLY BLANK PAGE104 COMMISSIONERS MINUTES yGt^t^GCAo GZZ ZN 99ZC A S November 6, 1986 Z9 ZC Zaf,;ti CITY OF NEWPORT BEACH ROLL CALL INDEX Variance No. 1137 (Public Hearing) Item No.6 Request to permit alterations and additions to an Variance existing single family dwelling on the bluff side of No. 1137 Ocean Boulevard which currently exceeds the 24 foot basic height limit in the 24%28 Foot Height Limitation Approved District. The proposed variance includes a request to further exceed the basic height limit without extending above top of curb on Ocean Boulevard and to allow the gross structural area of the dwelling to exceed 1.5 times the buildable area of the site. The proposal also includes a modification to the Zoning Code so as to allow a portion of the proposed addition to encroach 9 feet 6 inches into the required 10 foot front yard setback, adjacent to Ocean Boulevard, and the accep- tance of an environmental document. LOCATION: A portion of Block 033, Corona del Mar, located at 2741 Ocean Boulevard, on the southwesterly side of Ocean Boulevard, at the southerly terminus of Goldenrod Avenue, in Corona del Mar. ZONE: R -1 APPLICANT: Rod Emery, Corona del Mar OWNER: Doris E. Russell, Corona del Mar James Hewicker, Planning Director, referred to letters received from Elaine Y. Zweber, 2804 Ocean Boulevard, dated October. 28, 1986, and the Corona del Mar Community Association dated November 6, 1986, stating their concerns regarding the proposed project. The public hearing was opened in connection with this item, and Mr. Jerry King, 3187 Airway, Costa Mesa, appeared before the Planning Commission on behalf of the applicant, and he referred to a letter from Mr. and Mrs. Franklin 1. Remer, dated October 27, 1986. Mr. King presented an overview of the subject application and he stated that the applicant concurs with the findings and conditions in Exhibit "A ". Mr. Rod Emery, applicant, appeared before the Planning Commission, and stated that every effort has been made to meet the concerns of the neighbors. He pointed out that the requested increase to 1.9 times the buildable area is a result of attempting to add off - street parking with the addition of a 4 car garage. Mr. Emery 38- 105 COMMISSIONERS MINUTES November 6, 1986 CITY OF NEWPORT BEACH INDEX commented that if the lot were of a more regular shape, he could build within the 1. 5 times the buildable area without requiring a Variance. Mr. Emery read a petition signed by 42 neighbors in support of the Variance, and he pointed out that the aforementioned Mr. and Mrs. Remer and Mr. and Mrs. Zweber also signed the petition. Mr. Bryon Jeannette, architect, appeared before the Planning Commission. Mr. Jeannette described from an exhibit, how the roof will conform to the highest point of the curb. The public hearing was closed at this time. Mr. Hewicker referred to Exhibit "A", Condition No. 5, and requested the condition be modified to state: "That all trees and shrubs located within the slope area of Ocean Boulevard and within the subject property, shall be trimmed or cut prior to the issuance of a Building is Permit, and maintained on a continuous basis.." In response to staff's recommendation, Mr. Emery replied that he has not yet closed escrow on the property, and there could be a problem trimming the trees before escrow closed. Discussion followed regarding trimming and cutting trees vs. removal of the trees. William Ward, Senior Planner, pointed out that the staff report suggested the removal of trees; however, the aforementioned Condition No. 5 states that all trees and shrubs be trimmed or cut. In reference to the overgrown landscaping on City property adjacent to the subject site, Mr. Hewicker commented that the City has property in key locations where there are public views that need to be maintained; however, he said that these views in many cases, have been reduced or eliminated because the City has not maintained the landscaping. Motion 1.111 IxI Motion was made to approve Variance No. 1137, subject to the findings and conditions in Exhibit "A ", including modified Condition No. 5 adding "prior to the issuance of a Building Permit ". Commissioner Person stated that he would support the motion. He reasoned that this is a proper site for a Variance, and the residents in the neighborhood support the project. 39- 106 COMMISSIONERS . MINUTES November 6, 1986 @ \ CITY OF NEWPORT BEACH ROLLCALI-11 I Jill I I INDEX All Ayes I I I I I I I I Motion voted on to approve Variance No. 1137 and Environmental Document, MOTION CARRIED. A. ENVIRONMENTAL DOCUMENT FINDINGS: 1. That the environmental document has been prepared in compliance with the California Environmental Quality Act (CEQA)., the State EIR Guidelines and City Policy. 2. That the contents of this environmental document have been considered in the various decisions on the project. 3. That in order to reduce adverse impacts of the proposed project, all feasible mitigation measures discussed in the environmental document have been incorporated into the proposed project. I I I I I I I( VARIANCE NO. 1137 FINDINGS: 1. That there are exceptional or extraordinary circumstances applying to the land, building, and use proposed in this application, which circum- stances and conditions do not generally apply to land, building and /or uses in the same district inasmuch as the subject property maintains a very steep slope which is significantly different than other lots on the upland side of Ocean Boulevard, and the buildable area percentage of the subject property is lower than the typical Corona del Mar lot. 2. That the granting of a variance to exceed the permitted building height and area is necessary for the preservation and enjoyment of substantial property rights of the applicant, inasmuch as the proposed building is of comparable height to other buildings on the bluff side of Ocean Boulevard and will contain a similar amount of gross floor area as other developments on the bluff side of Ocean Boulevard. 3. That the establishment, maintenance, and operation of the use, property, and building at the proposed height and area will not be detrimental to the flit 107 COMMISSIONERS MINUTES November 6, 1986 CITY OF NEWPORT BEACH INDEX health, safety, peace, comfort, and general welfare of persons residing or working in the neighborhood of such proposed use or detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. 4. That the proposed development is consistent with the Land Use Element of the General Plan and the adopted Local Coastal Program, Land Use Plan, and is compatible with surrounding land uses. 5. That the proposed construction within the required front yard setback will not, under the circum- stances of this particular case, be detrimental to the health, safety, peace, comfort, and general welfare of persons residing or working in the neighborhood of such proposed use or be detri- mental or injurious to property and improvements in the neighborhood or the general welfare of the City and further that the approval of said en- croachment is consistent with the legislative intent of Title 20 of the Zoning Code. CONDITIONS: 1. That the development shall be in substantial conformance with the approved revised plot plan, floor-plans, and elevations except as noted below. 2. Except for the chimney, permitted in Condition No. 6 below, all new construction shall not extend above the top of curb on Ocean Boulevard. 3. That the gross floor area of the structure shall not exceed 5,2641 sq.ft. (1.93 x buildable area). 4. That as long as the property is developed with a structure which exceeds 1.5 times the buildable area, the applicant shall record a covenant, the form and content of which is acceptable to the City Attorney, binding the applicant and its successors in interest in perpetuity, so as to limit the use of the existing and proposed garages for the storage of vehicles only. 41- 5. That all trees and shrubs located within the slope area of Ocean Boulevard and within the subject property, shall be trimmed or cut prior to the issuance of a Building Permit, and maintained on a continuous basis so as not to project above a 41- 108 COMMISSIONERS MINUTES Gy 9 yy o yin November 6, 1986 a CITY OF NEWPORT BEACH ROLL CALL INDEX sight line established between a point equal to the height of the existing wrought iron fence located in front of the property and the back edge of the finished roof line of the structure. Said requirement shall apply to the full width of the site. 6. That the new chimney shall not exceed the minimum height required by the Uniform Building Code. 7. That the displaced sections of curb on Ocean Boulevard shall be replaced. 8. That the abandoned 12 inch storm drain that crosses the subject property be removed or the remaining section between the Ocean Boulevard curb inlet.and the property be filled with sand slurry. 9. Development of the site shall be subject to a grading permit to be approved by the Building and Planning Departments. 10. That a grading plan shall include a complete plan for temporary and permanent drainage facilities, to minimize any potential impacts from silt, debris, and.other water pollutants. 11. An erosion, siltation *and dust control plan, if required, shall be submitted and be subject to the approval of the Building Department and a- copy shall be forwarded to the California Regional Water Quality Control Board, Santa Ana Region. 12. The velocity of concentrated run -off from the project shall be evaluated and erosive velocities controlled as part of the project design. 13. That grading shall be conducted in accordance with plans prepared by a Civil Engineer and based on recommendations of a soils engineer and an engi- neering geologist subsequent to the completion of a comprehensive soil and geologic investigation of the site, said report shall be subject to the approval of the City Grading Engineer prior to the issuance of a grading permit and shall include a detailed slope stability analysis. Permanent reproducible copies of the "Approved as Built" grading plans on standard size sheets shall be furnished to the Building Department. 42- 109 COMMISSIONERS MINUTES y ^ y November 6, 1986 dh 1 700\1r CITY OF NEWPORT BEACH ROLL CALL INDEX 14. That erosion control measures shall be done on any exposed slopes within thirty days after grading or as approved by the City Grading Engineer. 15. That this variance shall expire unless exercised within 24 months of the date of approval as specified in Section 20.82.090A of the Newport Beach Municipal Code. x Request to Establish Grade (Discussion) Item No.7 Request to establish grade for the purpose of measuring Request to building height on property located in the 24/28 Foot Establish Height Limitation District. Grade LOCATION: A portion of Lot 5, all of Lot.6, and a a Action portion of Lot 7,, Block 139, Corona del TakenT Mar, located at 3308 Ocean Boulevard, on the northeasterly side of Ocean Boule- vard, between Marguerite Avenue and Marigold Avenue, in Corona del Mar. ZONE: R -1 APPLICANT: William F. Cohen, Newport Beach OWNER: Same as applicant Commissioner Koppelman stepped down from the dais because of a possible conflict of interest. James Hewicker, Planning Director, referred to a letter received from the Corona del Mar Community Association dated November 6, 1986. Mr. Jerry King, 3187 Airway, Costa Mesa, appeared before the Planning Commission on behalf of the applicant. Mr. King stated that several residents on Ocean Boulevard have modified their property over a period of years so that now their property is not built at the original grade. He explained the inconsistency of the grade of the subject property from the front of the property to the rear property line at the alley. He pointed out that the two .properties adjacent to the subject site, and the subject property, were constructed on their lots prior to the grading requirements of 1972, and that the existing structure has an average height of 26.9 feet above the height of 43- 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 125 126 127 128 129 130 131 132 133 134 135 136 137 138 139 140 141 142 Attachment No. PC 8 Variance No. VA1137 (Amended) 143 INTENTIONALLY BLANK PAGE144 145 146 147 148 149 150 151 152 153 154 155 156 157 158 159 160 161 162 163 INTENTIONALLY BLANK PAGE164 165 166 167 INTENTIONALLY BLANK PAGE168 Attachment No. PC 9 Updated View Renderings 169 INTENTIONALLY BLANK PAGE170   6 7Ó,"" č  6 ‡ 8-/  6 7£,"" č  6 ‡ 8-/  6 7Î,"" č  6 ‡ 8-/  1-/ ‡ 9*č  6 7Î,"" č  6 ‡*,"*"-  6 7£,"" č  6 ‡*,"*"-  6 7Ó,"" č  6 ‡*,"*"-  čäÓ{č /…ˆÃ`œVՓi˜ÌVœ˜Ì>ˆ˜Ãˆ˜vœÀ“>̈œ˜«Àœ«ÀˆiÌ>ÀÞ̜ƂƂ iÈ}˜ÀœÕ«]˜V°>˜`ˆÃvÕÀ˜ˆÃ…i`ˆ˜Vœ˜vˆ`i˜VivœÀ̅iˆ“ˆÌi`«ÕÀ«œÃiœviÛ>Õ>̈œ˜]Lˆ``ˆ˜}œÀÀiۈiÜ°/…ˆÃ`œVՓi˜ÌœÀˆÌÃVœ˜Ìi˜ÌÓ>Þ˜œÌLiÕÃi`vœÀ>˜ÞœÌ…iÀ«ÕÀ«œÃi>˜`“>Þ˜œÌLiÀi«Àœ`ÕVi`œÀ`ˆÃVœÃi`̜œÌ…iÀÃ܈̅œÕÌ̅i«ÀˆœÀÜÀˆÌÌi˜Vœ˜Ãi˜ÌœvƂƂ iÈ}˜ÀœÕ«]˜V°ƂÀˆ}…ÌÃÀiÃiÀÛi`°^ œ«ÞÀˆ}…ÌÓäÓ£ 524*'$ «Àˆ˜Ìi`\ `À>ܘLÞ\ ÃV>i\ ÅiiÌ\ «Àœ°˜œ° 1%'#0 4'5+&'0%' «ÀœiVÌ\ `À>܈˜}ˆÃÃÕi`>ÌiÃÉÀiۈȜ˜Ã\ Vœ«ÞÀˆ}…Ì\ 0'985':+56+0)564''68+'95 1%'#0$.8&%1410#&'./#4%#75#  architectsevens `>Ìi ÃÕL“ˆÌÌ> äÎÉänÉÓÎ äxÉ£xÉÓÎ äÈÉ£{ÉÓÎ äÇÉÓÇÉÓÎ £äÉ£ÇÉÓÎ *-ÕL“ˆÌÌ> *-ÕL“ˆÌÌ> *-ÕL“ˆÌÌ>6 *>˜ …iVŽ,iÃÕL“ˆÌÌ> *>˜ …iVŽ,iÃÕL“ˆÌÌ> :HVW:DVKLQJWRQ%OYG/RV$QJHOHV&$ ID[NDDGHVLJQJURXSFRP .$$'HVLJQ*URXS 171 1-/ ‡ 9*č  6 7x,"" č  6 ‡ 8-/  6 7{,"" č  6 ‡ 8-/ 6 7{,"" č  6 ‡*,"*"-  6 7x,"" č  6 ‡*,"*"-  čäÓ{ /…ˆÃ`œVՓi˜ÌVœ˜Ì>ˆ˜Ãˆ˜vœÀ“>̈œ˜«Àœ«ÀˆiÌ>ÀÞ̜ƂƂ iÈ}˜ÀœÕ«]˜V°>˜`ˆÃvÕÀ˜ˆÃ…i`ˆ˜Vœ˜vˆ`i˜VivœÀ̅iˆ“ˆÌi`«ÕÀ«œÃiœviÛ>Õ>̈œ˜]Lˆ``ˆ˜}œÀÀiۈiÜ°/…ˆÃ`œVՓi˜ÌœÀˆÌÃVœ˜Ìi˜ÌÓ>Þ˜œÌLiÕÃi`vœÀ>˜ÞœÌ…iÀ«ÕÀ«œÃi>˜`“>Þ˜œÌLiÀi«Àœ`ÕVi`œÀ`ˆÃVœÃi`̜œÌ…iÀÃ܈̅œÕÌ̅i«ÀˆœÀÜÀˆÌÌi˜Vœ˜Ãi˜ÌœvƂƂ iÈ}˜ÀœÕ«]˜V°ƂÀˆ}…ÌÃÀiÃiÀÛi`°^ œ«ÞÀˆ}…ÌÓäÓ£ 524*'$ «Àˆ˜Ìi`\ `À>ܘLÞ\ ÃV>i\ ÅiiÌ\ «Àœ°˜œ° 1%'#0 4'5+&'0%' «ÀœiVÌ\ `À>܈˜}ˆÃÃÕi`>ÌiÃÉÀiۈȜ˜Ã\ Vœ«ÞÀˆ}…Ì\ 0'985':+56+0)564''68+'95 1%'#0$.8&%1410#&'./#4%#75#  architectsevens `>Ìi ÃÕL“ˆÌÌ> :HVW:DVKLQJWRQ%OYG/RV$QJHOHV&$ ID[NDDGHVLJQJURXSFRP .$$'HVLJQ*URXS 172 Attachment No. PC 10 Project Plans 173 INTENTIONALLY BLANK PAGE174 ROOM NAME NO. CLG HT.FLR BASE WALL CLG. XX AXXX XX X'-X" XXAXXX XXAXXX XXAXXX XXAXXX AXXX XX XX XXXX PROJECT LOCATION K1 CLG. HT. X'-X" DRAWING SHEET XX-XX XXXX X REVISION DOOR WINDOW WALL TYPE CEILING HEIGHT ALIGN ELEVATIONDATUM LINE EXTERIOR ELEVATION BUILDINGSECTION WALL SECTION INTERIORELEVATION SECTION DETAILINDICATOR KEY NOTE SLOPE ARCH. B.O. BLDG. BLK. BM. CLR. CLG. COL. CONC. CONT. D DIA. DIM DW DWG ELEV EQ. (E) EXT. FIN. F.F. F.G. FLR. FR. FT. FTG. GALV. GWB H.H. HDR. HT. INT. I.D. L.A. LT. WT. MIN. MAX MECH. MFR. MICRO MTL. NO. O. C. O/ PLYWD. PR. PTD. R R.O. R.R. REF. REQ. REV. SHT. SIM. ST. STL. STL. STRUCT. SQ. T TBD T&G T.F. T.O. TYP. U.N.O. V.I.F. VFY. W W/ WD. ARCHITECTURAL BOTTOM OF BUILDING BLOCK BEAM CLEAR CEILING COLUMN CONCRETE CONTINUOUS DRYER DIAMETER DIMENSION(S) DISHWASHER DRAWING ELEVATION EQUAL EXISTING EXTERIOR FINISH FINISH FLOOR FINISH GRADE FLOOR FRENCH FOOT FOOTING GALVANIZED GYPSUM WALLBOARD HEAD HEIGHT HEADER HEIGHT INTERIOR INTERIOR DESIGNER LANDSCAPE ARCHITECT LIGHT WEIGHT MINIMUM MAXIMUM MECHANICAL MANUFACTURER MICROWAVE METAL NUMBER ON CENTER OVER PLYWOOD PAIR PAINTED RISERS ROUGH OPENING RESEARCH REPORT REFRIGERATOR REQUIRED REVISION / REVISED SHEET SIMILAR STAINLESS STEEL STEEL STRUCTURAL SQUARE TREADS TO BE DETERMINED TONGUE & GROOVE TO FINISH TOP OF TYPICAL UNLESS NOTED OTHERWISE VERIFY IN FIELD VERIFY WASHER WITH WOOD XXXX FINISH MATERIAL PLAN DETAILINDICATOR MAXIMUM BUILDING HEIGHT SUMMARY SOUTHEAST PROPERTY CORNER:SOUTHWEST PROPERTY CORNER:NORTHEAST PROPERTY CORNER:NORTHWEST PROPERTY CORNER: MAXIMUM ALLOWABLE BUILDING HEIGHT: (EXISTING TO REMAIN) 32'-0"62'-11 7/8"32'-0"62'-11 7/8" 62'-11 7/8" X'-X"DIMENSIONTO CENTER LINE DIMENSIONTO FACE OF STUDOR MASONRY, UNLESSOTHERWISE NOTED X'-X" - DEMOLITION - SHORING - MECHANICAL - PLUMBING - ELECTRICAL - FIRE SPRINKLERS - POOL T.O. SLAB N X'-X"DIMENSIONTO FINISH FACE OFWALL / SURFACE 2019 CRC 2019 CBC 2019 CPC 2019 CEC 2019 CMC 2019 BEES 2019 CAL GREEN NBMC ROOMINFORMATION PROJECT ADDRESS: 2741 OCEAN BLVD CORONA DEL MAR, CA 92625 APN: 052-046-07 LEGAL DESCRIPTION: BLOCK: 033 LOT: PCL B PROJECT DESCRIPTION: REMODEL AND ADDITION OF AN EXISTING 5-STORY SINGLE FAMILY RESIDENCE WITH ATTACHED GARAGE AND NEW POOL/ SPA UNDER SEPARATE PERMIT ZONE: R-1 OCCUPANCY: R3/ U BUILDING TYPE: SINGLE FAMILY RESIDENTIAL CONSTRUCTION TYPE: TYPE VB, FULLY SPRINKLERED NFPA-13D NUMBER OF STORIES: 3 STORIES WITH BASEMENT LOT AREA: 10360.23 SF BUILDABLE AREA 6,692.40 SQ. FT. (SEE DIAGRAM BELOW) FLOOR AREA LIMIT (F.A.L.) 6,692.40 SF X 1.5 = 10,038.6 SF MAIN STRUCTURE SETBACKS: FRONT YARD: 10'-0" SIDE YARD: 4'-0" BACK YARD: 10'-0" ALL SETBACKS DIMENSIONED FROM PROPERTY LINE TO FACE OF FINISH PARKING: PROVIDED: 3 CODE COMPLIANT SPACES (2 CAR GARAGE AND 1 CAR GARAGE) 2 GARAGE SPACES THAT DON’T MEET MINIMUM SIZE MEP ENGINEER: INTERIOR DESIGNER: OHARA DAVIES-GAETANO INTERIORS 3321 EAST COAST HIGHWAYCORONA DEL MAR, CA 92625 T: (949) 566-9390Contact: OHARA DAVIES-GAETANO ELEMENTAL MEP206 B STREETIDAHO FALLS, ID 83402 T: (208) 709-3111CONTACT: MARK T. OWENS, PE OWNER: GENERALCONTRACTOR: ARCHITECT: LANDSCAPEARCHITECT: SURVEYOR: SOILS ENGINEER: STRUCTURALENGINEER: LIGHTINGDESIGNER: DUGALLY OBERFELD, INC.484 S SAN VICENTE BLVDLOS ANGELES, CA 90048T: (310) 441-5001CONTACT: MATTHEW DUGALLY KAA DESIGN GROUP12921 WEST WASHINGTON BLVDLOS ANGELES, CA 90066T: (310) 821-1400CONTACT: MICHAEL MCGOWAN C.W. HOWE PARTNERS INC.4358 SEPULVEDA BLVDCULVER, CA 90230T: (310) 838-0383CONTACT: APEX LAND SURVEYING INC.HUNTINGTON BEACH, CA 92646T: (714) 488-5006F: (714) 333-4440 GEOFIRM801 GLENNEYRE ST, SUITE FLAGUNA BEACH, CA 92651T: (949) 494-2122F: (949) 497-0270 CONTACT: KEVIN TRIGG ESQUARED LIGHTING2316 RALSTON LNREDONDO BEACH, CA 90278 T: (310) 374-5316CONTACT: ERIN ERDMAN BLUES 1905, LLC2741 OCEAN BOULEVARDCORONA DEL MAR, CA 92625 KAA DESIGN GROUP12921 WEST WASHINGTON BLVDLOS ANGELES, CA 90066T: (310) 821-1400Contact: Sara Pijuan, Tim Reynolds FLOOR AREA SUMMARY - SEE DIAGRAMS, SHEETS A023 FIRST FLOOR: SECOND FLOOR: THIRD FLOOR: FOURTH FLOOR: FIFTH FLOOR: NEW FLOOR AREA 125.56 SF— 423.00 SF 1,194.73 SF 467.77 SF 702.39 SF 2,913.45 SF NET NEW FLOOR AREA 125.56 SF— 423.00 SF 1,111.57 SF 368.79 SF 482.53 SF 2,511.45 SF DEMO FLOOR AREA —— — 83.16 SF 98.98 SF 219.86 SF 402.00 SF TOTAL FLOOR AREA 125.56 SF1,536.00 SF 423.00 SF 1,878.57 SF 1,785.98 SF 2,273.53 SF 8,292.45 SF FLOOR AREAGARAGE FLOOR AREA FLOOR AREA FLOOR AREA FLOOR AREA GENERAL A000 COVER SHEET SURVEY & SITE PLANS A020 SURVEY A021 SITE PLAN A022 EXISTING SQUARE FOOTAGE DIAGRAMS A023 FLOOR AREA DIAGRAMS A024 NEW VS EXISTING STREET VIEWS A025 NEW VS EXISTING STREET VIEWS A026 NEW VS EXISTING MASSING MODEL EXHIBIT A027 GRADE PLANE EXHIBIT A028 LINEAR WALL CALCULATION DIAGRAMS A029 OPEN VOLUME DIAGRAMS FIRST FLOOR PLANS AE110 FIRST FLOOR EXISTING / DEMO PLAN A110 FIRST FLOOR PLAN SECOND FLOOR PLANS AE120 SECOND FLOOR EXISTING / DEMO PLAN A120 SECOND FLOOR PLAN THIRD FLOOR PLANS AE130 THIRD FLOOR EXISTING / DEMO PLAN A130 THIRD FLOOR PLAN FOURTH FLOOR PLANS AE140 FOURTH FLOOR EXISTING / DEMO PLAN A140 FOURTH FLOOR PLAN FIFTH FLOOR PLANS AE150 FIFTH FLOOR EXISTING / DEMO PLAN A150 FIFTH FLOOR PLAN ROOF PLANS AE160 ROOF FLOOR EXISTING / DEMO PLAN A160 ROOF PLAN BUILDING ELEVATIONS A300 NORTH BUILDING ELEVATION A301 EAST BUILDING ELEVATION A302 SOUTH BUILDING ELEVATION A303 WEST BUILDING ELEVATION BUILDING SECTIONS A401 BUILDING SECTIONS A402 BUILDING SECTIONS A403 BUILDING SECTIONS A404 BUILDING SECTIONS A405 BUILDING SECTIONS A406 BUILDING SECTIONS EXISTING FLOOR AREA — 1,536.00 SF — 767.00 SF 1,687.00 SF 1,791.00 SF 5,781.00 SF * LIVABLE FLOOR AREA: GARAGE FLOOR AREA: NET FLOOR AREA ADDITION: PERCENTAGE NET FLOOR AREA ADDITION: MAX. ALLOWABLE FLOOR AREA: PROPOSED FLOOR AREA:* SEE DIAGRAM 6,756.45 SF 1,536.00 SF 2,913.45 SF - 402.00 SF = 2,511.45 SF 2,511.45 SF / 5,781.00 SF = 0.4344 0.4344 X 100 = 43.44% 43.44% < 50.00% (COMPLIES) 5781 SF + (5781 SF X 1/2) = 8671.50 SF 8,292.45 SF < 8671.50 SF (COMPLIES) CIVIL ENGINEER: TOAL ENGINEERING, INC. 139 AVENIDA NAVARROSAN CLEMENTE, CA 92672 T: (949) 492-8586CONTACT: CALEB RIOS SHORING ENGINEER: DRS ENGINEERING 3564 SAGUNTO STBOX 486 SANTA YNEW, CA 93460T: (818) 402-3962CONTACT: DAVE SALTER CIVIL DRAWINGS: C-1 PRELIMINARY GRADING & DRAINAGE PLAN C-2 SECTIONS C-3 CONTROL POLLUTION PREVENTION PLAN E-1 CUT / FILL EXHIBIT ARCHITECTURAL DRAWINGS:CONSULTANT DRAWINGS: HARDSCAPE PLANS L200 FIRST FLOOR HARDSCAPE PLAN L201 SECOND FLOOR HARDSCAPE PLAN L202 THIRD FLOOR HARDSCAPE PLAN L203 FOURTH FLOOR HARDSCAPE PLAN L204 FIFTH FLOOR HARDSCAPE PLAN LAYOUT PLANS L300 FIRST FLOOR LAYOUT PLAN L301 SECOND FLOOR LAYOUT PLAN L302 THIRD FLOOR LAYOUT PLAN L303 FOURTH FLOOR LAYOUT PLAN L304 FIFTH FLOOR LAYOUT PLAN IRRIGATION PLANS L400 IRRIGATION SCHEDULES L401 SECOND FLOOR IRRIGATION PLAN L402 THIRD FLOOR IRRIGATION PLAN L403 FOURTH FLOOR IRRIGATION PLAN L404 FIFTH FLOOR IRRIGATION PLAN L405 IRRIGATION DETAILS L406 IRRIGATION SPECIFICATIONS PLANTING PLANS L500 PLANTING PLAN L501 PLANTING EXHIBIT HARDSCAPE DETAILS L700 PAVING DETAILS LANDSCAPE DRAWINGS: * SEE SHEET A022 FOR CITY APPROVED EXISTING SQUARE FOOTAGE DIAGRAMS BUILDABLE AREA: SQUARE FOOTAGEPLEASE SEE SQUARE FOOTAGE DIAGRAM ON A023 FOR HOUSESQUARE FOOTAGELOT AREA: 10,360.23 SQ. FT.BUILDABLE AREA: 6,692.40 SQ. FT. (LOT AREA LESS SETBACKS) FRONT SETBACK: 10' - 0"SIDE SETBACKS: 4' - 0" REAR SETBACK: 10' - 0" MAXIMUM SQUARE FOOTAGE: 10,038.6 SQ. FT. 10,038.6 SQ. FT. = (1.5 X BUILDABLE AREA OF 6,692.40 SQ. FT.) 8,292.45 SQ. FT. < 10,038.6 SQ. FT. (COMPLIES) SHEET INDEX LEGENDABBREVIATIONS VICINITY MAP PROJECT SUMMARYFLOOR AREA & BUILDING HT. CALCULATIONS SEPARATE PERMITS: PROJECT CONTACTS APPLICABLE CODES 2741 OCEAN RESIDENCE P.C. +67.53' P.C. +10.94' P.C. +66.05' P.C. +24.25'P.C. +32.50' 6,692.40 sq ft BUILDABLE AREA DIAGRAM 1/64" = 1'-0"1 A000 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/64" = 1'-0", 1' = 1'-0" COVER SHEET- CDP 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 12/21/22 03/08/23 05/15/23 06/14/23 CDP Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 175             #""      $   $!%'&      ('(#(*$)#&-'$+#&$#+'%!$((%&$#'(!$'&*($#'!!&#'#'(#'&"')&)#!''#$($(&+' %&$%&(-$&#&''!!"$#)"#(-!#'!#')&*-$&$&('(&($&# ')&*-$&($')"(&$&$')&*-($($)#(-')&*-$&*#$')"((!($')"((($()!##'%($&($&%&$&($$)#($##'%($# ')&*-$&'#$(!# ,'(#!*($# $)# &$#%% (" !$ +!! '#'')& "$#)"#(($'(    %)!&(%!' ( #$('($# $(!$&#)'#''#%&$''$#'$'(('((()'$(+$&&(-$&&(($#-!#'!#')&*-$&#(%&($!#')&*-#$&(%&%&($#$"%'%!('&%$&(''&%($#'$&$(&')&*-#$)"#('$#!-$#'(()('#,%&''$#$%&$''$#!$%#$#&&#($'('$&##'+&(')($(&(($##$'#$($#'(()(+&&#(-$&)&#((&,%&''$&"%! !#'&#+!( %)!$"# &(%&$''$#!!#')&*-$&'%!(%*"#( ("%$&&-#"& '($# '+&"#$!'"!*($#  ( #()&!&$)## !!$+!# %$%*"#( ($%$ ( ($%$+!!(+ #"& #$&"($# #"& #$#  '&-$' $)#  .$'!)"#)"#"& ' '("%# '(#(#$&(+'($&#&$(- ($#&(('#"$#)"#('!$(#((#(&'($#$!$(&$%*#)#$#$)!*& ('$)(+'($(#(&!#$$#$)!*& # (#$&(+'(&!-$(#(&!#$!$(&$%*#)"$#)"#(''(!*!+(('+!  !*($# (#*-&!*!  #!# #!&##!( ($%$)&( ($%$&*+-,(, '+&!#$)('$  #'!$$&  #'!$$&& " '"(& +(&"(&+" ,$(($"$&*+-, % !(&!%)!!$, *( !(&!*)!( * &&($#$#(&$!*!* '+&"#$!'" (!%$#%)!!$,(% ($%$&!(& (!%$#*)!((*( ($%$#( +$$#+ %&$%&(-!# &($+- $#&(')& & ')& ,'(#)!# %)!  &( % ! ' 1/21/2022 53'-77/8" 176 (E)2'-3 5/8"EAVE(E)1'-8 3/8"EAVE (E)2'-1 3/16"EAVE (E)1'-10 13/16"EAVE(E) 3'-8 " (E) 6 '-4 1 /16"(E) 3'-6 7/8"(E) 6 '-5 1/8"4'-0"S.Y. SETBACK 10'-0 " REAR YARD SETBACK10 ' -0" REAR YAR D SET BACK 4'-0"S.Y. SETBACK 10'-0"FRONT YARD SETBACK136'-1 1/16" 72'-5 5/8"94'-7"116'-10 5/8"67'-8 3/16"84'-11 3/4"3'-6" 3'-6" 3'-6" 3'-6" 3'-6" 3'-6" (E)1 1/4" (E)3'-10 3/4" (E)6 '-6 1/8"(E)3'-5 7/8" (N)1'-11 7/8"(N)2'-1/8"8'-8 1/4"5'-8 1/8" 12'-8 5/8"1'-5"20'-10" 2'-5"12'-4 1/4"33'-3" 3'-0" 7'-10 1/4" F.S.+23.60' F.S.+57.79F.S.+24.25' F.G.+38.46' F.S.+57.79 F.S.+57.79 F.S.+57.79 F.S.+57.79 F.S.+20.25' F.S.+66.11' F.S.+60.51' F.S.+57.79' F.S.+56.75' F.S.+49.79 (E)F.G.+59.50' (E)F.G.+59.42' F.S.+57.75' (E)F.G.+66.87' (E)F.G.+61.48' (E)F.G.+66.94' (E)F.G.+64.72' (E)F.G.+63.33' F.G.+19.00' (E)F.G.+61.20' (E)F.S.+67.53' F.G.+67.53' (E)F.S.+67.53' (E)F.S.+67.62'F.S.+48.04' F.S.+38.46' F.S.+34.61' (E)F.G.+62.50' (E)F.G.+66.97' (E)F.G.+64.26' (E)F.S.+62.45' (E)F.S.+62.45' 02A301 04 A303 (N) CHIMNEY EXISTINGTRASHENCLOSUREWALLS CURB CURB NEW EAVE ENCROACHMENTSMINIMUM 24" CLEAR PROPERTY LINEREQUIRED P.A. P.A. W A Y LA N E NOTE: SEE SHEET A110 FOR LOWER LEVEL PARKING DIAGRAMS, 5 STANDARD PARKING SPACES PROVIDEDSHELL STREETGOLDENROD AVE. OC EA N BLV D. NOTE: AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY DINING TERRACE LEVEL 5 LIVING ROOM TERRACE LEVEL 5 LOWER SPA TERRACE LEVEL 2 LANDSCAPE TERRACELEVEL 3 SPA TERRACELEVEL 2 MASTER TERRACELEVEL 4 OFFICE TERRACELEVEL 5 (N) STAIRHALL ROOF (N) ENTRYROOF (N) ELEVATOR ROOF F.S.+49.79 NOTE: ALL SETBACKS DIMENSIONED FROM PROPERTY LINE TO FACE OF FINISH1%1%1%1% 1% 1% 1%1%2%1%5%1%2%2%2%2%2%2%2%2% 03A402 03A402 04A403 04 A403 05 A404 05A404 07A405 07A405 POOL LEVEL 2 POOL DECK LEVEL 2 (E) 4'-1 3/16" (E) 5'-11 3/ 1 6"3'-6"(E)5 3/8"(E)3'-6 5/8" 9'-11"9'-1" 4' - 5 5 /8 " 11 A401 11 A401 01A400 01A400 10 A406 10 A406 06A404 06A404 01 A300 03A302 NEW RETAININGWALL PER CIVIL (N) SLOPE 2:12(N) SLOPE 2:12(N) SLOPE 2:12(N) 2:12(N) SLOPE 2:12(N) 2:12(N) 2:12(N) SLOPE 2:12(N) SLOPE 2:12(N) SLOPE 2:12 (N) SLOPE 2:12(N) 2:12(E) SLOPE 2:12(E) SLOPE 2:12 (N) SLOPE 2:12(E) SLOPE 2:12(N) 2:12 (E) SLOPE 2:12(E) SLOPE 2:12 (E) SLOPE 2:12(N) SLOPE 2:12 (N) SLOPE 4:12T.O.W. +27.78' T.O.W. +34.61' (E)T.O.W.+24.25' (E)T.O.W. +27.88' T.O.P. +28.29' (E)T.O.W. +24.25' T.O.W. +29.80' T.O.R. +27.75' (E)T.O.W. +24.25' T.O.P. +28.29' T.O.R. +27.75'T.O.W. +35.86' T.O.W. +31.86' T.O.W. +27.08'T.O.W. +27.08' 2% SEE CIVIL ENGINEER DRAWINGSFOR ALL DRAINAGE INFORMATION (TYP.) T.O.FIRE PIT+21.58' T.O.W. +19.13' T.O.W. +19.13' T.O.W. +19.02' T.O.W. +19.02' (E)T.O.W. +21.13' T.O.W. +41.50' T.O.W. +29.80' T.O.W. +27.78' SEE SHEET A760FOR GUARDRAIL DETAILS (TYP.) SEE CIVIL DRAWINGSFOR ALL DRAINAGE INFORMATION (TYP.) SEE CIVILDRAWINGS FOR GRADING &DRAINAGE INFORMATION(TYP.) T.O.P. +52.48' T.O.P. +52.48' T.O.R. +51.06' T.O.R. +51.54' T.O.W. +51.25' T.O.W. +46.75' SEE CIVIL DRAWINGSFOR ALL DRAINAGE INFORMATION (TYP.) T.O.P. +70.44' T.O.W. +66.27' T.O.W. +66.60 T.O.P. +70.44' T.O.W. +60.50' T.C. +66.65'F.S.+65.91' T.C. +65.99' F.S.+65.42' T.C. +67.47'F.S.+67.01' T.O.W. +63.70' T.O.W. +61.50' SEE CIVIL DRAWINGSFOR ALL DRAINAGEINFORMATION (TYP.) T.O.W. +60.50' T.O.F. +70.11' T.O.W. +65.75' T.O.R. +70.10' T.O.R. +69.61' T.C. +67.24'F.S.+66.57' T.O.P. +70.44' T.O.R. +70.07' T.O.P. +62.23' T.O.R. +61.29' T.O.R. +53.29'T.O.R. +53.29' T.O.W. +20.13' (E)T.O.W. +24.25' T.O.P. +28.29' T.O.R. +69.61' T.O.P. +65.24' T.O.R. +27.75' T.O.W. +66.11' T.O.W. +64.75' (E) F.G.+62.41' (E)T.O.W. +24.25' (E)T.O.W. +23.63' F.G.+21.96' (E)T.O.W.+23.63' (E)T.O.W.+23.63' T.O.P. +42.90'T.O.P. +42.90' T.O.R. +41.96' T.O.P. +42.90'T.O.P. +42.90' T.O.W. +41.50' T.O.W. +57.00' T.O.W. +56.47' T.O.G. +70.11' T.O.W. +64.75' P.A. P.A. P.A. P.A. SPA NEW POOL UNDERSEPARATE PERMIT NEW SPA UNDERSEPARATE PERMIT REMODEL & ADDITION TO AN EXISTING 5- STORY SFD COVERED TERRACELEVEL 2 P.A. P.A. PROPERTY LINE PROPERTY LINEPROPERTY LINE SETBACK LINE SETBACK LINE SETBACK LINE SETBACK LINE SETBACK LINESETBACK LINEPROPERTY LINE PROPERTY LINE PROPERTY LINE SETBACK LINE PROPERTY LINESETBACK LINEPROPERTY LINE PROPERTY LINEPROPERTY LINESETBACK LINESETBACK LINE(62) (61) (60)(59)(58) (57) (56) (55) (54) (54) (55) (66) (65) (64) (63) (62) (61) (60) (55) (50) (40)605758P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. (59) (58) (57) (56)5961 60 59 58 66 65 (35) (25)61(60) (61) (62) (63) (63) (60) (62) (61) (58)(57)(56) (55)(54) (53) (52)(51)(50) (45) (41) (55) (56) (39) (38) (37) (33) (30) (29) (28) (27) (20) (19) (60) (61) (59) (58) (57) (56) 66 65 (64) (64) A021 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0", 3/16" = 1'-0" SITE PLAN 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com K AA D esign Group 177 TOTAL SQUARE FOOTAGE CALCULATIONS 1 FLOOR 2 SECOND FLOOR 3 SECOND FLOOR 4 THIRD FLOOR 5 FOURTH FLOOR 6 FIFTH FLOOR 7 A022 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: EXISTING SQUARE FOOTAGE DIAGRAMS 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 03/08/23 05/15/23 06/14/23 CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com K AA D esign G roup 178 11'-9 7/16"4'-4" 4'-0"7'-69/16 "8'-7"29'-1 3/16" 28'-6 3/4" 8 3/16" P.C.+10.94' UP 22'-113/4" 19'-1 13/16" P.C.+67.53' P.C.+24.25' 520.00 sq ft 1,016.00 sq ft 81.71 sq ft 22.39 sq ft20.67 sq ft 132.63 sq ft 25.23 sq ft P.C.+67.53' P.C.+10.94' 1 1 212.43 sq ft 151.47 sq ft 27.77 sq ft UP UP UP 10'-4 1/4"4'-8 1/2"15'-1"4'-1/2"5'-11"9'-6"4'-8" 6'-6" P.C.+24.25' 66.43 sq ft 60.83 sq ft 18.52 sq ft 52.58 sq ft 36.88 sq ft 27.89 sq ft 709.01 sq ft100.97 sq ft 31.84 sq ft UP COVEREDDECK335.03 sq ft COVEREDDECK619.89 sq ft OPENTOBELOW 2'-8 5/8"3'-4 3/8"11'-9"8'-1 1/2"2'-9 3/8"2'-9"12'-8 3/8" P.C.+10.94' P.C.+24.25' 0.55 sq ft 60.11 sq ft 6'-1 3/4" UP UP 6'-8"11'-2"4'-7"9'-3/4"14'-8"5'-2"3'-9" 2'-11"2'-4 5/8"8'-3 5/16"4'-1 5/8" 28'-4 1/16"13'-3/4"3'-3 5/16"3'-4 11/16"32'-6 3/4" 13'-83/4"5'-815/16"5'-77/8"1'-65/16"8'-91/2"3'-67/16"5'-1"7'-4" 8'-8 1/2"10'-6"6'-1"3'-6 1/4"8 13/16" 5'-5"19'-8 1/16" 1'-6 3/8"8'-3"14'-10 7/16"2'-7 3/16" P.C.+67.53' EXISTING DECKTOBEDEMOLISHED 200.69 sq ft 11.30 sq ft 126.56 sq ft 42.80 sq ft 14.03 sq ft 44.36 sq ft 25.18 sq ft 13.00 sq ft 33.88 sq ft 16.65 sq ft 29.00 sq ft 0.40 sq ft 26.75 sq ft 20.44 sq ft 117.94 sq ft 96.93 sq ft 88.04 sq ft 31.20 sq ft 19.34 sq ft 11.82 sq ft 22.88 sq ft 174.59 sq ft 30.97 sq ft 128.20 sq ft 349.41 sq ft 61.97 sq ft 86.70 sq ft 259.96 sq ft 28.38 sq ft 28.99 sq ft 29.00 sq ft 13.28 sq ft 11.97 sq ft 65.61 sq ft UP OPENTOBELOW UP 14'-2"21'-4"3'-8 1/2" 15'-8 7/16"3'-1/8"21'-10"17'-3 1/2"9'-2 1/16"7'-8 3/8" 1'-7 5/8"16'-2"3'-4 7/8"71/2"3'-6"4'-0"P.C.+67.53' P.C.+10.94' P.C.+24.25'60.84 sq ft UP UP UP 17'-8 1/2"5'-7 1/4" 8'-1/2"24'-7 1/2"23'-1 1/16"1'-8 5/16"3'-4 5/8"4'-5/16"16'-3/16"18'-8 1/4"6'-2 7/16"8'-10"5'-4"11 1/2" 5'-5/8"9'-2 7/8" EXISTING DECK TOBEDEMOLISHED 13.50 sq ft 2.92 sq ft 300.06 sq ft 1.40 sq ft4.62 sq ft 3.67 sq ft 125.66 sq ft 113.92 sq ft 2.56 sq ft 487.05 sq ft 166.49 sq ft227.61 sq ft504.09 sq ft 75.31 sq ft 48.17 sq ft 26.59 sq ft 3.17 sq ft 11.36 sq ft 44.30 sq ft 504.07 sq ft UP UPUP 46'-3 1/2"11'-9 1/8" 8'-11 7/16"7'-8 7/16"20'-0"4'-9 5/8"5'-6 3/8" 4'-6 5/16"18'-4 15/16"7'-8 15/16"12'-3 7/16"4'-7/8" P.C.+67.53' P.C.+10.94' P.C.+24.25' EXISTING DECK TOBEDEMOLISHED UP UP UP 5'-6 1/4"2'-7 1/4"2'-2 5/16"3'-1 1/2" 4'-3 7/16"1'-10 1/4" 51/4" 4'-6 3/4"2'-11" 1'-7" 6'-1/4" 3'-7 1/2" EXISTING DECK TOBEDEMOLISHED EXISTING DECK TOBEDEMOLISHED 2.47 sq ft 286.15 sq ft 61.49 sq ft 62.70 sq ft 80.39 sq ft 48.18 sq ft 3.41 sq ft 116.59 sq ft 929.92 sq ft 19.61 sq ft 207.67 sq ft 153.02 sq ft246.35 sq ft 36.58 sq ft 9.71 sq ft 10.83 sq ft 22.21 sq ft 123.05 sq ft 22.90 sq ft 42.72 sq ft 9.84 sq ft NDEMO EXISTING MECHANICAL ADDITION GARAGE COVEREDOUTDOORSPACE DEMO EXISTING DECK LEGEND    )%&"%"   ) #( #$#"" !"    " )%&" !# &#" '                    "     !"       " &  %    '      !"      !" !"        "            '    &    $!"   $!"                    $!" %   "   "       %"    !"   # & # &  '    !"   $$!"  "  !"  $!"  "$!" '     $" $!"  $"   #&  ' %      ) #(  &#"#$#"" !"               FIRST FLOOR AREA DIAGRAM 1. SECOND FLOOR AREA DIAGRAM 2. THIRD FLOOR AREA DIAGRAM 3. FOURTH FLOOR AREA DIAGRAM 4. FIFTH FLOOR AREA DIAGRAM 5. A023 This document contains information proprietary to KAADesignGroup,Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review.Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA DesignGroup,Inc.All rights reserved. ©Copyright2021 SP,RH,EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: FLOOR AREA DIAGRAMS 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress PlanningSet CDPSubmittal PlanCheckSubmittal CDPSubmittalII CDPSubmittalIII CDPSubmittalIV 12921 WestWashingtonBlvd . Los Angeles.CA90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com K AA Design Group 179 1 2 3 VIEW 2FROMOCEANBLVD-EXISTING 2 VIEW 1FROMOCEANBLVD-EXISTING 1 VIEW 3FROMOCEANBLVD-EXISTING 3VIEW3 FROM OCEAN BLVD - PROPOSED 6 VIEW 1 FROM OCEAN BLVD - PROPOSED 4FULL SITE - KEY PLAN 7 VIEW 2 FROM OCEAN BLVD - PROPOSED 5 A024 This document contains information proprietary to KAADesignGroup,Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review.Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA DesignGroup,Inc.All rights reserved. ©Copyright2021 SP,RH,EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: NEW VS EXISTING -STREETVIEWS 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 03/08/23 05/15/23 06/14/23 CDPSubmittalII CDPSubmittalIII CDPSubmittalIV 12921 WestWashingtonBlvd.LosAngeles.CA90066 310 821 1400 .fax310 821 1440kaadesigngroup.com K AA D esign Group 180 VIEW 1 FROM WESTJETTYVIEW PARK - EXISTING 1VIEW1FROMWESTJETTYVIEWPARK - PROPOSED 4 VIEW 2FROMWESTJETTYVIEW PARK - PROPOSED 5 VIEW 2 FROM WESTJETTYVIEW PARK - EXISTING 2 VIEW 3FROMWESTJETTYVIEW PARK - PROPOSED 6 VIEW 3 FROM WESTJETTYVIEW PARK - EXISTING 3 FULL SITE - KEY PLAN 7 1 23 A025 This document contains information proprietary to KAADesignGroup,Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review.Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA DesignGroup,Inc.All rights reserved. ©Copyright2021 SP,RH,EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: NEW VS EXISTING -STREETVIEWS 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 06/14/23 CDPSubmittalIV 12921 WestWashingtonBlvd.LosAngeles.CA90066 310 821 1400 .fax310 821 1440kaadesigngroup.com K AA D esign Group 181 EXISTING BUILDING ENVELOPE DEMO PROPOSED DESIGN LEGEND EXISTING MASSING 1EXISTING RESIDENCE REFERENCE 4 EXISTING + DEMO MASSING 2 PROPOSED MASSING 3 PROPOSED RESIDENCE 5 A026 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1:2.55, 1:1.90, 1:2.26 NEW VS EXISTING - MASSING MODEL EXHIBIT 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 03/08/23 05/15/23 06/14/23 CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com K AA D esign Group 182 01A301 01A303 4'-0"S.Y. S ETBACK 10'-0"REA RYARD SETBA CK 4'-0"S.Y.SETBACK 10'-0"REARYARDSETBACK 10'-0"FRONTYARD S ET BACK(N)1'-117/8"(N)2'-1/8" P.C. +67.53' P.C. +10.94' P.C. +66.05' P.C. +24.25' P.C. +32.50' +66.72' GRADEPLANEELEV+52.00' GRADEPLANEELEV+44.00' GRADEPLANEELEV+24.20' GRADEPLANE+11.00' GRADEPLANEELEV+61.00' GRADEPLANE+52.50' CURB+67.75' CURB+67.47' CURB+67.24' CURB+66.65' CURB+65.99' GRADE PLANEELEV+49.96' CURB+67.33' CURB+67.34' CURB+67.35' CURB+67.21' F.G.+57.54' F.G.+57.83' F.G.+57.83' F.F.E.+59.13' F.F.E.+59.13' P.C. +66.05' 0101 01 01 01 01 0202 02 03 DINING ROOM TERRACEBELOW LIVING ROOM TERRACEBELOW OFFICE TERRACEBELOW SEE SHEETS L300 - L304FOR ALL GRADING, T.O.W.& T.O.R. ELEVATIONS SEE SHEET A027 FORGRADE PLANECALCULATIONS SEE SHEET A027 FORGRADE PLANECALCULATIONS SEE SHEET A027 FORGRADE PLANECALCULATIONS SEE SITE PLAN,SHEET A021 &GRADE PLANEXHIBIT, SHEETA027 FOR FULLPROPERTY LINEINFORMATION 01A400 01A400 05A404 05A404 09A406 09A406 07A405 07A405 01A300 01A302 (E )4'-7 / 8" (E)5'-1 1 3/16" (E)2'-1 1 /4" (E)2'-1 3 /16"(E)1'-1013/16" (E)10'-1/16"(E)3'-67/8" (E)6'-51/8"(E) +69.15' T.O.ROOF+67.60' T.O.ROOF+67.11' T.O.ROOF+66.45' +67.29' +67.29' +67.17' T.O.ROOF+67.01' T.O.ROOF+65.31' T.O.ROOF+65.22' F.G.+57.94' F.G.+59.34' F.G.+54.64' F.G.+57.79' F.G.+57.83' F.G.+59.17' CURB+67.47' CURB+67.24' CURB+66.65' CURB+65.99' GRADEPLANEELEV+66.00' GRADEPLANEELEV+41.00' GRADEPLANEELEV+28.00' GRADEPLANEELEV+19.00' GRADEPLANEELEV+62.00' GRADEPLANEELEV+35.00' GRADEPLANEELEV+42.00' GRADEPLANEELEV+23.50' GRADE PLANE ELEV.+53.20' GRADE PLANE ELEV.+57.89' GRADE PLANE ELEV.+55.36' GRADE PLANE ELEV.+47.74' GRADE PLANE ELEV.+53.74' GRADE PLANE ELEV.+62.79' GRADE PLANE ELEV.+58.33' CURB+67.06' CURB+67.20' CURB+67.14' CURB+67.49' CURB+67.45' CURB+67.68' CURB+67.61' GRADEPLANEELEV+55.00' T.O.P. +62.23'T.O.R. +61.29' T.O.P. +62.23' T.O.R. +61.29' (E)+67.66' T.O.ROOF+65.22' GRADE PLANE ELEV.+56.55' GRADE PLANEELEV+46.59' GRADE PLANE ELEV.+42.39' F.G.+59.13' 02A40102A401 03A402 03A402 04A403 04A403 06A404 06A404 08A405 08A405 (N)SLOPE2:12(N) SL OPE 2:12 (N)SLOPE 2:12(N)SLOPE2:12(N) SLOPE 2 :12(N) SLOPE 2:12 (N) SLOPE 2:12(N) SLOPE 2:12(N) SLOPE 2:12 (N) SLOPE 2:12 (N) SLOPE 2:12 (N) SLOPE 2:12 (N) 2% SLOPE (N) 2% SLOPE(N) 2% SLOPE(N) 2% SLOPE 2%SLOPE 2%SLOPE2%(E) SLOPE 2:12 (E) SLOPE 2:12 (N) SLOPE 2:12(E)SLOPE 2:12(N) SLOPE 2:12 (N) 2%(N) 2%2%01 02 02 02 02 (N) 2%(N) 2%(E) SLOPE 2:12 (E) SLOPE 2:12 (E)SLOPE 2:12NEW EAVEENCROACHMENTSMINIMUM 24" CLEAR OFPROPERTY LINEREQUIRED (E) ROOF HEIGHT TO REMAIN, NEW FINISH MATERIAL TONOT EXCEED (E) ROOFHEIGHT (E) ROOF HEIGHT TO REMAIN, NEW FINISH MATERIAL TONOT EXCEED (E) ROOFHEIGHT 01A301 01A303 4'-0"S.Y.YYSETBACK 10'-0"REAR YAYYRD SETBACK 4'-0"S.Y.YYSETBACK 10'-0"REARYAYYRDSETBACK 10'-0"FRONTYAYYRDSET BACK((N)))2'-1/8" PP.C...++++6666677777..5533'' P.C.+100.94' P.C.+66.05555555555555555555555555555555555555555''' P.C.+24.255''P.C.+32.50' GRADEPLANEELEV+52.00' GRADEPLANEELEV+44.00' GRADEPLANEELEV+24.20' GRADEPLANE+11.00' GRADEPLANEELEV+61.00' CURB+67.75' CURB+67.47' CURB+67.24' CURB+66.65' CURB+65.99' F.F.E.+59.13' PP.C.+66.05' SEESHEETSL300-L304FORALLGRADING,T.O.W.&T.O.R.ELEVAVVTAAIONS SEESHEETA027FORGRADEPLANECALCULATAAIONS SEESHEETA027FORGRADEPLANECALCULATAAIONS SEESHEETA027FORGRADEPLANECALCULATAAIONS SEESITEPLAN,SHEETA021&GRADEPLANEXHIBIT,TTSHEETA027FORFULLPROPERTYLINEINFORMATAAION 01A400 01A400 05A404 05A404 09A406 09A406 07A405 07A405 01A300 01A302 ((((E)))4'-7/8" ((E))2'-11/4" ((((((E)))1'-1013/16" (((E)))3T.O.ROOF+67.01' T.O.ROOF+65.31' T.O.ROOF+65.22' F.G.+57.94' F.G.+59.34' F.G.+54.64' GRADEPLANEELEV+66.00' GRADEPLANEELEV+41.00' GRADEPLANEELEV+28.00' GRADEPLANEELEV+19.00' GRADEPLANEELEV+62.00' GRADEPLANEELEV+23.50' GRADEPLANEELEV.+57.89' GRADEPLANEELEV.+55.36' GRADEPLANEELEV.+62.79'CURB+67.06' CURB+67.49' CURB+67.68' GRADEPLANEELEV+55.00' T.O.P.+62.23'T.O.R.+61.29' 02A40102A401 03A402 03A402 04A403 04A403 06A404 06A404 08A405 08A405 NEWEAVAAEENCROACHMENTSMINIMUM24"CLEAROFPROPERTYLINEREQUIRED ((N))1'-117/8" +66.72' GRADEPLANEELEV+49.96' CURB+67.33' CURB+67.34' CURB+67.35' CURB+67.21' F.G.+57.54' F.G.+57.83' F.G.+57.83' F.F.EE.+59.13' 00101 01 01 01 01 00202 02 03 DININGROOMTERRARRCEBELOWOO LIVINGROOMTERRARRCEBELOWOO OFFICETERRARRCEBELOWOO ((((E)))5'-113/16" ((E))2'-13/16" (((E)))10'-1/16"3'-6 7/8" (((E))))6'-5 1/8"((E))+69.15' T.O.ROOF+67.60' T.O.ROOF+67.11' T.O.ROOF+66.45' +67.29' +67.29' +67.17' F.G.+57.79' F.G.+57.83' F.G.+59.17' GRADEPLANEELEV+35.00' GRADEPLANEELEV+42.00' GRADEPLANEELEV.+53.20' GRADEPLANEELEV.+47.74' GRADEPLANEELEV.+53.74' GRADEPLANEELEV.+58.33'CURB+67.20' CURB+67.14' CURB+67.45' CURB+67.61' T.O.P.+62.23' T.O.R.+61.29' ((E)))+67.66' T.O.ROOF+65.22' GRADEPLANEELEV.+56.55' GRADEPLANEELEV+46.59' GRADEPLANEELEV.+42.39'F.G.+59.13'(N)SLO PE2:12 (N)SLOP E2:12 (N)SLOP E2:12(N)SLOPE2:12(N)SLOP E2:12 (N)SLOPE2:12(N)SLOPE2:12(N)SLOPE2:12(N)SLOPE2:12(N)SLOPE2:12 (N)SLOPE2:12(N)SLOPE2:12 (N)2%SLOPE (N)2%SLOPE(N)2%SLOPE(N)2%SLOPE2%SLOPE 2%SLOPE2%(N)SLOPE2:12 (N)SLOPE2:12 (N)2%(N)2%2%01 02 02 02 02 (N)2%(N)2%(E)SLOPE2:12(E)SLOPE2:12 (E)SLOPE2:12(E)ROOFHEIGHTTOREMAIN,NEWFINISHMATAAERIALTONOTEXCEED(E)ROOFHEIGHT (E)ROOFHEIGHTTOREMAIN,NEWFINISHMATAAERIALTONOTEXCEED(E)ROOFHEIGHT 10 ' -0 "REAR YARDSETB ACK 10'-0" REARYARD SETBACK10'-0 "FRONTYARDSETBACKP.C. +67.53' P.C. +10.94' P.C. +66.05' P.C. +24.25' P.C. +32.50' 4'-0"S.Y.SETBACK 4'-0"S.Y. S E T B A C KESTIMATED 63% SLOPE OF LOT 62 '52 '44 ' 2 4 .2 '16 .5 '66 '55 ' 41 '28 '11 ' 61 '52 .5 '42 ' 35 '23 .5 26 '19 '55' 20 ' 59 '24 ' A027 This document contains information proprietary to KAADesignGroup,Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review.Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA DesignGroup,Inc.All rights reserved. ©Copyright2021 SP,RH,EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0",1/8" = 1'-0", 1/16" = 1'-0",1' = 1'-0" GRADE PLANE EXHIBIT 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress PlanningSet CDPSubmittal PlanCheckSubmittal CDPSubmittalII CDPSubmittalIII CDPSubmittalIV 12921 WestWashingtonBlvd . Los Angeles.CA90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 183 11'-11 7/16" 4'-4 5/8"27'-11 3/4" 24'-5 1/4"19'-9 5/8 "3'-3 15/1 6" 5'-5 7/16"23'-3 3/4" 23'-2 15/16" 47'-5" 26 '-5 3/8"2'-5 7/8 "1'-9 5 /8" 1' - 8 7/16"3'-7 1/4"26'-1 3/8"1'-1 1/8" 3'- 3 " P.C. +10.94'7'-11 1/4"6'-5 3/4"4'-11 9/16"3'-3 3/8"9 5/16 " 2'-2 1/2" 8'-4 3/4"7'-1 3/16"21'- 8 1/8 " P.C. +24.25' 13'-9"17'-8 1/8"1'-1"3'-8 15/16"5 7/16"10'-6 15/16"4'-1 1/2"9'-6 3/4"4'-1/4" 9'-1 13/16" P.C. +10.94' 1 1 3'-7/16" 4 5/16"21'-3 11/16" 6'-4 3/8"7'-5 7/16" 8' -5 1 /16"7'-11 11/16"23'-10 3 /1 6 " 12'-7"1'-2"3'-8 1/16" 14'-0"6'-1"17'-2 11/16" 12'-2 1 /4"4'-2" 7'-5 11/16" 4'-5 1/1 14'-6 11/16" 25'-7 3/4"14'-8 7/16"11'-7 5/16"3'-4 15/16"5'-9 1/16" 10 1/16" 5'-10 3/16"5'-3 15/16"11'-8"28'-6 1/2"10 1/16"17'-3 7/16"7'-10"4'-8"8'-2 3/8" 11'-10 3/4" 2'-11/16"9'-5 15/16"3'-1/16"4'-3 9/16"14'-8 7/16"15'-5/16"2'-4 7/8" P.C. +67.53'4'-10 15 /16" 34'-9 11/16" 16'-3" 6'-7 11/16"6'-5 1/2"67'-1/2"21'-7 7/16"3'-3 3/16"3'-3 3/4"7'-9 5/16"8'-2 7/16" 11'-2 1/16"6'-0"6'-3 3/4"6'-0"5'-3 15/16" 2 5'-7 1/4 " P.C. +67.53' 8'-9 5/8" 1'-10 3/16" 8'-4 1/4"38'-0"20'-8 1/4"6'-5 1/2"19'-10 1/4"9'-9 1 3/16"11 3/8"12'-1 7/8"19'-10 9/16"8'-10"1'-1 1/16 "3'-3 3/4"3'-3 3/16" P.C. +67.53' 15'-4 3/16" 18'-4 7/8" 12'-1 1/2" 6 '-8 11 /16" 5'-5/16" 37'-11 1/4"12'-4 13/16"8'-2 1/2"8'-2 1/2"7'-9 3/8"11 3/4"N02'4' 8' P.C. XXX.XX PROPERTY LINE SETBACK LINE PROPERTY CORNER ± 91' - 11"± 203' - 2"FIFTH FLOOR LINEAR WALL DEMOEXISTING PERIMETERLEVEL ± 75' - 1"± 209' - 10"FOURTH FLOOR ± 113' - 4"± 137' - 5"THIRD FLOOR ± 0' - 0"± 0' - 0"SECOND FLOOR ± 3' - 3"± 322' - 11"FIRST FLOOR ± 283' - 7" (±32%)± 873' - 4"TOTAL EXISTING MECHANICAL (EXCLUDED FROM LINEAR WALLCALCULATION) EXISTING TO BE DEMOLISHED EXISTING TO REMAIN EXISTING PERIMETER TO BEDEMOLISHED EXISTING PERIMETER TO REMAIN ± 283' - 7" / ± 873' - 4" = ± 0.32 x 100 = ± 32% MAX ALLOWABLE WALL DEMO = 50%873' - 4" X 0.50 = 436' - 8" 283' - 7" (32%) < 436' - 8" (50%) 1. SEE SHEET A022 FOR EXISTING AREA CALCULATIONS LEGEND LINEAR WALL CALCULATIONS LINEAR WALL NOTES LEVEL 1 - LINEAR WALL CALC DIAGRAM 1/8" = 1'-0"1 LEVEL 2 - LINEAR WALL CALC DIAGRAM 1/8" = 1'-0"2 LEVEL 3 - LINEAR WALL CALC DIAGRAM 1/8" = 1'-0"3 LEVEL 4 - LINEAR WALL CALC DIAGRAM 1/8" = 1'-0"4 LEVEL 5 - LINEAR WALL CALC DIAGRAM 1/8" = 1'-0"5 A028 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0", 1/8" = 1'-0" LINEAR WALL CALCULATION DIAGRAMS 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 184 UP UP P.C. +67.53' P.C. +24.25' DINING ROOM 502 BATH511 FOYER 501 LIVING ROOM 503 OFFICE 512 HALL 510 PANTRY 505 HALL 506 POWDER ROOM508ELEV. UP DINING TERRACE 515 LIVING ROOM TERRACE 514 OFFICE TERRACE513 ENTRY500 KITCHEN 504 KITCHEN BALCONY OPEN VOLUME AREA500.98 sq ft UP UP P.C. +67.53' P.C. +24.25' UPPER SPATERRACEBELOW (32) EXISTING GRADE CONTOUR CLOSET 02 415 STAIR HALL400 HALL410 MASTER BATH TERRACE 421 LINEN 409 BATH 01413 (E) BEDROOM 02 414 (E) BEDROOM 01 411 PRIMARYCLOSET 405 PRIMARY HALL 401 PRIMARY BEDROOM 407 PRIMARYBATH 403 CLOSET 01412 BATH 02416 CRAWL SPACE (N) BALCONY (N) BALCONY ELEV. UP 7.5' BELOW24' MAX HTLIMIT(EXISTINGGRADE 32'ABOVE SEALEVEL) MASTER TERRACE 417 PRIMARY BEDTERRACE 422 OPEN VOLUME AREA264.72 sq ft UP P.C. +24.25' MECH. 311 BEDROOM 03308 CLOSET 03 310 LAUNDRY 309 HALL 301 STAIR HALL 300 WINE CABINET313 GYM303 GYM STORAGE304 (N) BALCONY(N) BALCONY GAME ROOM306 VEST.302 BATH 03 307 UP ELEV. UP P.C. +67.53' GARDENTERRACE GYMTERRACE305 POWDER 312 OPEN VOLUME AREA169.39 sq ft OPEN VOLUME AREA63.62 sq ft 1 1 POOL DECK(UNDER SEPARATEPERMIT) POOL BATH207 POOL POOL STORAGE 208 MECHANICALSPACE 204 MECH. VEST. 203 VEST 202 STAIR HALL200 COVEREDTERRACE 202 ELEV. VEST. 201 ELEVVEST201 UP UP UP ELEV. CRAWL SPACE P.C. +24.25'SPA UPPER SPATERRACE (UNDER SEPARATEPERMIT) OUTDOOR ROOM206 OPEN VOLUME AREA669.90 sq ft OPEN VOLUME AREA167.95 sq ft OPEN VOLUME AREA1,282.07 sq ftOPEN VOLUME AREA101.85 sq ft ELEV. POOL ABOVE (E) GARAGE B101 (E) GARAGE A 102 HALL 107 UP P.C. +24.25' (E) ELECTRICAL105 (E) TRASH104 (E) STAIR103 POOL & SPA MECHANICALROOM106 ELEV. MECH. ROOM 109 ELEV. VEST. 108 N02'4' 8' P.C. XXX.XX PROPERTY LINE SETBACK LINE PROPERTY CORNER 264.72 SQ FTFOURTH FLOOR 233.01 SQ FTTHIRD FLOOR 2221.77 SQ FTSECOND FLOOR 1,003.86 SQ FTMINIMUM (15%) 6,692.40 SQ FTBUILDABLE AREA: 3,220.48 SQ FTTOTAL (COMPLIES) REQUIRED:6,692.40 SF X 0.15 = 1,003.86 SF (MINIMUM) 1,003.86 SF < 3,220.48 SF (COMPLIES) 500.98 SQ FTFIFTH FLOOR LEGEND OPEN VOLUME CALCULATIONS FIFTH FLOOR VOLUME DIAGRAM 5. FOURTH FLOOR VOLUME DIAGRAM 4. THIRD FLOOR VOLUME DIAGRAM 3. SECOND FLOOR VOLUME DIAGRAM 2. FIRST FLOOR VOLUME DIAGRAM 1. A029 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: OPEN VOLUME DIAGRAMS 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 185 11'-11 7/16" 4'-4 5/8"27'-11 3/4" 24'-5 1/4" 19 '-9 5 /8 "3'-3 15/1 6 " 5'-5 7/16" 23'-3 3/4" 23'-2 15/16" 47'-5" 26'-5 3/8"2'-5 7 / 8 "1'-9 5/8"1'-8 7 / 16 "3'-7 1/4"26'-1 3/8"1'-1 1/8"3'-3 " 4'-0"S.Y. SETBACKBACK 10 ' - 0 " RE A R YAR D S E T BACK 4'-0"S.Y. SETBACK P.C. +10.94' F.F.E.+12.71' 07 SHELL STREETWA Y LA NE GOLDENRO D AVE. (E) GARAGE A (E) GARAGE B (E) STORAGE (E) GARAGE C (E) TRASH (E) UNEXCAVATED AREA HALL1077'-11 1/4"6'-5 3/4"4'-11 9/16"3'-3 3/8"9 5 / 16 " 2'-2 1/2" 8'-4 3/4"7'-1 3/16" 21 '-8 1/8 "10'-0"FRONT YARD SETBACK P.C. +67.53' P.C. +24.25' OCE AN BL VD. (ABOVE A T FIFTH F L OOR L EVE L ) PROPERTY LINE SETBACK LINE SETBAC K LINE ETBACK LINEPROPERTY LINE SETBACK LINE PROPERTY LINESETBACK LINEPROPE R T Y L I NE PROPERTY LINEPROPERTY LINESETBACK LINESETBACK LINE(E) STORAGE (E) ELEVATOR (E) ELECTRICAL ROOM N02'4' 8' P.C. XXX.XX PROPOSED EXISTING TO BE DEMOLISHED EXISTING TO REMAIN PROPERTY LINE SETBACK LINE PROPERTY CORNER 01 (E) CRAWL SPACE WALLS TO BE REMOVED. 02 (E) FLOOR FINISH TO BE REMOVED AND REPLACED. 03 (E) GUARDRAIL/ HANDRAIL TO BE REMOVED ANDREPLACED. 04 PORTION OF (E) DECK TO BE REMOVED. 05 LINE OF (E) DECK TO REMAIN. 06 LINE OF (E) WALL TO REMAIN. 07 (E) STAIRS TO BE REFINISHED. 08 (E) WINDOWS & WALL TO BE REMOVED TO CONVERTBACK TO DECK. 09 (E) LOW WALL TO BE REMOVED. 10 (E) ROOF TO REMAIN, NO CHANGE IN HEIGHT. 11 (E) FINISH AT CHIMNEY & CHIMNEY CAPS TO BEREMOVED & REPLACED. NO CHANGE IN HEIGHT. 12 (E) CHIMNEY TO BE REMOVED. 13. (E) STAIR TO BE REMOVED. 14. (E) DECORATIVE PLASTER TO BE REMOVED. 15. (E) ROOF TO BE REMOVED. 16. (E) COLUMN TO BE RELOCATED. EXISTING PERIMETER TO BEDEMOLISHED EARTH FILL EXISTING PERIMETER TO REMAIN EXISTING MECHANICAL (EXCLUDED FROM LINEAR WALLCALCULATION) DEMOLITION NOTES LEGEND FIRST FLOOR DEMO PLAN 1/4" = 1'-0"1 AE110 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" FIRST FLOOR EXISTING / DEMO PLAN 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com K AA Design Group 186 105 UP2R@(4 1/2")1T@(1'-1/2")108 107 109 104 47'-5"2'-7 5 / 1 6 "11"25'-8 1/16"3'-2 3/8"8'-4 3/16"7'-1 1/4" 5'-5 7/1 6 "20'-1 /4"6'-11 3 /16" 4'-4 5/16"29'-1 3/16" 17'-2 5/16" 27'-4 5/16"20'-0"10'-0" 1'-4 1/8" 8'-3"11'-3 1/2"5'-3"6'-7 7/16"15'-9 1/2" 24'-7 5/16"9'-4" 7' -6 1 5 /1 6 " 4'-0"S.Y. SETBACK10'-0 " REAR YARD SETBACK 10 ' -0 " REAR YARD SE T BACK4'-0"S.Y. SETBACK P.C. +10.94' F.F.E.+12.71' F.F.E.+12.96' F.F.E.+11.88' F.F.E.+11.30' F.F.E.+12.71'F.F.E.+11.96' F.F.E.+12.71' 01A301 01 A303 103 E04 G04 G08 G08 A HH|BH|BH|B H|B H|B H|B H|H H|HAHHHELEV.SHELL STREETWAY L A N E GOLDENRO D A V E . POOL ABOVE PARKINGSPACE #1 PARKINGSPACE #2 PARKING SPACE #3 (E) GARAGE B101 (E) GARAGE A 102 HALL107 UP 16R@(9")15T@(10")10'-0" 10'-0"20'-0 "18'-0"9'-0" 9 ' - 0" 102 106 101 110 01 A400 01A400 05A404 05A404 09 A406 09A406 07 A405 07 A405 3"11'-4"4'-11 1/2"6'-5 13/16"23'-2 15/16"9 5 /16 " 9 9/16" 1'-1 1/8" 3' - 10 11 /16" 19 ' - 1 1 3 /16 " 10'-0"10'-0 "FRONT YARD SETBACK P.C. +67.53' P.C. +24.25' F.F.E.+12.96' 01 A300 01A302 100 A G04 A A T.O.W. +24.25' T.O.W. +20.71' OCEAN B L V D . (ABOV E A T FIFTH F L O O R L E V E L ) PROPERTY LINE SETBACK LINE SETBA C K LINE SETBACK LINEPROPERTY LINE SETBACK LINE PROPERTY LINESETBACK LINEPROPE R TY LINE PROPERTY LINEPROPERTY LINESETBACK LINESETBACK LINE(E) ELECTRICAL105 (E) TRASH104 (E) STAIR 103 POOL & SPA MECHANICALROOM106 ELEV. MECH. ROOM 109 ELEV. VEST. 108 02 A401 02 A401 03A402 03A402 04 A403 04 A403 06A404 06A404 08A405 08A405 ROOM NAME NO.CLG HT. FLR BASE WALLCLG.N02'4' 8' x" CL P.C. XXX.XX EL. ±0.00' FINISHES (SEE ALSO FINISH LEGEND & INTERIOR ELEVATIONS) CEILING HEIGHT ROOM NUMBER GENERAL:G01 GUARDRAIL. SEE DETAIL. GUARDRAILS TO BE 42"MINIMUM HEIGHT WITH 3 15/16" MAXIMUM OPENING SIZE.GUARDRAIL TO BE OPEN DESIGN AT BALCONIESG02 HANDRAIL. SEE DETAIL. HANDRAILS TO BE 34" - 38" HIGHABOVE THE STAIR TREAD NOSING WITH 3 15/16" MAXIMUM OPENING SIZE.G03 PROVIDE ONE-HOUR FIRE RESISTIVE CONSTRUCTION ON WALLS/SOFFITS ADJACENT OR WITHIN ENCLOSEDUSABLE SPACE TO STAIR HALLS AND WALLS UNDER/ SUPPORTING STAIRSG04 GARAGE: A. PROVIDE 5/8" TYPE 'X' GYPSUM BOARD FOR ONEHOUR FIRE RESISTIVE CONSTRUCTION ON THE GARAGESIDE FOR WALLS, CEILINGS, POSTS, AND BEAMS. B. GARAGE FLOOR SURFACE SHALL BE OF NON-COMBUSTABLE PAVING MATERIAL. C. DUCTS PENETRATING WALL OR CEILINGPENETRATIONS BETWEEN GARAGE AND DWELLING UNIT SHALL BE CONSTRUCTED OF 26 GAGE MINIMUM STEELMETAL AND SHALL HAVE NO OPENINGS INTO THE GARAGE - PER SECT. R302.5.2G05 20 MIN FIRE RATED DOOR W/ SMOKE SEAL; SELF-CLOSING AND SELF-LATCHING.G06 60 MIN FIRE RATED DOOR W/ SMOKE SEAL; SELF-CLOSING AND SELF-LATCHING.G07 BUILDING ADDRESS SHALL BE PROVIDED ON THEBUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLEAND LEGIBLE FROM THE STREET. ADDRESS NUMBERSSHALL CONTRAST WITH THEIR BACKGROUND, 4" HIGH MINIMUM AND WITH A MINIMUM STROKE WIDTH OF.5" (PER SECT. R319.1) G08 LINE OF (E) WALL TO REMAIN.G09 DOWNSPOUTS, GALVANIZEDG10 GUTTERS, COPPER BATHROOMS:- SEE ALSO INTERIOR ELEVATIONS & PLUMBING SCHEDULE.- COORDINATE PLUMBING & ELECTRICAL REQUIREMENTS WITHMANUF. SPECS.- COORDINATE NICHES & RECESSED ITEMS W/ FRAMING; PROVIDE BACKING FOR BATHROOM ACCESSORIES ANDFIXTURES AS REQ'D. B01 TYPICAL BATHROOM FIXTURES: SHOWER: SLOPE CURB AND FLOOR MINIMUM 1/8"/FT TOWARDS DRAIN. FAUCET / SHOWER HEAD MAX. FLOW 2.0 GPM. * PROVIDE ACCESS PANEL PER CODE. TOILET: LOW FLOW - MAX. 1.28 G.P. FLUSH. URINAL: LOW FLOW - MAX. 0.5 G.P. FLUSH. LAV: FAUCET MAX. FLOW 1.2 GPM. WALLS: NON-ABSORBENT WALL FINISH TO 6' MIN. A.F.F. AT TUBS & SHOWERS. *WHEN SINGLE SHOWER FIXTURES ARE SERVED BY MORE THAN ONE SHOWER HEAD, THE COMBINED FLOWRATE OF ALL THE SHOWER HEADS SHALL NOT EXCEED 2.0 GPM OR THE SHOWER SHALL BE DESIGNED TO ONLYALLOW ONE SHOWER HEAD TO BE IN OPERATION AT ATIME.B02 SOAP AND SHAMPOO NICHEB03 RECESSED MEDICINE CABINETB04 CUSTOM TEMPERED GLASS TUB / SHOWER PARTITIONOR ENCLOSURE. NET ENCLOSURE AREA SHALL BE NOTLESS THAN 1024 SQ IN (7.1 SQ FT) OF FLOOR AREA, ANDA MINIMUM OF 30 INCHES DIAMETER CIRCLE CPC 408.6 B05 LINEAR SHOWER TRENCH DRAIN W/ STONE/TILE INLAY CABINETRY & MILLWORK:C01 SEE INTERIOR ELEVATIONS FOR LAYOUT, DIMENSIONS,AND MATERIALS OF CABINETS, SHELVING, WARDROBES,BENCHES, DESKS, ETC. BUILT-IN CABINETRY TO BESTAIN-GRADE WOOD UNLESS NOTED OTHERWISE. EQUIPMENT & APPLIANCES:- SEE ALSO INT. ELEVATIONS, PLUMBING & APPLIANCE SCHED.- COORDINATE PLUMBING, ELECTRICAL, & VENTING REQ'MENTS W/ MANUF. SPECS.E01 TYPICAL KITCHEN APPLIANCES: SINK: FAUCET MAX. FLOW 1.8 GPM; 5 H.P. MIN. GARBAGE DISPOSAL RANGE: PROVIDE FUEL GAS AND/OR ELEC. SUPPLY AS REQUIRED BY MANUFACTURER. RANGE HOOD: PROVIDE VENTS CONNECTED TO ROOF MOUNTED EXHAUST FANS. VERIFY RANGEVENTING REQ'MENTS W/ MANUF.'S SPECIFICATIONS. MICRO. MICROWAVE OVEN. VFY MOUNTING HEIGHT PRIOR TO INSTALLATION. REF. REFRIGERATOR FRZ. FREEZER WINE WINE REFRIGERATOR UC REF. UNDER-COUNTER REFRIGERATOR / BEVERAGE ICE ICE MAKER W/ DRAIN, PROVIDE WATER LINE TR. PULL-OUT TRASH / RECYCLING DW DISHWASHERE02 TYPICAL LAUNDRY APPLIANCES: SINK: FAUCET MAX. FLOW 1.8 GPM; W/D STACKABLE WASHER DRYER. PROVIDEELECTRICAL, RECESSED HOT & COLD WATER, FLOORDRAIN, AND DRAIN STANDPIPE. VENT DRYER TOOUTSIDE AIR. PROVIDE GAS LINE & ELECTRICAL AS REQ'D.; WEATHER HOOD WITH DAMPER AT FINISH OFEXTERIOR WALL; 4" DIAMETER SMOOTH GALVANIZED METAL EXHAUST.E03 ASTRIA DEVONSHIRE 36" INDOOR GAS LINEAR BURNERFIREPLACE: SEE 05/A770 FOR DETAILS (ANSI Z21.50 / CSA2.22, PFS REPORT #09-099) (SPARK LINEAR BURNERSYSTEM INDOOR, LBS60, ANSI Z21.60 / CSA 2.26)E04 ELEVATOR; ELEVATOR SHAFT TO BE 2-HOUR RATED E05 FIRE PIT (GAS) - PALOFORM "MISO" (TBC)E06 ISOKERN 48 OUTDOOR FIREPLACE. LA.RR # 25483E07 STEAM SHOWER - MR. STEAM W/ AIR TEMPO CONTROLS,OR EQ.; GC TO COORDINATE MECHANICAL & UTILITIES:- UTILITIES TO BE SCREENED PER LOCAL CODES. - PROVIDE REQUIRED CLEARANCES IN FRONT OF EQUIPMENT.- COORDINATE PLUMBING, ELECTRICAL, & VENTING REQ'MENTSW/ MANUF SPECS.- SEE SITE & LANDSCAPE PLANS FOR ADDITIONAL UTILITY &DRAINAGE INFO.U01 GAS METERU02 WATER METER & RELATED ASSEMBLIESU03 ELECTRIC METERU04 ELECTRICAL PANEL / SUBPANEL U05 GAS VALVEU06 RADIANT HEATING MANIFOLD U07 FIRE SPRINKLER MANIFOLD & DOMESTIC PRESSUREREGULATORU08 WATER SHUT-OFFU09 SUMP PUMPU10 SOLAR PANEL INVERTERSU11 A/V RACKS: PROVIDE METHOD OF VENTILATION AND / ORCOOLINGU12 DRYER VENT AND DUCTING TO EXTERIOR AIRU13 TANKLESS WATER HEATER U14 GAS WATER HEATER INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOP OF THE WATER HEATER A CAPPED "T" FITTING TO PLUMBFOR FUTURE SOLAR WATER HEATING.U15 WATER STORAGE TANK; STRAP TO WALL AT POINTSWITHIN THE UPPER 1/3 AND LOWER 1/3 OF ITS VERTICALDIMENSIONS WITH THE LOWER A MIN. 4" ABOVE THECONTROLS. PROVIDE FLOOR DRAIN.U16 NEW DWELLING UNIT TO HAVE A WHOLE BUILDINGMECHANICAL VENTILATION SYSTEM PER SECTION150(O), TO COMPLY WITH SECTION 4.6 OF 2008RESIDENTIAL COMPLIANCE MANUAL. SYSTEM TOPROVIDE SUPPLY VENTILATION: OUTSIDE AIR TO ENTER THE RESIDENCE THROUGH A DEDICATED SUPPLY FANOR THROUGH THE CENTRAL HVAC SYSTEM AIR HANDLER. HVAC AIR HANDLER TO BE USED AS SUPPLYVENTILATION SYSTEM WITH THE ADDITION OF A DIRECTDUCT CONNECTION TO THE RETURN AIR DUCT FROMTHE OUTSIDE AND CONTROLS THAT ENSURE THE AIRHANDLER RUNS EVEN WHEN NO HEATING / COOLING ISREQUIRED.U17 MECHANICAL VENTILATION PACKAGE UNIT (PROVIDECOMBUSTION AIR SUPPLY PER CMC)U18 BATHROOM FANS MUST BE ENERGY STAR W/ HUMIDISTAT CONTROLLER AND MUST BE DUCTED TOTHE EXTERIOR OF THE BUILDING U19 LAUNDRY CHUTE, TYP. PROPERTY LINE SETBACK LINE PROPERTY CORNER LINE OF OBJECT ABOVE LINE OF OBJECT BELOW CENTERLINE STRUCTURAL GRIDLINE WALL TYPE - SEE SHEET A700 FLOOR ELEVATIONS PLANTING AREAP.A. ELEVATION TRANSITION PROPOSED EXISTING TO REMAIN STRUCTURAL CONCRETE LINE OF EXISTING DECK FLOOR PLAN NOTES LEGEND A110 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" FIRST FLOOR PLAN 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 187 13'-9"17'-8 1/8"1'-1"3'-8 15/16"5 7/16"10'-6 15/16"4'-1 1/2"9'-6 3/4"4'-1/4" 9'-1 13/16" 10 ' -0" REAR Y AR D S ETB A C K P.C. +67.53' P.C. +10.94' 03 16 1 1 NOTE: SEE SHEET A110 FOR LOWER LEVEL PARKING DIAGRAMS, 5STANDARD PARKING SPACES PROVIDED SHELL STREETGOLDENRO D A V E . NOTE: AN APPROVED ENCROACHMENT PERMIT ISREQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLICRIGHT-OF-WAY (E) STORAGE CA: 12.84 sq ft (E) ELEVATOR(E) SHOWER CA: 23.12 sq ft (E) PATIO (E) MECHANICAL SPACE CA: 102.62 sq ft (E) PLANTER (E) PATIO (E) LANDSCAPE AREA 3'-7/16"4 5/16" 21'-3 11/16"6'-4 3/8"7'-5 7/16"8'-5 1 /16 "7'-1 1 11/16 "23' - 10 3/16 " 12'-7"1'-2"3'-8 1/16"14'-0"6'-1"17'-2 11/16" 4'-0"S.Y. SETBACK 4'-0"S.Y. SETBACK10'-0" REAR YARD SETBACK10' - 0 "FRONT YARD SETBACK OCEAN B L V D . (A BOVE AT FIFT H F L OOR LEVEL ) PROPERTY LINE SETBACK LINE SETBACK LINE SETBACK LINE TBACK LINEPROPERTY LINE SETBACK LINE PROPERTY LINESETBACK LINEPROPE RTY LINE PROPERTY LINEPROPERTY LINESETBACK LINESETBACK LINEN02'4' 8' P.C. XXX.XX PROPOSED EXISTING TO BE DEMOLISHED EXISTING TO REMAIN PROPERTY LINE SETBACK LINE PROPERTY CORNER 01 (E) CRAWL SPACE WALLS TO BE REMOVED. 02 (E) FLOOR FINISH TO BE REMOVED AND REPLACED. 03 (E) GUARDRAIL/ HANDRAIL TO BE REMOVED ANDREPLACED. 04 PORTION OF (E) DECK TO BE REMOVED. 05 LINE OF (E) DECK TO REMAIN. 06 LINE OF (E) WALL TO REMAIN. 07 (E) STAIRS TO BE REFINISHED. 08 (E) WINDOWS & WALL TO BE REMOVED TO CONVERTBACK TO DECK. 09 (E) LOW WALL TO BE REMOVED. 10 (E) ROOF TO REMAIN, NO CHANGE IN HEIGHT. 11 (E) FINISH AT CHIMNEY & CHIMNEY CAPS TO BEREMOVED & REPLACED. NO CHANGE IN HEIGHT. 12 (E) CHIMNEY TO BE REMOVED. 13. (E) STAIR TO BE REMOVED. 14. (E) DECORATIVE PLASTER TO BE REMOVED. 15. (E) ROOF TO BE REMOVED. 16. (E) COLUMN TO BE RELOCATED. EXISTING PERIMETER TO BEDEMOLISHED EARTH FILL EXISTING PERIMETER TO REMAIN EXISTING MECHANICAL (EXCLUDED FROM LINEAR WALLCALCULATION) DEMOLITION NOTES LEGEND SECOND FLOOR DEMO PLAN 1/4" = 1'-0"1 AE120 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" SECOND FLOOR EXISTING / DEMO PLAN 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 188 UP7R@(6 7/8")6T@(1'-1") 207200 OPEN TOABOVE 24"x30" CLR. 01A301 01 A303 5'-11"15'-1" 3'-0"3'-0"10 ' -0" REAR YARD SE T BACK4'-0"3'-6"5'-6 1/4" P.C. +67.53' P.C. +10.94' F.F.E.+24.25' F.G.+19.00' F.S.+20.00' F.F.E.+20.25' F.G.+21.96' F.F.E.+20.25' F.F.E.+24.25' F.F.E.+20.25' F.F.E.+20.25' C01 B01 D|D D D F|D E04 E05 G03 BUILT-IN SEATING (E)T.O.W.+23.63' (E)T.O.W.+23.63' (E)T.O.W. +23.63' G09 H|H H|D H|D (E) WALL(N) WALL C01 H|H H|H PLANTER WALL LINE OFEXISTING DECK 1 1DNUP UP POOL DECK WAY L A N E NOTE: SEE SHEET A110 FOR LOWERLEVEL PARKING DIAGRAMS, 5STANDARD PARKING SPACESPROVIDED SHELL STREET18R@(6 3/32")17T@(1-3") GOLDENRO D A V E . NOTE: AN APPROVEDENCROACHMENT PERMIT IS REQUIRED FOR ALL WORKACTIVITIES WITHIN THE PUBLICRIGHT-OF-WAY (UNDER SEPARATEPERMIT) POOL BATH207 POOL POOL STORAGE 208 MECHANICAL SPACE 204 MECH. VEST. 203 VEST 202 STAIR HALL200 COVERED TERRACE 202 ELEV. VEST.201 ELEVVEST 201 UP 16R@(9")15T@(10")UP 8R@(7 3/8")7T@(11")UP 7R@(7 1/4")6T@(11")204203 202 ELEV. CRAWLSPACE 01 A400 01A400 05A404 05A404 09 A406 09A406 07 A405 07 A405 01 A300 01A302 14'-9"7'-4 1/4"26'-6 3/4"6'-7 7/16"3'-6"7'-5 1/8"19'-5 3/4"7'-1 15/16"3'-6" 3'-6"1'-4 3/4"6'-11 7/16"1'-10"9'-6 9/16"1'-9 7/8"1'-10"11'-4 5/8"1'-10"11'-4 5/8"1'-10"4'-7/16" 15'-7 5/16" 41'-7" 45'-11 3/8"9'-1/2"18'-3 1/4"14'-7"1'-0"9'-6"5'-3"(E) 5 5/16" (E) 3'-6 11/16" 4'-0"S.Y. SETBACK 4'-0"S.Y. SETBACK10'-0 " REAR YARD SETBACK10'-0 "FRONT YARD SETBACK 39'-5" P.C. +24.25' F.F.E.+29.80' F.S.+19.25' F.S.+24.25' F.S.+34.61' H|H H|D H|D B|J J|B D|D H|BB|H B|HC E|H F|F D|HLINE OFFLOOR ABOVE G01 G01G01 SCULPTURE NOOK CONCRETE WALL W/STONE VENEER (E)T.O.W. +23.63' T.O.W. +27.78' T.O.W. +34.61' (E)T.O.W.+24.25' D|D (E)T.O.W. +27.88' T.O.P. +28.29' (E)T.O.W. +24.25' T.O.W. +29.80' T.O.W. +20.13' (E)T.O.W. +23.63' T.O.W. +27.78' T.O.R. +27.75' (E)T.O.W. +20.25' (E)T.O.W. +24.25' T.O.P. +28.29' (E)T.O.W. +24.25' T.O.P. +28.29' T.O.R. +27.75'T.O.W. +35.86' T.O.W. +31.86' 2% MIN. G09 G09 G09 G02 T.O.W. +27.08'T.O.W. +27.08' T.O.R. +/-25.00' T.O.R. +/-27.57' H|H BUILT-IN FIRE PIT BUILT-IN FIREFEATURE T.O. +26.25' T.O. FIRE PIT+21.58' G01 B|H B|H D|DD(E)T.O.W. +21.13' T.O.W. +41.50' T.O.W. +29.80' T.O.W. +27.78' B|H H|H T.O.W.+22.92' STRUCTURALCONCRETESTRUCTURALCONCRETE STRUCTURAL CONCRETE LINE OF EXISTING DECK T.O.R. +27.75' (E)T.O.W. +24.25'(E)T.O.W. +24.25' SPA UPPER SPATERRACE OCEAN B L V D . (ABOV E A T FIFTH F L O O R L E V E L ) 7R@(6 7/8") 6T@(1'-0") (UNDER SEPARATEPERMIT) PROPERTY LINE SETBACK LINE SETBACK LINE SETBA C K LINE SETBACK LINEPROPERTY LINE SETBACK LINE PROPERTY LINESETBACK LINEPROPE R TY LINE PROPERTY LINEPROPERTY LINESETBACK LINESETBACK LINEOUTDOOR ROOM206 02 A401 02 A401 03A402 03A402 04 A403 04 A403 06A404 06A404 08A405 08A405 ROOM NAME NO.CLG HT. FLR BASE WALL CLG.N02'4' 8' x" CL P.C. XXX.XX EL. ±0.00' FINISHES (SEE ALSO FINISH LEGEND & INTERIOR ELEVATIONS) CEILING HEIGHT ROOM NUMBER GENERAL:G01 GUARDRAIL. SEE DETAIL. GUARDRAILS TO BE 42"MINIMUM HEIGHT WITH 3 15/16" MAXIMUM OPENING SIZE.GUARDRAIL TO BE OPEN DESIGN AT BALCONIESG02 HANDRAIL. SEE DETAIL. HANDRAILS TO BE 34" - 38" HIGHABOVE THE STAIR TREAD NOSING WITH 3 15/16" MAXIMUM OPENING SIZE.G03 PROVIDE ONE-HOUR FIRE RESISTIVE CONSTRUCTION ON WALLS/SOFFITS ADJACENT OR WITHIN ENCLOSEDUSABLE SPACE TO STAIR HALLS AND WALLS UNDER/ SUPPORTING STAIRSG04 GARAGE: A. PROVIDE 5/8" TYPE 'X' GYPSUM BOARD FOR ONEHOUR FIRE RESISTIVE CONSTRUCTION ON THE GARAGESIDE FOR WALLS, CEILINGS, POSTS, AND BEAMS. B. GARAGE FLOOR SURFACE SHALL BE OF NON-COMBUSTABLE PAVING MATERIAL. C. DUCTS PENETRATING WALL OR CEILINGPENETRATIONS BETWEEN GARAGE AND DWELLING UNIT SHALL BE CONSTRUCTED OF 26 GAGE MINIMUM STEELMETAL AND SHALL HAVE NO OPENINGS INTO THE GARAGE - PER SECT. R302.5.2G05 20 MIN FIRE RATED DOOR W/ SMOKE SEAL; SELF-CLOSING AND SELF-LATCHING.G06 60 MIN FIRE RATED DOOR W/ SMOKE SEAL; SELF-CLOSING AND SELF-LATCHING.G07 BUILDING ADDRESS SHALL BE PROVIDED ON THEBUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLEAND LEGIBLE FROM THE STREET. ADDRESS NUMBERSSHALL CONTRAST WITH THEIR BACKGROUND, 4" HIGH MINIMUM AND WITH A MINIMUM STROKE WIDTH OF.5" (PER SECT. R319.1) G08 LINE OF (E) WALL TO REMAIN.G09 DOWNSPOUTS, GALVANIZEDG10 GUTTERS, COPPER BATHROOMS:- SEE ALSO INTERIOR ELEVATIONS & PLUMBING SCHEDULE.- COORDINATE PLUMBING & ELECTRICAL REQUIREMENTS WITHMANUF. SPECS.- COORDINATE NICHES & RECESSED ITEMS W/ FRAMING; PROVIDE BACKING FOR BATHROOM ACCESSORIES ANDFIXTURES AS REQ'D. B01 TYPICAL BATHROOM FIXTURES: SHOWER: SLOPE CURB AND FLOOR MINIMUM 1/8"/FT TOWARDS DRAIN. FAUCET / SHOWER HEAD MAX. FLOW 2.0 GPM. * PROVIDE ACCESS PANEL PER CODE. TOILET: LOW FLOW - MAX. 1.28 G.P. FLUSH. URINAL: LOW FLOW - MAX. 0.5 G.P. FLUSH. LAV: FAUCET MAX. FLOW 1.2 GPM. WALLS: NON-ABSORBENT WALL FINISH TO 6' MIN. A.F.F. AT TUBS & SHOWERS. *WHEN SINGLE SHOWER FIXTURES ARE SERVED BY MORE THAN ONE SHOWER HEAD, THE COMBINED FLOWRATE OF ALL THE SHOWER HEADS SHALL NOT EXCEED 2.0 GPM OR THE SHOWER SHALL BE DESIGNED TO ONLYALLOW ONE SHOWER HEAD TO BE IN OPERATION AT ATIME.B02 SOAP AND SHAMPOO NICHEB03 RECESSED MEDICINE CABINETB04 CUSTOM TEMPERED GLASS TUB / SHOWER PARTITIONOR ENCLOSURE. NET ENCLOSURE AREA SHALL BE NOTLESS THAN 1024 SQ IN (7.1 SQ FT) OF FLOOR AREA, ANDA MINIMUM OF 30 INCHES DIAMETER CIRCLE CPC 408.6 B05 LINEAR SHOWER TRENCH DRAIN W/ STONE/TILE INLAY CABINETRY & MILLWORK:C01 SEE INTERIOR ELEVATIONS FOR LAYOUT, DIMENSIONS,AND MATERIALS OF CABINETS, SHELVING, WARDROBES,BENCHES, DESKS, ETC. BUILT-IN CABINETRY TO BESTAIN-GRADE WOOD UNLESS NOTED OTHERWISE. EQUIPMENT & APPLIANCES:- SEE ALSO INT. ELEVATIONS, PLUMBING & APPLIANCE SCHED.- COORDINATE PLUMBING, ELECTRICAL, & VENTING REQ'MENTS W/ MANUF. SPECS.E01 TYPICAL KITCHEN APPLIANCES: SINK: FAUCET MAX. FLOW 1.8 GPM; 5 H.P. MIN. GARBAGE DISPOSAL RANGE: PROVIDE FUEL GAS AND/OR ELEC. SUPPLY AS REQUIRED BY MANUFACTURER. RANGE HOOD: PROVIDE VENTS CONNECTED TO ROOF MOUNTED EXHAUST FANS. VERIFY RANGEVENTING REQ'MENTS W/ MANUF.'S SPECIFICATIONS. MICRO. MICROWAVE OVEN. VFY MOUNTING HEIGHT PRIOR TO INSTALLATION. REF. REFRIGERATOR FRZ. FREEZER WINE WINE REFRIGERATOR UC REF. UNDER-COUNTER REFRIGERATOR / BEVERAGE ICE ICE MAKER W/ DRAIN, PROVIDE WATER LINE TR. PULL-OUT TRASH / RECYCLING DW DISHWASHERE02 TYPICAL LAUNDRY APPLIANCES: SINK: FAUCET MAX. FLOW 1.8 GPM; W/D STACKABLE WASHER DRYER. PROVIDEELECTRICAL, RECESSED HOT & COLD WATER, FLOORDRAIN, AND DRAIN STANDPIPE. VENT DRYER TOOUTSIDE AIR. PROVIDE GAS LINE & ELECTRICAL AS REQ'D.; WEATHER HOOD WITH DAMPER AT FINISH OFEXTERIOR WALL; 4" DIAMETER SMOOTH GALVANIZED METAL EXHAUST.E03 ASTRIA DEVONSHIRE 36" INDOOR GAS LINEAR BURNERFIREPLACE: SEE 05/A770 FOR DETAILS (ANSI Z21.50 / CSA2.22, PFS REPORT #09-099) (SPARK LINEAR BURNERSYSTEM INDOOR, LBS60, ANSI Z21.60 / CSA 2.26)E04 ELEVATOR; ELEVATOR SHAFT TO BE 2-HOUR RATED E05 FIRE PIT (GAS) - PALOFORM "MISO" (TBC)E06 ISOKERN 48 OUTDOOR FIREPLACE. LA.RR # 25483E07 STEAM SHOWER - MR. STEAM W/ AIR TEMPO CONTROLS,OR EQ.; GC TO COORDINATE MECHANICAL & UTILITIES:- UTILITIES TO BE SCREENED PER LOCAL CODES. - PROVIDE REQUIRED CLEARANCES IN FRONT OF EQUIPMENT.- COORDINATE PLUMBING, ELECTRICAL, & VENTING REQ'MENTSW/ MANUF SPECS.- SEE SITE & LANDSCAPE PLANS FOR ADDITIONAL UTILITY &DRAINAGE INFO.U01 GAS METERU02 WATER METER & RELATED ASSEMBLIESU03 ELECTRIC METERU04 ELECTRICAL PANEL / SUBPANEL U05 GAS VALVEU06 RADIANT HEATING MANIFOLD U07 FIRE SPRINKLER MANIFOLD & DOMESTIC PRESSUREREGULATORU08 WATER SHUT-OFFU09 SUMP PUMPU10 SOLAR PANEL INVERTERSU11 A/V RACKS: PROVIDE METHOD OF VENTILATION AND / ORCOOLINGU12 DRYER VENT AND DUCTING TO EXTERIOR AIRU13 TANKLESS WATER HEATER U14 GAS WATER HEATER INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOP OF THE WATER HEATER A CAPPED "T" FITTING TO PLUMBFOR FUTURE SOLAR WATER HEATING.U15 WATER STORAGE TANK; STRAP TO WALL AT POINTSWITHIN THE UPPER 1/3 AND LOWER 1/3 OF ITS VERTICALDIMENSIONS WITH THE LOWER A MIN. 4" ABOVE THECONTROLS. PROVIDE FLOOR DRAIN.U16 NEW DWELLING UNIT TO HAVE A WHOLE BUILDINGMECHANICAL VENTILATION SYSTEM PER SECTION150(O), TO COMPLY WITH SECTION 4.6 OF 2008RESIDENTIAL COMPLIANCE MANUAL. SYSTEM TOPROVIDE SUPPLY VENTILATION: OUTSIDE AIR TO ENTER THE RESIDENCE THROUGH A DEDICATED SUPPLY FANOR THROUGH THE CENTRAL HVAC SYSTEM AIR HANDLER. HVAC AIR HANDLER TO BE USED AS SUPPLYVENTILATION SYSTEM WITH THE ADDITION OF A DIRECTDUCT CONNECTION TO THE RETURN AIR DUCT FROMTHE OUTSIDE AND CONTROLS THAT ENSURE THE AIRHANDLER RUNS EVEN WHEN NO HEATING / COOLING ISREQUIRED.U17 MECHANICAL VENTILATION PACKAGE UNIT (PROVIDECOMBUSTION AIR SUPPLY PER CMC)U18 BATHROOM FANS MUST BE ENERGY STAR W/ HUMIDISTAT CONTROLLER AND MUST BE DUCTED TOTHE EXTERIOR OF THE BUILDING U19 LAUNDRY CHUTE, TYP. PROPERTY LINE SETBACK LINE PROPERTY CORNER LINE OF OBJECT ABOVE LINE OF OBJECT BELOW CENTERLINE STRUCTURAL GRIDLINE WALL TYPE - SEE SHEET A700 FLOOR ELEVATIONS PLANTING AREAP.A. ELEVATION TRANSITION PROPOSED EXISTING TO REMAIN STRUCTURAL CONCRETE LINE OF EXISTING DECK FLOOR PLAN NOTES LEGEND A120 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" SECOND FLOOR PLAN 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 189 12'-2 1/4"4'-2" 7'-5 11/16" 4'-5 1/16" 14'-6 11/16" 25'-7 3/4"14'-8 7/16"11'-7 5/16"3'-4 15/16"5'-9 1/16"10 1/16"5'-10 3/16"5'-3 15/16"11'-8"28'-6 1/2"10 1/16"17'-3 7/16"7'-10"4'-8"8'-2 3 / 8" 11'-10 3/4" 2'-11/16"9'-5 15/16"3'-1/16" 10 ' - 0 " RE A R YAR D S E T BACK BACK P.C. +10.94' 04 08 08 09 LINE OF (E) FLOORTO REMAIN 1313 LINE OF (E) FLOOR TO REMAIN LINE OF (E) FLOORTO REMAIN LINE OF (E) FLOOR TO REMAINSHELL STREETWA Y LANE GOLDENRO D A V E . (E) STUDY ROOM (E) WASHROOM (E) MECHANICALSPACE (E) FAMILY ROOM (E) ENTRY (E) CLOSET(E) STORAGE (E) ELEVATOR (E) PLANTER (E) PLAY ROOM(E) BATHROOM (E) BATHROOM (E) CLOSET (E) CLOSET (E) PATIO (E) CLOSET 4'-3 9/16"14'-8 7/16"15'-5/16"2'-4 7/8" 4'-0"S.Y. SETBACK 4'-0"S.Y. SETBACK 10'-0"FRONT YARD SETBACK P.C. +67.53' OCEAN B L V D. (ABOVE A T FIFTH F L O O R L E V E L ) PROPERTY LINE SETBACK LINE SETBAC K LINE ETBACK LINEPROPERTY LINE SETBACK LINE PROPERTY LINESETBACK LINEPROPE R T Y L I NE PROPERTY LINEPROPERTY LINESETBACK LINESETBACK LINEN02'4' 8' P.C. XXX.XX PROPOSED EXISTING TO BE DEMOLISHED EXISTING TO REMAIN PROPERTY LINE SETBACK LINE PROPERTY CORNER 01 (E) CRAWL SPACE WALLS TO BE REMOVED. 02 (E) FLOOR FINISH TO BE REMOVED AND REPLACED. 03 (E) GUARDRAIL/ HANDRAIL TO BE REMOVED ANDREPLACED. 04 PORTION OF (E) DECK TO BE REMOVED. 05 LINE OF (E) DECK TO REMAIN. 06 LINE OF (E) WALL TO REMAIN. 07 (E) STAIRS TO BE REFINISHED. 08 (E) WINDOWS & WALL TO BE REMOVED TO CONVERTBACK TO DECK. 09 (E) LOW WALL TO BE REMOVED. 10 (E) ROOF TO REMAIN, NO CHANGE IN HEIGHT. 11 (E) FINISH AT CHIMNEY & CHIMNEY CAPS TO BEREMOVED & REPLACED. NO CHANGE IN HEIGHT. 12 (E) CHIMNEY TO BE REMOVED. 13. (E) STAIR TO BE REMOVED. 14. (E) DECORATIVE PLASTER TO BE REMOVED. 15. (E) ROOF TO BE REMOVED. 16. (E) COLUMN TO BE RELOCATED. EXISTING PERIMETER TO BEDEMOLISHED EARTH FILL EXISTING PERIMETER TO REMAIN EXISTING MECHANICAL (EXCLUDED FROM LINEAR WALLCALCULATION) DEMOLITION NOTES LEGEND THIRD FLOOR DEMO PLAN 1/4" = 1'-0"1 AE130 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" THIRD FLOOR EXISTING / DEMO PLAN 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 190 ROOM NAME NO.CLG HT. FLR BASEWALLCLG.N02'4' 8' x" CL P.C. XXX.XX EL. ±0.00' FINISHES (SEE ALSO FINISH LEGEND & INTERIOR ELEVATIONS) CEILING HEIGHT ROOM NUMBER GENERAL:G01 GUARDRAIL. SEE DETAIL. GUARDRAILS TO BE 42"MINIMUM HEIGHT WITH 3 15/16" MAXIMUM OPENING SIZE.GUARDRAIL TO BE OPEN DESIGN AT BALCONIESG02 HANDRAIL. SEE DETAIL. HANDRAILS TO BE 34" - 38" HIGHABOVE THE STAIR TREAD NOSING WITH 3 15/16" MAXIMUM OPENING SIZE.G03 PROVIDE ONE-HOUR FIRE RESISTIVE CONSTRUCTION ON WALLS/SOFFITS ADJACENT OR WITHIN ENCLOSEDUSABLE SPACE TO STAIR HALLS AND WALLS UNDER/ SUPPORTING STAIRSG04 GARAGE: A. PROVIDE 5/8" TYPE 'X' GYPSUM BOARD FOR ONEHOUR FIRE RESISTIVE CONSTRUCTION ON THE GARAGESIDE FOR WALLS, CEILINGS, POSTS, AND BEAMS. B. GARAGE FLOOR SURFACE SHALL BE OF NON-COMBUSTABLE PAVING MATERIAL. C. DUCTS PENETRATING WALL OR CEILINGPENETRATIONS BETWEEN GARAGE AND DWELLING UNIT SHALL BE CONSTRUCTED OF 26 GAGE MINIMUM STEELMETAL AND SHALL HAVE NO OPENINGS INTO THE GARAGE - PER SECT. R302.5.2G05 20 MIN FIRE RATED DOOR W/ SMOKE SEAL; SELF-CLOSING AND SELF-LATCHING.G06 60 MIN FIRE RATED DOOR W/ SMOKE SEAL; SELF-CLOSING AND SELF-LATCHING.G07 BUILDING ADDRESS SHALL BE PROVIDED ON THEBUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLEAND LEGIBLE FROM THE STREET. ADDRESS NUMBERSSHALL CONTRAST WITH THEIR BACKGROUND, 4" HIGH MINIMUM AND WITH A MINIMUM STROKE WIDTH OF.5" (PER SECT. R319.1) G08 LINE OF (E) WALL TO REMAIN.G09 DOWNSPOUTS, GALVANIZEDG10 GUTTERS, COPPER BATHROOMS:- SEE ALSO INTERIOR ELEVATIONS & PLUMBING SCHEDULE.- COORDINATE PLUMBING & ELECTRICAL REQUIREMENTS WITHMANUF. SPECS.- COORDINATE NICHES & RECESSED ITEMS W/ FRAMING; PROVIDE BACKING FOR BATHROOM ACCESSORIES ANDFIXTURES AS REQ'D. B01 TYPICAL BATHROOM FIXTURES: SHOWER: SLOPE CURB AND FLOOR MINIMUM 1/8"/FT TOWARDS DRAIN. FAUCET / SHOWER HEAD MAX. FLOW 2.0 GPM. * PROVIDE ACCESS PANEL PER CODE. TOILET: LOW FLOW - MAX. 1.28 G.P. FLUSH. URINAL: LOW FLOW - MAX. 0.5 G.P. FLUSH. LAV: FAUCET MAX. FLOW 1.2 GPM. WALLS: NON-ABSORBENT WALL FINISH TO 6' MIN. A.F.F. AT TUBS & SHOWERS. *WHEN SINGLE SHOWER FIXTURES ARE SERVED BY MORE THAN ONE SHOWER HEAD, THE COMBINED FLOWRATE OF ALL THE SHOWER HEADS SHALL NOT EXCEED 2.0 GPM OR THE SHOWER SHALL BE DESIGNED TO ONLYALLOW ONE SHOWER HEAD TO BE IN OPERATION AT ATIME.B02 SOAP AND SHAMPOO NICHEB03 RECESSED MEDICINE CABINETB04 CUSTOM TEMPERED GLASS TUB / SHOWER PARTITIONOR ENCLOSURE. NET ENCLOSURE AREA SHALL BE NOTLESS THAN 1024 SQ IN (7.1 SQ FT) OF FLOOR AREA, ANDA MINIMUM OF 30 INCHES DIAMETER CIRCLE CPC 408.6 B05 LINEAR SHOWER TRENCH DRAIN W/ STONE/TILE INLAY CABINETRY & MILLWORK:C01 SEE INTERIOR ELEVATIONS FOR LAYOUT, DIMENSIONS,AND MATERIALS OF CABINETS, SHELVING, WARDROBES,BENCHES, DESKS, ETC. BUILT-IN CABINETRY TO BESTAIN-GRADE WOOD UNLESS NOTED OTHERWISE. EQUIPMENT & APPLIANCES:- SEE ALSO INT. ELEVATIONS, PLUMBING & APPLIANCE SCHED.- COORDINATE PLUMBING, ELECTRICAL, & VENTING REQ'MENTS W/ MANUF. SPECS.E01 TYPICAL KITCHEN APPLIANCES: SINK: FAUCET MAX. FLOW 1.8 GPM; 5 H.P. MIN. GARBAGE DISPOSAL RANGE: PROVIDE FUEL GAS AND/OR ELEC. SUPPLY AS REQUIRED BY MANUFACTURER. RANGE HOOD: PROVIDE VENTS CONNECTED TO ROOF MOUNTED EXHAUST FANS. VERIFY RANGEVENTING REQ'MENTS W/ MANUF.'S SPECIFICATIONS. MICRO. MICROWAVE OVEN. VFY MOUNTING HEIGHT PRIOR TO INSTALLATION. REF. REFRIGERATOR FRZ. FREEZER WINE WINE REFRIGERATOR UC REF. UNDER-COUNTER REFRIGERATOR / BEVERAGE ICE ICE MAKER W/ DRAIN, PROVIDE WATER LINE TR. PULL-OUT TRASH / RECYCLING DW DISHWASHERE02 TYPICAL LAUNDRY APPLIANCES: SINK: FAUCET MAX. FLOW 1.8 GPM; W/D STACKABLE WASHER DRYER. PROVIDEELECTRICAL, RECESSED HOT & COLD WATER, FLOORDRAIN, AND DRAIN STANDPIPE. VENT DRYER TOOUTSIDE AIR. PROVIDE GAS LINE & ELECTRICAL AS REQ'D.; WEATHER HOOD WITH DAMPER AT FINISH OFEXTERIOR WALL; 4" DIAMETER SMOOTH GALVANIZED METAL EXHAUST.E03 ASTRIA DEVONSHIRE 36" INDOOR GAS LINEAR BURNERFIREPLACE: SEE 05/A770 FOR DETAILS (ANSI Z21.50 / CSA2.22, PFS REPORT #09-099) (SPARK LINEAR BURNERSYSTEM INDOOR, LBS60, ANSI Z21.60 / CSA 2.26)E04 ELEVATOR; ELEVATOR SHAFT TO BE 2-HOUR RATED E05 FIRE PIT (GAS) - PALOFORM "MISO" (TBC)E06 ISOKERN 48 OUTDOOR FIREPLACE. LA.RR # 25483E07 STEAM SHOWER - MR. STEAM W/ AIR TEMPO CONTROLS,OR EQ.; GC TO COORDINATE MECHANICAL & UTILITIES:- UTILITIES TO BE SCREENED PER LOCAL CODES. - PROVIDE REQUIRED CLEARANCES IN FRONT OF EQUIPMENT.- COORDINATE PLUMBING, ELECTRICAL, & VENTING REQ'MENTSW/ MANUF SPECS.- SEE SITE & LANDSCAPE PLANS FOR ADDITIONAL UTILITY &DRAINAGE INFO.U01 GAS METERU02 WATER METER & RELATED ASSEMBLIESU03 ELECTRIC METERU04 ELECTRICAL PANEL / SUBPANEL U05 GAS VALVEU06 RADIANT HEATING MANIFOLD U07 FIRE SPRINKLER MANIFOLD & DOMESTIC PRESSUREREGULATORU08 WATER SHUT-OFFU09 SUMP PUMPU10 SOLAR PANEL INVERTERSU11 A/V RACKS: PROVIDE METHOD OF VENTILATION AND / ORCOOLINGU12 DRYER VENT AND DUCTING TO EXTERIOR AIRU13 TANKLESS WATER HEATER U14 GAS WATER HEATER INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOP OF THE WATER HEATER A CAPPED "T" FITTING TO PLUMBFOR FUTURE SOLAR WATER HEATING.U15 WATER STORAGE TANK; STRAP TO WALL AT POINTSWITHIN THE UPPER 1/3 AND LOWER 1/3 OF ITS VERTICALDIMENSIONS WITH THE LOWER A MIN. 4" ABOVE THECONTROLS. PROVIDE FLOOR DRAIN.U16 NEW DWELLING UNIT TO HAVE A WHOLE BUILDINGMECHANICAL VENTILATION SYSTEM PER SECTION150(O), TO COMPLY WITH SECTION 4.6 OF 2008RESIDENTIAL COMPLIANCE MANUAL. SYSTEM TOPROVIDE SUPPLY VENTILATION: OUTSIDE AIR TO ENTER THE RESIDENCE THROUGH A DEDICATED SUPPLY FANOR THROUGH THE CENTRAL HVAC SYSTEM AIR HANDLER. HVAC AIR HANDLER TO BE USED AS SUPPLYVENTILATION SYSTEM WITH THE ADDITION OF A DIRECTDUCT CONNECTION TO THE RETURN AIR DUCT FROMTHE OUTSIDE AND CONTROLS THAT ENSURE THE AIRHANDLER RUNS EVEN WHEN NO HEATING / COOLING ISREQUIRED.U17 MECHANICAL VENTILATION PACKAGE UNIT (PROVIDECOMBUSTION AIR SUPPLY PER CMC)U18 BATHROOM FANS MUST BE ENERGY STAR W/ HUMIDISTAT CONTROLLER AND MUST BE DUCTED TOTHE EXTERIOR OF THE BUILDING U19 LAUNDRY CHUTE, TYP. PROPERTY LINE SETBACK LINE PROPERTY CORNER LINE OF OBJECT ABOVE LINE OF OBJECT BELOW CENTERLINE STRUCTURAL GRIDLINE WALL TYPE - SEE SHEET A700 FLOOR ELEVATIONS PLANTING AREAP.A. ELEVATION TRANSITION PROPOSED EXISTING TO REMAIN STRUCTURAL CONCRETE LINE OF EXISTING DECK FLOOR PLAN NOTES LEGEND UP 15 R @ (7 3/16") 14T@ (10 3/4") 302 303 300 309 307 313 308 310 312 304 306 311 OPEN TOBELOW SD CO SD CO SD CO 24"x30" CLR.24"x30" CLR.WDR305 01A301 01 A303 10 ' -0 " REAR YARD SE T BACK10'-0 " REAR YARD SETBACK FF ELEV. +38.46' P.C. +10.94' P.C. +24.25' F.F.E. +38.46' C01 C01 E02 C01 C01 B01 U19 E04 G09 G09 G09 H|H H|H LINE OF EXISTING DECK LINE OF EXISTING DECK LINE OF FARTHESTEXISTING DECK PROJECTION UP DNSHELL STREETWAY L A N E 18R@(6 3/32")17T@(1-3") GOLDENRO D A V E . MECH. 311 BEDROOM 03 308 CLOSET 03 310 LAUNDRY 309 HALL 301 STAIR HALL 300 WINE CABINET313 GYM303 GYMSTORAGE 304 (N) BALCONY(N) BALCONY GAME ROOM306 VEST.302 BATH 03307 UP 7R@(7 1/4")6T@(11")XXX 301 301 304300 300 ELEV. 01 A400 01A400 05A404 05A404 09 A406 09A406 07 A405 07 A405 01 A300 01A302 UP 5R@(7 11/16")4T@(11") 15'-4 1/4"22'-1 1/4"11'-9"14'-9 3/4"41'-7" 22'-1 5/16"18'-5 3/8"22'-3 3/4" 3'-6"3'-6"3'-6"7'-3 1/2"3'-2"6'-9 1/8"2'-3"12'-13/16"(E ) 4 '-1 3 /16 " (E ) 5'-1 1 3/16 "(E) 3 '-5 7/8 "(E) 6'-6 1/8" 14'-6 9/16"7'-7 3/8"4'-3 15/16"9'-6"6'-1/4"(E) 5 5/16" (E) 3'-6 11/16" 4'-0"S.Y. SETBACK 4'-0"S.Y. SETBACK 10'-0 "FRONT YARD SETBACK P.C. +67.53' F.F.E.+38.46' F.F.E.+38.50'302303H|H H|H H|H H|H H|H H|J J|H H|H H|H H H B|H B|H B|H B|H B|H D|H H|D D|H H|D D|H D D H|HH H HH|H H|D H|D H|D B|H H|H B|HH|HG01 T.O.W. +41.50' T.O.W. +41.50' T.O.P. +42.90' T.O.P. +42.90' T.O.P. +42.90' T.O.P. +42.90' T.O.W. +34.61' T.O.W. +41.50' H|H T.O.R. +41.96' T.O.W. +46.75' T.O.W. +43.17' T.O.W. +39.96' G09 G09 G01 G01 G01 G01 H|H H GARDENTERRACE OCEAN B L V D . (ABOV E A T FIFTH F L O O R L E V E L ) PROPERTY LINE SETBACK LINE SETBA C K LINE SETBACK LINEPROPERTY LINE SETBACK LINE PROPERTY LINESETBACK LINEPROPE R TY LINE PROPERTY LINEPROPERTY LINESETBACK LINESETBACK LINEGYMTERRACE305 POWDER312 02 A401 02 A401 03A402 03A402 04 A403 04 A403 06A404 06A404 08A405 08A405 A130 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" THIRD FLOOR PLAN 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 191 4'-10 15 /16 "34'-9 11/16" 16'-3"6'-7 11/16"6'-5 1/2"67'-1/2"21'-7 7/16"3'-3 3/16"3'-3 3/4"7'-9 5/16"8'-2 7/16" 11'-2 1/16"6'-0"6'-3 3/4"6'-0"5'-3 15/16" 25'-7 1/4"4'-0"S.Y. SETBACK 10 ' - 0 " RE A R YAR D S E T BACK 4'-0"S.Y. SETBACKBACK 10'-0"FRONT YARD SETBACK P.C. +67.53' P.C. +10.94' 0303 03 04 LINE OF (E)FLOOR TOREMAIN 12 14 13 13 14 03 03 LINE OF (E) FLOORTO REMAINSHELL STREETW A Y L A NE 10R@(7 1/2")9T@(11") GOLDENRO D AVE. (E) BATH (E) BATH (E) ELEVATOR (E) STORAGE (E) BALCONY (E) CLOSET (E) ENTRY (E) PATIO (E) MASTER BEDROOM (E) MASTER BATH (E) WALK-IN CLOSET (E) BEDROOM (E) BEDROOM 8'-9 5/8"1'-10 3/16" 8'-4 1/4"38'-0"20'-8 1/4"6'-5 1/2"UP UP OCE AN BLVD. (A BOVE A T FIFTH F L O O R L E V E L ) PROPERTY LINE SETBACK LINE SETBAC K LINE ETBACK LINEPROPERTY LINE SETBACK LINE PROPERTY LINESETBACK LINEPROPE R T Y L I NE PROPERTY LINEPROPERTY LINESETBACK LINESETBACK LINEN02'4' 8' P.C. XXX.XX PROPOSED EXISTING TO BE DEMOLISHED EXISTING TO REMAIN PROPERTY LINE SETBACK LINE PROPERTY CORNER 01 (E) CRAWL SPACE WALLS TO BE REMOVED. 02 (E) FLOOR FINISH TO BE REMOVED AND REPLACED. 03 (E) GUARDRAIL/ HANDRAIL TO BE REMOVED ANDREPLACED. 04 PORTION OF (E) DECK TO BE REMOVED. 05 LINE OF (E) DECK TO REMAIN. 06 LINE OF (E) WALL TO REMAIN. 07 (E) STAIRS TO BE REFINISHED. 08 (E) WINDOWS & WALL TO BE REMOVED TO CONVERTBACK TO DECK. 09 (E) LOW WALL TO BE REMOVED. 10 (E) ROOF TO REMAIN, NO CHANGE IN HEIGHT. 11 (E) FINISH AT CHIMNEY & CHIMNEY CAPS TO BEREMOVED & REPLACED. NO CHANGE IN HEIGHT. 12 (E) CHIMNEY TO BE REMOVED. 13. (E) STAIR TO BE REMOVED. 14. (E) DECORATIVE PLASTER TO BE REMOVED. 15. (E) ROOF TO BE REMOVED. 16. (E) COLUMN TO BE RELOCATED. EXISTING PERIMETER TO BEDEMOLISHED EARTH FILL EXISTING PERIMETER TO REMAIN EXISTING MECHANICAL (EXCLUDED FROM LINEAR WALLCALCULATION) DEMOLITION NOTES LEGEND FOURTH FLOOR DEMO PLAN 1/4" = 1'-0"1 AE140 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" FOURTH FLOOR EXISTING / DEMO PLAN 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com K AA Design Group 192 ROOM NAME NO.CLG HT. FLR BASEWALLCLG.N02'4' 8' x" CL P.C. XXX.XX EL. ±0.00' FINISHES (SEE ALSO FINISH LEGEND & INTERIOR ELEVATIONS) CEILING HEIGHT ROOM NUMBER GENERAL:G01 GUARDRAIL. SEE DETAIL. GUARDRAILS TO BE 42"MINIMUM HEIGHT WITH 3 15/16" MAXIMUM OPENING SIZE.GUARDRAIL TO BE OPEN DESIGN AT BALCONIESG02 HANDRAIL. SEE DETAIL. HANDRAILS TO BE 34" - 38" HIGHABOVE THE STAIR TREAD NOSING WITH 3 15/16" MAXIMUM OPENING SIZE.G03 PROVIDE ONE-HOUR FIRE RESISTIVE CONSTRUCTION ON WALLS/SOFFITS ADJACENT OR WITHIN ENCLOSEDUSABLE SPACE TO STAIR HALLS AND WALLS UNDER/ SUPPORTING STAIRSG04 GARAGE: A. PROVIDE 5/8" TYPE 'X' GYPSUM BOARD FOR ONEHOUR FIRE RESISTIVE CONSTRUCTION ON THE GARAGESIDE FOR WALLS, CEILINGS, POSTS, AND BEAMS. B. GARAGE FLOOR SURFACE SHALL BE OF NON-COMBUSTABLE PAVING MATERIAL. C. DUCTS PENETRATING WALL OR CEILINGPENETRATIONS BETWEEN GARAGE AND DWELLING UNIT SHALL BE CONSTRUCTED OF 26 GAGE MINIMUM STEELMETAL AND SHALL HAVE NO OPENINGS INTO THE GARAGE - PER SECT. R302.5.2G05 20 MIN FIRE RATED DOOR W/ SMOKE SEAL; SELF-CLOSING AND SELF-LATCHING.G06 60 MIN FIRE RATED DOOR W/ SMOKE SEAL; SELF-CLOSING AND SELF-LATCHING.G07 BUILDING ADDRESS SHALL BE PROVIDED ON THEBUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLEAND LEGIBLE FROM THE STREET. ADDRESS NUMBERSSHALL CONTRAST WITH THEIR BACKGROUND, 4" HIGH MINIMUM AND WITH A MINIMUM STROKE WIDTH OF.5" (PER SECT. R319.1) G08 LINE OF (E) WALL TO REMAIN.G09 DOWNSPOUTS, GALVANIZEDG10 GUTTERS, COPPER BATHROOMS:- SEE ALSO INTERIOR ELEVATIONS & PLUMBING SCHEDULE.- COORDINATE PLUMBING & ELECTRICAL REQUIREMENTS WITHMANUF. SPECS.- COORDINATE NICHES & RECESSED ITEMS W/ FRAMING; PROVIDE BACKING FOR BATHROOM ACCESSORIES ANDFIXTURES AS REQ'D. B01 TYPICAL BATHROOM FIXTURES: SHOWER: SLOPE CURB AND FLOOR MINIMUM 1/8"/FT TOWARDS DRAIN. FAUCET / SHOWER HEAD MAX. FLOW 2.0 GPM. * PROVIDE ACCESS PANEL PER CODE. TOILET: LOW FLOW - MAX. 1.28 G.P. FLUSH. URINAL: LOW FLOW - MAX. 0.5 G.P. FLUSH. LAV: FAUCET MAX. FLOW 1.2 GPM. WALLS: NON-ABSORBENT WALL FINISH TO 6' MIN. A.F.F. AT TUBS & SHOWERS. *WHEN SINGLE SHOWER FIXTURES ARE SERVED BY MORE THAN ONE SHOWER HEAD, THE COMBINED FLOWRATE OF ALL THE SHOWER HEADS SHALL NOT EXCEED 2.0 GPM OR THE SHOWER SHALL BE DESIGNED TO ONLYALLOW ONE SHOWER HEAD TO BE IN OPERATION AT ATIME.B02 SOAP AND SHAMPOO NICHEB03 RECESSED MEDICINE CABINETB04 CUSTOM TEMPERED GLASS TUB / SHOWER PARTITIONOR ENCLOSURE. NET ENCLOSURE AREA SHALL BE NOTLESS THAN 1024 SQ IN (7.1 SQ FT) OF FLOOR AREA, ANDA MINIMUM OF 30 INCHES DIAMETER CIRCLE CPC 408.6 B05 LINEAR SHOWER TRENCH DRAIN W/ STONE/TILE INLAY CABINETRY & MILLWORK:C01 SEE INTERIOR ELEVATIONS FOR LAYOUT, DIMENSIONS,AND MATERIALS OF CABINETS, SHELVING, WARDROBES,BENCHES, DESKS, ETC. BUILT-IN CABINETRY TO BESTAIN-GRADE WOOD UNLESS NOTED OTHERWISE. EQUIPMENT & APPLIANCES:- SEE ALSO INT. ELEVATIONS, PLUMBING & APPLIANCE SCHED.- COORDINATE PLUMBING, ELECTRICAL, & VENTING REQ'MENTS W/ MANUF. SPECS.E01 TYPICAL KITCHEN APPLIANCES: SINK: FAUCET MAX. FLOW 1.8 GPM; 5 H.P. MIN. GARBAGE DISPOSAL RANGE: PROVIDE FUEL GAS AND/OR ELEC. SUPPLY AS REQUIRED BY MANUFACTURER. RANGE HOOD: PROVIDE VENTS CONNECTED TO ROOF MOUNTED EXHAUST FANS. VERIFY RANGEVENTING REQ'MENTS W/ MANUF.'S SPECIFICATIONS. MICRO. MICROWAVE OVEN. VFY MOUNTING HEIGHT PRIOR TO INSTALLATION. REF. REFRIGERATOR FRZ. FREEZER WINE WINE REFRIGERATOR UC REF. UNDER-COUNTER REFRIGERATOR / BEVERAGE ICE ICE MAKER W/ DRAIN, PROVIDE WATER LINE TR. PULL-OUT TRASH / RECYCLING DW DISHWASHERE02 TYPICAL LAUNDRY APPLIANCES: SINK: FAUCET MAX. FLOW 1.8 GPM; W/D STACKABLE WASHER DRYER. PROVIDEELECTRICAL, RECESSED HOT & COLD WATER, FLOORDRAIN, AND DRAIN STANDPIPE. VENT DRYER TOOUTSIDE AIR. PROVIDE GAS LINE & ELECTRICAL AS REQ'D.; WEATHER HOOD WITH DAMPER AT FINISH OFEXTERIOR WALL; 4" DIAMETER SMOOTH GALVANIZED METAL EXHAUST.E03 ASTRIA DEVONSHIRE 36" INDOOR GAS LINEAR BURNERFIREPLACE: SEE 05/A770 FOR DETAILS (ANSI Z21.50 / CSA2.22, PFS REPORT #09-099) (SPARK LINEAR BURNERSYSTEM INDOOR, LBS60, ANSI Z21.60 / CSA 2.26)E04 ELEVATOR; ELEVATOR SHAFT TO BE 2-HOUR RATED E05 FIRE PIT (GAS) - PALOFORM "MISO" (TBC)E06 ISOKERN 48 OUTDOOR FIREPLACE. LA.RR # 25483E07 STEAM SHOWER - MR. STEAM W/ AIR TEMPO CONTROLS,OR EQ.; GC TO COORDINATE MECHANICAL & UTILITIES:- UTILITIES TO BE SCREENED PER LOCAL CODES. - PROVIDE REQUIRED CLEARANCES IN FRONT OF EQUIPMENT.- COORDINATE PLUMBING, ELECTRICAL, & VENTING REQ'MENTSW/ MANUF SPECS.- SEE SITE & LANDSCAPE PLANS FOR ADDITIONAL UTILITY &DRAINAGE INFO.U01 GAS METERU02 WATER METER & RELATED ASSEMBLIESU03 ELECTRIC METERU04 ELECTRICAL PANEL / SUBPANEL U05 GAS VALVEU06 RADIANT HEATING MANIFOLD U07 FIRE SPRINKLER MANIFOLD & DOMESTIC PRESSUREREGULATORU08 WATER SHUT-OFFU09 SUMP PUMPU10 SOLAR PANEL INVERTERSU11 A/V RACKS: PROVIDE METHOD OF VENTILATION AND / ORCOOLINGU12 DRYER VENT AND DUCTING TO EXTERIOR AIRU13 TANKLESS WATER HEATER U14 GAS WATER HEATER INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOP OF THE WATER HEATER A CAPPED "T" FITTING TO PLUMBFOR FUTURE SOLAR WATER HEATING.U15 WATER STORAGE TANK; STRAP TO WALL AT POINTSWITHIN THE UPPER 1/3 AND LOWER 1/3 OF ITS VERTICALDIMENSIONS WITH THE LOWER A MIN. 4" ABOVE THECONTROLS. PROVIDE FLOOR DRAIN.U16 NEW DWELLING UNIT TO HAVE A WHOLE BUILDINGMECHANICAL VENTILATION SYSTEM PER SECTION150(O), TO COMPLY WITH SECTION 4.6 OF 2008RESIDENTIAL COMPLIANCE MANUAL. SYSTEM TOPROVIDE SUPPLY VENTILATION: OUTSIDE AIR TO ENTER THE RESIDENCE THROUGH A DEDICATED SUPPLY FANOR THROUGH THE CENTRAL HVAC SYSTEM AIR HANDLER. HVAC AIR HANDLER TO BE USED AS SUPPLYVENTILATION SYSTEM WITH THE ADDITION OF A DIRECTDUCT CONNECTION TO THE RETURN AIR DUCT FROMTHE OUTSIDE AND CONTROLS THAT ENSURE THE AIRHANDLER RUNS EVEN WHEN NO HEATING / COOLING ISREQUIRED.U17 MECHANICAL VENTILATION PACKAGE UNIT (PROVIDECOMBUSTION AIR SUPPLY PER CMC)U18 BATHROOM FANS MUST BE ENERGY STAR W/ HUMIDISTAT CONTROLLER AND MUST BE DUCTED TOTHE EXTERIOR OF THE BUILDING U19 LAUNDRY CHUTE, TYP. PROPERTY LINE SETBACK LINE PROPERTY CORNER LINE OF OBJECT ABOVE LINE OF OBJECT BELOW CENTERLINE STRUCTURAL GRIDLINE WALL TYPE - SEE SHEET A700 FLOOR ELEVATIONS PLANTING AREAP.A. ELEVATION TRANSITION PROPOSED EXISTING TO REMAIN STRUCTURAL CONCRETE LINE OF EXISTING DECK FLOOR PLAN NOTES LEGEND UP 15R @(7 3/ 1 6 " ) 14 T @(10 3 / 4 ") UP 404413 409 403417 414 415 406 411 407 408 416 412 410 OPEN TOBELOW SD COSDCO SD CO SD CO 24"x30" CLR.24"x30" CLR.24"x30 " CLR. UP (53) (52) 01A301 01 A303 10'-1"12'-1 1/4"21'-7"15'-7 3/8"4'-7/8"15'-9 3/8" 2'-8 1 5 /16 "7'- 1 1 5/8" 4'-0"S.Y. SETBACK 10 ' -0 " REAR YARD SE T BACK4'-0"S.Y. SETBACK10'-0 " REAR YARD SETBACK10'-0 "FRONT YARD SETBACK P.C. +67.53' P.C. +10.94' P.C. +24.25' F.F.E.+49.83' F.F.E.+49.79' F.F.E.+49.79' F.F.E. +48.04' F.F.E. +48.08' 402 402 C01 H|H H|H H|H H|H H|J B|J H|D D|H D|HH H H H|H U19 H|H G03 E03 H|H H|J H|H H|H E04 J|H G09 G10 G09 G09 H|H B|H H|HH|HJ|B LINE OF EXISTING DECK LINE OFEXISTING DECK UPPER SPA TERRACE BELOW SHELL STREETWAY L A N E 21R@(6 29/64")20T@(1-3") GOLDENRO D A V E . CLOSET 02415 STAIR HALL400 HALL 410 MASTER BATH TERRACE421 LINEN409 BATH 01413 (E) BEDROOM 02 414 (E) BEDROOM 01 411 PRIMARY CLOSET405 PRIMARY HALL401 PRIMARY BEDROOM407 PRIMARYBATH 403 CLOSET 01 412 BATH 02 416 CRAWL SPACE (N) BALCONY (N) BALCONY UP 2R@ (6")1T @(11 ") 401 400 401 403 404 405 UP DN ELEV. 01 A400 01A400 05A404 05A404 09 A406 09A406 07 A405 07 A405 01 A300 01A302 UP2R@(6")1T@(11") UP 12R @( 7 3/16") 11T@ (11") 5'-2 15/16"8'-2 5/16"6'-9 11/16"5'-0"2'-6 9/16"44'-10 1/4"14'-4 1/2"1'-2 1/16"21'-8 1/16"4'-1/4"4'-2 7/16"21'-10"34'-2" (E) 4'-7 / 8 " (E ) 5 '-11 1 / 8 "(E) 3'-5 7 /8 "(E) 6'-6 1/8" (E) 5 3/8" (E) 3'-6 11/16"20'-1/2"3'-9/16"5'-15/16"15'-10 5/16" (E) 7/8" (E) 3'-11 1/8" H|H H|H H B|H D|H D|H H|D DD H|H J|H H|H G01 G01 G01 G01 T.O.P. +52.48' T.O.P. +52.48' T.O.W. +57.00' T.O.R. +51.06' T.O.R. +51.54' T.O.W. +51.25' T.O.W. +46.75' H|J G09 G09 G09 H H J JH D|HT.O.W. +60.50' T.O.W. +56.47' LINE OF FARTHESTEXISTING DECKPROJECTION T.O.W. +56.47' OCEAN B L V D . (ABOV E A T FIFTH F L O O R L E V E L ) (50) PROPERTY LINE SETBACK LINE SETBA C K LINE SETBACK LINEPROPERTY LINE SETBACK LINE PROPERTY LINESETBACK LINEPROPE R TY LINE PROPERTY LINEPROPERTY LINESETBACK LINESETBACK LINEMASTERTERRACE 417 PRIMARY BED TERRACE422 02 A401 02 A401 03A402 03A402 04 A403 04 A403 06A404 06A404 08A405 08A405 A140 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" FOURTH FLOOR PLAN 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 193 19'-10 1/4"9'-9 13/16"11 3/8"12'-1 7/8"19'-10 9/16"8'-10"1'-1 1/16"3'-3 3/4"3'-3 3/16"10 ' -0" RE A R YA RD S E T BACK TBACKFRO53'-7 7/8" P.C. +67.53' P.C. +10.94' 04 LINE OF (E) FLOOR TO REMAIN 05 04 04 03 05 03 12 1414 14 G03SHELL STREETW A Y L A NE 10R@(7 1/2")9T@(11")4R@(1'-0")3T@(7")GOLD ENROD AVE. (E) GREAT ROOM (E) CLOSET (E) MAIN ENTRY (E) LIVING ROOM(E) DINING/ KITCHEN (E) STORAGE (E) POWDERROOM (E) STORAGE (E) BALCONY (E) PATIO (E) STORAGE (E) ELEVATOR (E) BALCONY 15'-4 3/16" 18'-4 7/8" 12'-1 1/2" 6'-8 1 1/ 1 6 " 5'-5/16" 37'-11 1/4"12'-4 13/16"8'-2 1/2"8'-2 1/2"7'-9 3/8"11 3/4"4'-0"S.Y. SETBACK 4'-0"S.Y. SETBACK UP UP DN PROPERTY LINE SETBACK LINE SETBAC K LINE CK LINEPROPERTY LINE SETBACK LINE PROPERTY LINESETBACK LINEPROPERTY L I N E PROPERTY LINEPROPERTY LINESETBACK LINESETBACK LINEN02'4' 8' P.C. XXX.XX PROPOSED EXISTING TO BE DEMOLISHED EXISTING TO REMAIN PROPERTY LINE SETBACK LINE PROPERTY CORNER 01 (E) CRAWL SPACE WALLS TO BE REMOVED. 02 (E) FLOOR FINISH TO BE REMOVED AND REPLACED. 03 (E) GUARDRAIL/ HANDRAIL TO BE REMOVED ANDREPLACED. 04 PORTION OF (E) DECK TO BE REMOVED. 05 LINE OF (E) DECK TO REMAIN. 06 LINE OF (E) WALL TO REMAIN. 07 (E) STAIRS TO BE REFINISHED. 08 (E) WINDOWS & WALL TO BE REMOVED TO CONVERTBACK TO DECK. 09 (E) LOW WALL TO BE REMOVED. 10 (E) ROOF TO REMAIN, NO CHANGE IN HEIGHT. 11 (E) FINISH AT CHIMNEY & CHIMNEY CAPS TO BEREMOVED & REPLACED. NO CHANGE IN HEIGHT. 12 (E) CHIMNEY TO BE REMOVED. 13. (E) STAIR TO BE REMOVED. 14. (E) DECORATIVE PLASTER TO BE REMOVED. 15. (E) ROOF TO BE REMOVED. 16. (E) COLUMN TO BE RELOCATED. EXISTING PERIMETER TO BEDEMOLISHED EARTH FILL EXISTING PERIMETER TO REMAIN EXISTING MECHANICAL (EXCLUDED FROM LINEAR WALLCALCULATION) DEMOLITION NOTES LEGEND FIFTH FLOOR DEMO PLAN 1/4" = 1'-0"1 AE150 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" FIFTH FLOOR EXISTING / DEMO PLAN 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com K AA Design Group 194 UP 5R@(6 9/16")4T@(1'-2")507504 509 515 514511 UP11R@(6 1/8") 10T@(1'-2 ") UP 3R@(5")2T@(1'-1/2") UP RE F SD CO SD CO 24"x30" CLR.24"x30" CLR.R R R R 01A301 01 A303 13'-5 1/4"46'-3 1/2"28'-5"5'-0" 4'-3" 4'-3" 15'-10 5/16" 15'-7 3/8" 10 ' -0 " REAR YARD SE T BACK10'-0 " REAR YARD SETBACK10FRONT YA 33'-2"4'-3 " P.C. +67.53' P.C. +10.94' P.C. +24.25' F.F.E.+59.13' F.F.E.+57.54' F.F.E.+60.42' F.S.+66.11' (E)F.S.+67.53' F.F.E+59.17' E01 C01 C01 C01 C01 C01 H|H H|H H| H D|H H|D E03 C01 E03 H|H G01 E04 D|H B01 D|H G03 G09 G09 G09 B01 C01 LINE OF EXISTING DECK LINE OF EXISTING DECK LINE OF EXISTING DECK C01 UP OCEAN B L V DSHELL STREETWAY L A N E GOLDENRO D A V E . 15R@(6 27/64")14T@(1-3") NOTE: AN APPROVEDENCROACHMENT PERMIT ISREQUIRED FOR ALL WORKACTIVITIES WITHIN THE PUBLICRIGHT-OF-WAY DINING ROOM 502 BATH511 FOYER 501 LIVING ROOM 503 OFFICE512 HALL510 PANTRY 505 HALL 506 POWDERROOM508 501 502 509 506 504 UP 2R@(6")1T@ (11")UP 3R@(5")2T@(1'-4 1/4")UP FFE +59.17' 503 508 506 502 508 513500 500 510516 501507 512xxx511505 505 DN ELEV. 01 A400 01A400 05A404 05A404 09 A406 09A406 07 A405 07 A405 01 A300 01A302 UP2R@ (6")1T@(11")UP 12R @( 7 3/16") 11T@ (11") UP 3R@(5 5/16")2T@(11")6'-7 3/4"9'-11 1/2"12'-2"19'-10 3/4"1'-9"4'-10 5/8"6'-11 1/2"20'-0"6'-5"(E ) 4 '-7 /8" (E ) 5 ' -11 3/16 "(E) 3'-6 7/8" (E ) 6 '-5 1/8"(E) 5 3/8" (E) 3'-6 5/8" 7'-1 1 5/8" 17'-9 1/2" 18'-5 1/2"8'-4 3/4"18'-7 1/4"5'-3 13/16"8'-11 1/4"12'-3 1/4"14'-6" 1'-0" 13'-4 1/8"6'-9 11/16"5'-0"20'-8 5/16"1'-10"7'-1 7/16"(E) 1 5/16" (E) 3'-10 11/16" 3 '-6"3'-6" 3'- 6 " 3'-6" 4'-0"S.Y. SETBACK 4'-0"S.Y. SETBACK 1'-11"26'-3 3/16"2'-0"15'-0"2'-0"F.F.E.+57.83' F.F.E.+57.79' FFE +57.83' F.G.+67.53' F.G.+67.53' 50 3 E03 J H|H H|H JH H|H H|H H|H H D D D H|HH|D H|D D|H H|D H |D H|D D|H D|H D|J H|J H G01 G01 G01 G01 T.O.P. +70.44' T.O.W. +66.27' T.O.W. +66.60 T.O.P. +70.44' T.O.W. +60.50' H|H T.C. +67.47'F.S.+67.01' OUTLINE OF THE AREA BELOW T.O.G. +63.50' T.O.W. +61.50' T.O.W. +51.25' T.O.W. +54.00' E06 G09G09 G09 WALL-MOUNTEDCONDENSERSPER MEP (TYP.) T.O.W. +60.50' T.O.F. +70.11' T.O.W. +65.75' T.O.R. +70.10' T.O.G.+70.11' T.O.R. +69.61' D D D T.O.P. +70.44' T.O.R. +70.07' WALL DIES INTOSLOPE T.O.R.+57.50' T.O.P. +65.24' T.O.W. +64.50' T.O.W. +63.70'T.O.W. +66.11' PROPERTY LINE F.F.E.+57.79' SETBACK LINE SETBA C K LINE SETBACK LINEPROPERTY LINE SETBACK LINE PROPERTY LINESETBACK LINEPROPE RTY LINE (54) (62)PROPERTY LINEPROPERTY LINESETBACK LINESETBACK LINE(55) (56) (57) (56) (57) 66 65 DINING TERRACE 515 LIVING ROOM TERRACE 514 OFFICE TERRACE 513 ENTRY 500 KITCHEN504 KITCHEN BALCONY 02 A401 02 A401 03A402 03A402 04 A403 04 A403 06A404 06A404 08A405 08A405 ROOM NAME NO.CLG HT. FLR BASE WALL CLG.N02'4' 8' x" CL P.C. XXX.XX EL. ±0.00' FINISHES (SEE ALSO FINISH LEGEND & INTERIOR ELEVATIONS) CEILING HEIGHT ROOM NUMBER GENERAL:G01 GUARDRAIL. SEE DETAIL. GUARDRAILS TO BE 42"MINIMUM HEIGHT WITH 3 15/16" MAXIMUM OPENING SIZE.GUARDRAIL TO BE OPEN DESIGN AT BALCONIESG02 HANDRAIL. SEE DETAIL. HANDRAILS TO BE 34" - 38" HIGHABOVE THE STAIR TREAD NOSING WITH 3 15/16" MAXIMUM OPENING SIZE.G03 PROVIDE ONE-HOUR FIRE RESISTIVE CONSTRUCTION ON WALLS/SOFFITS ADJACENT OR WITHIN ENCLOSEDUSABLE SPACE TO STAIR HALLS AND WALLS UNDER/ SUPPORTING STAIRSG04 GARAGE: A. PROVIDE 5/8" TYPE 'X' GYPSUM BOARD FOR ONEHOUR FIRE RESISTIVE CONSTRUCTION ON THE GARAGESIDE FOR WALLS, CEILINGS, POSTS, AND BEAMS. B. GARAGE FLOOR SURFACE SHALL BE OF NON-COMBUSTABLE PAVING MATERIAL. C. DUCTS PENETRATING WALL OR CEILINGPENETRATIONS BETWEEN GARAGE AND DWELLING UNIT SHALL BE CONSTRUCTED OF 26 GAGE MINIMUM STEELMETAL AND SHALL HAVE NO OPENINGS INTO THE GARAGE - PER SECT. R302.5.2G05 20 MIN FIRE RATED DOOR W/ SMOKE SEAL; SELF-CLOSING AND SELF-LATCHING.G06 60 MIN FIRE RATED DOOR W/ SMOKE SEAL; SELF-CLOSING AND SELF-LATCHING.G07 BUILDING ADDRESS SHALL BE PROVIDED ON THEBUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLEAND LEGIBLE FROM THE STREET. ADDRESS NUMBERSSHALL CONTRAST WITH THEIR BACKGROUND, 4" HIGH MINIMUM AND WITH A MINIMUM STROKE WIDTH OF.5" (PER SECT. R319.1) G08 LINE OF (E) WALL TO REMAIN.G09 DOWNSPOUTS, GALVANIZEDG10 GUTTERS, COPPER BATHROOMS:- SEE ALSO INTERIOR ELEVATIONS & PLUMBING SCHEDULE.- COORDINATE PLUMBING & ELECTRICAL REQUIREMENTS WITHMANUF. SPECS.- COORDINATE NICHES & RECESSED ITEMS W/ FRAMING; PROVIDE BACKING FOR BATHROOM ACCESSORIES ANDFIXTURES AS REQ'D. B01 TYPICAL BATHROOM FIXTURES: SHOWER: SLOPE CURB AND FLOOR MINIMUM 1/8"/FT TOWARDS DRAIN. FAUCET / SHOWER HEAD MAX. FLOW 2.0 GPM. * PROVIDE ACCESS PANEL PER CODE. TOILET: LOW FLOW - MAX. 1.28 G.P. FLUSH. URINAL: LOW FLOW - MAX. 0.5 G.P. FLUSH. LAV: FAUCET MAX. FLOW 1.2 GPM. WALLS: NON-ABSORBENT WALL FINISH TO 6' MIN. A.F.F. AT TUBS & SHOWERS. *WHEN SINGLE SHOWER FIXTURES ARE SERVED BY MORE THAN ONE SHOWER HEAD, THE COMBINED FLOWRATE OF ALL THE SHOWER HEADS SHALL NOT EXCEED 2.0 GPM OR THE SHOWER SHALL BE DESIGNED TO ONLYALLOW ONE SHOWER HEAD TO BE IN OPERATION AT ATIME.B02 SOAP AND SHAMPOO NICHEB03 RECESSED MEDICINE CABINETB04 CUSTOM TEMPERED GLASS TUB / SHOWER PARTITIONOR ENCLOSURE. NET ENCLOSURE AREA SHALL BE NOTLESS THAN 1024 SQ IN (7.1 SQ FT) OF FLOOR AREA, ANDA MINIMUM OF 30 INCHES DIAMETER CIRCLE CPC 408.6 B05 LINEAR SHOWER TRENCH DRAIN W/ STONE/TILE INLAY CABINETRY & MILLWORK:C01 SEE INTERIOR ELEVATIONS FOR LAYOUT, DIMENSIONS,AND MATERIALS OF CABINETS, SHELVING, WARDROBES,BENCHES, DESKS, ETC. BUILT-IN CABINETRY TO BESTAIN-GRADE WOOD UNLESS NOTED OTHERWISE. EQUIPMENT & APPLIANCES:- SEE ALSO INT. ELEVATIONS, PLUMBING & APPLIANCE SCHED.- COORDINATE PLUMBING, ELECTRICAL, & VENTING REQ'MENTS W/ MANUF. SPECS.E01 TYPICAL KITCHEN APPLIANCES: SINK: FAUCET MAX. FLOW 1.8 GPM; 5 H.P. MIN. GARBAGE DISPOSAL RANGE: PROVIDE FUEL GAS AND/OR ELEC. SUPPLY AS REQUIRED BY MANUFACTURER. RANGE HOOD: PROVIDE VENTS CONNECTED TO ROOF MOUNTED EXHAUST FANS. VERIFY RANGEVENTING REQ'MENTS W/ MANUF.'S SPECIFICATIONS. MICRO. MICROWAVE OVEN. VFY MOUNTING HEIGHT PRIOR TO INSTALLATION. REF. REFRIGERATOR FRZ. FREEZER WINE WINE REFRIGERATOR UC REF. UNDER-COUNTER REFRIGERATOR / BEVERAGE ICE ICE MAKER W/ DRAIN, PROVIDE WATER LINE TR. PULL-OUT TRASH / RECYCLING DW DISHWASHERE02 TYPICAL LAUNDRY APPLIANCES: SINK: FAUCET MAX. FLOW 1.8 GPM; W/D STACKABLE WASHER DRYER. PROVIDEELECTRICAL, RECESSED HOT & COLD WATER, FLOORDRAIN, AND DRAIN STANDPIPE. VENT DRYER TOOUTSIDE AIR. PROVIDE GAS LINE & ELECTRICAL AS REQ'D.; WEATHER HOOD WITH DAMPER AT FINISH OFEXTERIOR WALL; 4" DIAMETER SMOOTH GALVANIZED METAL EXHAUST.E03 ASTRIA DEVONSHIRE 36" INDOOR GAS LINEAR BURNERFIREPLACE: SEE 05/A770 FOR DETAILS (ANSI Z21.50 / CSA2.22, PFS REPORT #09-099) (SPARK LINEAR BURNERSYSTEM INDOOR, LBS60, ANSI Z21.60 / CSA 2.26)E04 ELEVATOR; ELEVATOR SHAFT TO BE 2-HOUR RATED E05 FIRE PIT (GAS) - PALOFORM "MISO" (TBC)E06 ISOKERN 48 OUTDOOR FIREPLACE. LA.RR # 25483E07 STEAM SHOWER - MR. STEAM W/ AIR TEMPO CONTROLS,OR EQ.; GC TO COORDINATE MECHANICAL & UTILITIES:- UTILITIES TO BE SCREENED PER LOCAL CODES. - PROVIDE REQUIRED CLEARANCES IN FRONT OF EQUIPMENT.- COORDINATE PLUMBING, ELECTRICAL, & VENTING REQ'MENTSW/ MANUF SPECS.- SEE SITE & LANDSCAPE PLANS FOR ADDITIONAL UTILITY &DRAINAGE INFO.U01 GAS METERU02 WATER METER & RELATED ASSEMBLIESU03 ELECTRIC METERU04 ELECTRICAL PANEL / SUBPANEL U05 GAS VALVEU06 RADIANT HEATING MANIFOLD U07 FIRE SPRINKLER MANIFOLD & DOMESTIC PRESSUREREGULATORU08 WATER SHUT-OFFU09 SUMP PUMPU10 SOLAR PANEL INVERTERSU11 A/V RACKS: PROVIDE METHOD OF VENTILATION AND / ORCOOLINGU12 DRYER VENT AND DUCTING TO EXTERIOR AIRU13 TANKLESS WATER HEATER U14 GAS WATER HEATER INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOP OF THE WATER HEATER A CAPPED "T" FITTING TO PLUMBFOR FUTURE SOLAR WATER HEATING.U15 WATER STORAGE TANK; STRAP TO WALL AT POINTSWITHIN THE UPPER 1/3 AND LOWER 1/3 OF ITS VERTICALDIMENSIONS WITH THE LOWER A MIN. 4" ABOVE THECONTROLS. PROVIDE FLOOR DRAIN.U16 NEW DWELLING UNIT TO HAVE A WHOLE BUILDINGMECHANICAL VENTILATION SYSTEM PER SECTION150(O), TO COMPLY WITH SECTION 4.6 OF 2008RESIDENTIAL COMPLIANCE MANUAL. SYSTEM TOPROVIDE SUPPLY VENTILATION: OUTSIDE AIR TO ENTER THE RESIDENCE THROUGH A DEDICATED SUPPLY FANOR THROUGH THE CENTRAL HVAC SYSTEM AIR HANDLER. HVAC AIR HANDLER TO BE USED AS SUPPLYVENTILATION SYSTEM WITH THE ADDITION OF A DIRECTDUCT CONNECTION TO THE RETURN AIR DUCT FROMTHE OUTSIDE AND CONTROLS THAT ENSURE THE AIRHANDLER RUNS EVEN WHEN NO HEATING / COOLING ISREQUIRED.U17 MECHANICAL VENTILATION PACKAGE UNIT (PROVIDECOMBUSTION AIR SUPPLY PER CMC)U18 BATHROOM FANS MUST BE ENERGY STAR W/ HUMIDISTAT CONTROLLER AND MUST BE DUCTED TOTHE EXTERIOR OF THE BUILDING U19 LAUNDRY CHUTE, TYP. PROPERTY LINE SETBACK LINE PROPERTY CORNER LINE OF OBJECT ABOVE LINE OF OBJECT BELOW CENTERLINE STRUCTURAL GRIDLINE WALL TYPE - SEE SHEET A700 FLOOR ELEVATIONS PLANTING AREAP.A. ELEVATION TRANSITION PROPOSED EXISTING TO REMAIN STRUCTURAL CONCRETE LINE OF EXISTING DECK FLOOR PLAN NOTES LEGEND A150 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" FIFTH FLOOR PLAN 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 195 4'-0"S.Y. SETBACK 10 ' - 0 " REA R YAR D SE T BACK 4'-0"S.Y. SETBACKBACK 10'-0"FRONT YARD SETBACK P.C. +67.53' P.C. +10.94'SHELL STREET(BELOW AT LEVEL 1)WA Y LANE (B ELOW AT LEVE L 1) GOLDENROD AVE. (BELOW AT LEVEL 1) OC EAN BLVD. 12 12 12 12 12 15 15 15 15 (E) ROOF HEIGHT TO REMAIN, NEW FINISH MATERIAL TO NOT EXCEED (E) ROOF HEIGHT (E) ROOF HEIGHT TO REMAIN, NEW FINISH MATERIAL TO NOT EXCEED (E) ROOF HEIGHT PROPERTY LINE SETBACK LINE SETBAC K LINE ETBACK LINEPROPERTY LINE SETBACK LINE PROPERTY LINESETBACK LINEPROPE R T Y LIN E PROPERTY LINEPROPERTY LINESETBACK LINESETBACK LINEN02'4' 8' P.C. XXX.XX PROPOSED EXISTING TO BE DEMOLISHED EXISTING TO REMAIN PROPERTY LINE SETBACK LINE PROPERTY CORNER 01 (E) CRAWL SPACE WALLS TO BE REMOVED. 02 (E) FLOOR FINISH TO BE REMOVED AND REPLACED. 03 (E) GUARDRAIL/ HANDRAIL TO BE REMOVED ANDREPLACED. 04 PORTION OF (E) DECK TO BE REMOVED. 05 LINE OF (E) DECK TO REMAIN. 06 LINE OF (E) WALL TO REMAIN. 07 (E) STAIRS TO BE REFINISHED. 08 (E) WINDOWS & WALL TO BE REMOVED TO CONVERTBACK TO DECK. 09 (E) LOW WALL TO BE REMOVED. 10 (E) ROOF TO REMAIN, NO CHANGE IN HEIGHT. 11 (E) FINISH AT CHIMNEY & CHIMNEY CAPS TO BEREMOVED & REPLACED. NO CHANGE IN HEIGHT. 12 (E) CHIMNEY TO BE REMOVED. 13. (E) STAIR TO BE REMOVED. 14. (E) DECORATIVE PLASTER TO BE REMOVED. 15. (E) ROOF TO BE REMOVED. 16. (E) COLUMN TO BE RELOCATED. EXISTING PERIMETER TO BEDEMOLISHED EARTH FILL EXISTING PERIMETER TO REMAIN EXISTING MECHANICAL (EXCLUDED FROM LINEAR WALLCALCULATION) DEMOLITION NOTES LEGEND DEMO ROOF PLAN 1/4" = 1'-0"1 AE160 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" ROOF EXISTING / DEMO PLAN 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com K AA D esign G roup 196 N02'4' 8' SLOPE 1/4"/FT CL P.C. XXX.XX MT-XX RF-XX XX-XX ROOF SLOPE A. ROOF SLOPES ARE SHOWN DIRECTLY ON ROOF PLANDRAWINGS.B. ALL ROOFS SHALL SLOPE A MINIMUM OF 2% (1/4" PERFOOT) TOWARD DRAINS. C. IN THE ABSENCE OF SLOPES SHOWN ON STRUCTURALDRAWINGS OR ARCHITECTURAL DRAWINGS, ROUGH CARPENTER SHALL PROVIDE REQUIRED SHIMMINGBELOW ROOF SHEATHING TO ALLOW FOR PROPER SLOPE TO DRAIN.D. NO OBSTACLE SHALL PREVENT WATER FLOW TOWARDDRAINS. ROOFING MATERIAL A. ALL FLAT ROOFS TO BE SINGLE PLY ROOF (SIKASARANFIL G410 ENERGY SMART ROOF MEMBRANE, LIGHT GREY; ICC # ESR-1157) OR APPROVED EQUAL.B. PITCHED ROOF TO BE CLASS "A" CLAY TILE- REDLAND CLAY TILE SIMULATED ANTIQUE BLEND ESR-4395.ROOFING CONTRACTOR TO INSTALL 1 SQUARE OFMATERIAL ON ROOF FOR APPROVAL OF APPLICATIONPRIOR TO PROCEEDING WITH WORK.C. ROOF ASSEMBLY SHALL BE LISTED BY AN APPROVEDTESTING AGENCY. GUTTERS AND ROOF DRAINS* REFER ALSO TO PLUMBING ENGINEER'S DRAWINGS A. DRAINS SHALL BE SIZED TO ACCOMMODATE 3" PERHOUR OF RAINFALL OR AS PER APPLICABLE CODEREQUIREMENTS (REFER TO PLUMBING ENGINEER'SDRAWINGS).B. PROVIDE DOME WIRE BASKET AT EACH RAIN WATERLEADER AND ROOF DRAIN.C. CONTRACTOR SHALL TEST ALL CONCEALEDDOWNSPOUTS (WHERE APPLICABLE) FOR WATER LEAKAGE PRIOR TO CLOSING UP BUILDINGS AND SHALLPROVIDE A 10 YEAR WARRANTY AGAINST LEAKAGE. D. ROOF DRAINAGE TO BE CONNECTED TO EXISTINGCOUNTY APPROVED DRAINAGE DEVICE. ALL RAIN WATER TO BE DIRECTED TO STREET OR APPROVED OUTLET. ROOF PENETRATIONS* REFER ALSO TO PLUMBING ENGINEER'S DRAWINGS A. VENTS AT FLAT ROOF AND ROOF STACKS SHALLPROJECT ABOVE ROOF BY THE MINIMUM DISTANCEREQUIRED BY APPLICABLE CODES AND SHALL BELOCATED IN AREAS NOT VISIBLE FROM STREET. EXACT LOCATIONS TO BE COORDINATED WITH ARCHITECTPRIOR TO INSTALLATION. B. ALL VENTS AND ROOF STACKS TO HAVE RAINPROTECTION CAPS.C. CONTINUOUS WATERPROOFING AT ALL ROOFPENETRATIONS SHALL BE PROVIDED WITH WR GRACE4000 BITUTHENE WRAPPING AND 20 OZ. COPPERFLASHING AND COUNTERFLASHING (OR PERWATERPROOFING CONSULTANT'S RECOMMENDATION).ALL JOINTS AT SHEET METAL SHALL BE CAULKED.D. COLOR OF ALL EXPOSED VENTS AND ROOF STACKS TO MATCH ADJACENT ROOF MATERIAL, UNLESS SPECIFIEDOTHERWISE BY ARCHITECT. E. PROVIDE ADDITIONAL WATERPROOFING LAYERS AT ALLVALLEYS, RADIUS WALLS, CRICKETS, TOPS OF WALLS,AND TRANSITIONAL AREAS; PER WATERPROOFINGCONSULTANT'S RECOMMENDATION. SKYLIGHTS A. ALL SKYLIGHTS TO HAVE A 4" MINIMUM CURB B. SKYLIGHT MANUF.: BRISTOLITE, ICC # ESR-3177 * TO BE CONFIRMED METAL ROOFING MT- METAL FASCIA / TRIM / GUTTER RF- ROOFING MATERIAL PER FINISH LEGEND PROPERTY LINE SETBACK LINE PROPERTY CORNER LINE OF OBJECT ABOVE LINE OF OBJECT BELOW CENTERLINE STRUCTURAL GRIDLINE MATERIAL CALLOUT SLOPE TO DRAIN1/4" PER FOOT MIN. ROOF DRAINW/ OVERFLOW DRAIN 01 DOWNSPOUTS, GALVANIZED 02 GUTTERS, COPPER 03 NEW CHIMNEY CAP ROOF PLAN NOTES LEGEND ROOF MATERIALS ROOF PLAN KEYNOTES 01A301 01 A303 4'-0"S.Y. SETBACK 10 ' -0 " REAR YARD SET BACK4'-0"S.Y. SETBACK10'-0 " REAR YARD SETBACK10'-0 "FRONT YARD SETBACK(N)1'-11 7/8"(N)2'-1/8" P.C. +67.53' P.C. +10.94' P.C. +24.25' +66.72' GRADEPLANE+52.00' GRADEPLANE+44.00' GRADEPLANE+24.20' +11.00' GRADEPLANE+61.00' GRADEPLANE+52.50' CURB+67.75' CURB+67.47' CURB+67.24' CURB+66.65' GRADE PLANE+49.96' CURB+67.33' CURB+67.34' CURB+67.35' CURB+67.21' F.G.+57.54' F.G.+57.83' F.G.+57.83' F.F.E.+59.13' F.F.E.+59.13' P.C. +66.05' 0101 01 01 01 01 0202 02 03 DINING ROOM TERRACE BELOW LIVING ROOM TERRACEBELOW OFFICE TERRACE BELOW SEE SHEETS L300 - L304FOR ALL GRADING, T.O.W.& T.O.R. ELEVATIONS SEE SHEET A026 FORGRADE PLANECALCULATIONS SEE SHEET A026 FORGRADE PLANECALCULATIONS SEE SHEET A026 FORGRADE PLANECALCULATIONS SEE SITE PLAN, SHEET A021 &GRADE PLANEXHIBIT, SHEETA026 FOR FULLPROPERTY LINEINFORMATION 01 A400 01A400 05A404 05A404 09 A406 09A406 07 A405 07 A405 01 A300 01A302 3 L731 3L731 (E ) 4 '-7 /8" (E ) 5' -11 3/16 " (E) 2'-1 1/4" (E)2'-1 3/16"(E) 1'-10 13/16"(E) 10'-1/16"(E) 3'-6 7/8" (E ) 6 '-5 1/8"(E) +69.15' T.O.ROOF+67.60' T.O.ROOF+67.11' T.O.ROOF+66.45' +67.29' +67.29' +67.17' T.O.ROOF+67.01' T.O.ROOF+65.31' T.O.ROOF+65.22' F.G.+57.94' F.G.+59.34' F.G.+54.64' F.G.+57.79' F.G.+57.83' F.G.+59.17' CURB+67.47' GRADEPLANE+41.00' GRADEPLANE+28.00' GRADEPLANE+19.00' GRADEPLANE+62.00' GRADEPLANE+35.00' GRADEPLANE+42.00' GRADEPLANE+23.50' GRADE PLANE+53.20' GRADE PLANE ELEV.+57.89' GRADE PLANE+55.36' GRADE PLANE+47.74' GRADE PLANE+53.74' GRADE PLANE+62.79' GRADE PLANE+58.33' CURB+67.06' CURB+67.20' CURB+67.14' CURB+67.49' CURB+67.45' CURB+67.68' CURB+67.61' GRADEPLANE+55.00' T.O.P. +62.23' T.O.R. +61.29' T.O.P. +62.23' T.O.R. +61.29' (E)+67.66' T.O.ROOF+65.22' GRADE PLANE+56.55' GRADE PLANE+46.59' GRADE PLANE+42.39'F.G.+59.13' 02 A401 02 A401 03A402 03A402 04 A403 04 A403 06A404 06A404 08A405 08A405 (N) SLOPE 2 :12(N) SLOPE 2:12(N) SLOPE 2:12(N) SLOPE 2:12(N) SLOPE 2:12(N) SLOPE 2:12(N) SLOPE 2:12(N) SLOPE 2:12(N) SLOPE 2:12(N) SLOPE 2:12 (N) SLOPE 2:12(N) SLOPE 2:12 (N) 2% SLOPE (N) 2% SLOPE(N) 2% SLOPE(N) 2% SLOPE2 % SLOPE 2 % SLOPE2 %(E) SLOPE 2:12(E) SLOPE 2:12 (N) SLOPE 2:12(E) SLOPE 2:12(N) SLOPE 2:12 (N) 2%(N) 2%2 %01 02 02 02 02 (N) 2%(N) 2%(E) SLOPE 2:12(E) SLOPE 2:12 (E) SLOPE 2:12NEW EAVE ENCROACHMENTSMINIMUM 24" CLEAR OFPROPERTY LINEREQUIRED (E) ROOF HEIGHT TO REMAIN, NEW FINISH MATERIAL TO NOT EXCEED (E) ROOF HEIGHT (E) ROOF HEIGHT TO REMAIN, NEW FINISH MATERIAL TO NOT EXCEED (E) ROOF HEIGHT A160 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" ROOF PLAN 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com K AA D esign G roup 197 02'4' 8' CL ±0.00' P.C. XXX.XX XXX.XX XX-XX CN-XX GL-XX LS-XX PL-XX RF-XX ST-XX TL-XX WD-XXMT-XX FB-XX 01 GUARDRAILS TO BE 42" MINIMUM HEIGHT WITH 3 15/16" MAXIMUM OPENING SIZE. 02 HANDRAILS TO BE 34" - 38" HIGH ABOVE THE STAIR TREAD NOSING WITH 3 15/16" MAXIMUM OPENING SIZE. 03 CONTRACTOR TO VERIFY CONFORMANCE TO REQUIRED BUILDING HEIGHTS AND BUILDING ENVELOPES. PROVIDE CERTIFIED SURVEY OF REQUIRED BUILDING HEIGHT. INFORM ARCHITECT OF ANY DISCREPANCIES. 04 GLAZING WITHIN 18" OF THE ADJACENT FLOOR WALKING SURFACE SHALL BE FULLY TEMPERED. 05 PARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. 06 EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF 5' OR LESS SHALL BE 1-HR FIRE-RESISTANCE RATING FOR EXPOSURE TO FIRE FROM BOTH SIDES. 07 BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET. ADDRESS NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND, 4" HIGH MINIMUM AND WITH A MINIMUM STROKE WIDTH OF .5" (PER SECT. R319.1) 08 PROVIDE APPROVED SPARK ARRESTORS AT TOPS OF ALL FIREPLACE CHIMNEYS. UL APPROVED METALBESTOS #SSII FLUE SYSTEM BY SELKIRK. 09 EXISTING CHIMNEY TO BE REMOVED PROPOSED FINISHED GRADE (E) FINISHED GRADE ELEVATION DIMENSION / DATUM SPOT ELEVATION MATERIAL CALLOUT NEIGHBOR ADJACENT GRADE (AG) WOOD PLASTER STONE LANDSCAPE ELEMENTS GLASS CONCRETE TILE ROOFING METAL EXTERIOR FINISH MATERIALS (ABBREVIATED): * SEE COMPLETE FINISH LEGEND SHEET A070 LS-10 METAL FENCE - CUSTOM DESIGN, PAINTED FINISH LS-11 METAL GATE - CUSTOM DESIGN, PAINTED FINISH LS-21 POOL PLASTER MT-11 METAL FASCIA (ROOF EAVE / BALCONY) - CUSTOM ALUMINUM PROFILE, PAINTED FINISH MT-90 WROUGHT IRON RAILINGS PL-10 EXT. PLASTER W/ INTEGRAL COLOR RF-10 ANTIQUE CLAY TILE ROOFING RF-11 STANDING SEAM METAL ROOFING RF-12 METAL PARAPET CAPS / EAVE ROOFING ST-10 EXT. STONE VENEER ST-11 EXT. DECORATIVE STONE ST-20 EXT. STONE FLOORING - ROUGH TEXTURE FOR SLIP RESISTANCE (FINISH TBD), SEALED ST-21 STONE POOL COPING WD-10 WOOD LINTEL, TYP. WD-30 EXT. WOOD EAVE - STAINED T&G; THICKNESS PER FIRE CODE WD-31 EXT. WOOD RAFTER TAILS, TYP. WD-32 EXT. DECORATIVE WOOD TRIM, TYP. WD-33 EXT. WOOD CEILING WD-34 EXT. WOOD BEAMS WD-90 WOOD SHUTTERS, TYP. FINISH NOTES: * ALL METALWORK TO MATCH APPROVED "BRONZE" COLOR & SHEEN U.N.O. (SAMPLE TBD) PROPERTY LINE SETBACK LINE PROPERTY CORNER LINE OF OBJECT ABOVE LINE OF OBJECT BELOW CENTERLINE STRUCTURAL GRIDLINE FABRIC LINE OF EXISTING STRUCTURE EXTERIOR ELEVATION NOTES EXTERIOR FINISHES LEGEND +12.71'F.F. @ LOWER GARAGE B +12.96'F.F. @ FIRST FLOOR 1'-5" 1'-6"6'-29/64"4'-0"14'-3"11'-4"9'-4"1'-3"8'-8 3/4"4'-0"SKEWED 4'-0"SKEWED +69.15'T.O. ROOF 1'-5"1'-6"6'-29/64"4'-0"14'-3"11'-4"9'-4"1'-3"8'-8 3/4"57'-10 13/64"3'-5 1/2"3'-5 1/2"3'-6"3'-6"3'-6"3'-6"(E) +73.13'(E) +73.13' (E) +71.84'12'-10"12'-10"12'-10"3'-5 1/2"3'-6"3'-6"3'-6"WD-31 PL-10 ST-10 WD-10ST-11 ST-10 PL-10 PL-10 PL-10 ST-10 RF-11 RF-10 PL-10 PL-10 PL-10 PL-10 ST-10 ST-10 ST-10 ST-10 WD-10 WD-10 ST-11ST-11 509 508 402 301 402404403 303 302 301 106 104 103 105 PL-10 PL-10 PL-10 RF-11 PL-10 PL-10 PL-10 MT-90 MT-90 MT-90 MT-90 MT-90 MT-90 MT-90 MT-90 504 512 01 01 0101 01 01 01 01 (E) ROOF HEIGHT, NOCHANGE IN ELEVATION (E) ROOF HEIGHT,NO CHANGE INELEVATION 401 400401 300 505 511 MT-90 01 101 100 090909 HEIGHT LIMIT, 24'ABOVE GRADE PLANETHROUGH HIGHEST ELEVATION OF NEWCONSTRUCTION HEIGHT LIMIT, 29'ABOVE GRADE PLANETHROUGH HIGHESTELEVATION OF NEWCONSTRUCTION PL SB PLSB SEE SHEETS A400 - A406,BUILDING SECTIONS, FORACCURATE CURB HEIGHT ANDGRADE PLANE COMPLIANCE +11.30'F.F. @ GARAGE A +20.25'F.F. @ OUTDOOR ROOM +24.25'F.F. @ SECOND FLOOR +38.50'F.F. @ THIRD FLOOR +49.83'F.F. @ FOURTH FLOOR +59.17'F.F. @ FIFTH FLOOR +60.42'F.F. @ KITCHEN SEE 1/L600 FOR CONTINUED SITE ELEVATION LINE OF EXISTING RESIDENCE CURB HEIGHTTHROUGH HIGHEST ELEVATION OF NEWCONSTRUCTION GRADE PLANETHROUGH HIGHESTELEVATION OF NEW CONSTRUCTION 30'-0" 35'-0" 40'-0" 45'-0" 50'-0" 25'-0" A300 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" NORTH BUILDING ELEVATION 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com K AA D esign G roup 198 +12.96'F.F. @ FIRST FLOOR 10'-0"SKEWED 10'-0"SKEWED +69.15'T.O. ROOF 57'-10 17/64"3'-6"3'-6"3'-6"3'-6"WD-90 PL-10 PL-10 PL-10 PL-10 RF-11 MT-90 MT-90 WD-31 RF-10 PL-10 PL-10 PL-10 PL-10 PL-10 MT-90 404 RF-10RF-10 WD-31 WD-32 PL-10 ST-10 ST-10 ST-10 WD-90 WD-90 WD-90 WD-90 WD-31 WD-32 PL-10 01 01 MT-90 01 MT-90 01 403 303 302 513 514 PL-10 HEIGHT LIMIT, 24'ABOVE GRADE PLANETHROUGH HIGHEST ELEVATION OF NEWCONSTRUCTION HEIGHT LIMIT, 29'ABOVE GRADE PLANETHROUGH HIGHESTELEVATION OF NEWCONSTRUCTION SB PLSB OPENTOBEYOND SEE SHEETS A400 - A406,BUILDING SECTIONS, FORACCURATE CURB HEIGHT ANDGRADE PLANE COMPLIANCE +11.29'F.F. @ GARAGE A +20.25'F.F. @ OUTDOOR ROOM +24.25'F.F. @ SECOND FLOOR +38.50'F.F. @ THIRD FLOOR +49.83'F.F. @ FOURTH FLOOR +59.17'F.F. @ FIFTH FLOOR +60.42'F.F. @ KITCHEN NOTE: SITE WALLS TO BECOORDINATED WITH CIVIL.1'-8"7'-3 29/64"4'-0"14'-3"11'-4"9'-4"1'-3"8'-8 13/16"4'-3"3'-6"12'-10"3'-1"3'-6"(E) ROOF HEIGHT, NOCHANGE IN ELEVATION PL-10 CURB HEIGHTTHROUGH HIGHESTELEVATION OF NEWCONSTRUCTION GRADE PLANETHROUGH HIGHESTELEVATION OF NEWCONSTRUCTION 30'-0" 35'-0" 40'-0" 45'-0" 50'-0" 55'-0" 60'-0" LINE OF EXISTINGRESIDENCE 25'-0" 20'-0" PL 0 2' 4'8' CL ±0.00' P.C. XXX.XX XXX.XX XX-XX CN-XX GL-XX LS-XX PL-XX RF-XX ST-XX TL-XX WD-XXMT-XX FB-XX 01 GUARDRAILS TO BE 42" MINIMUM HEIGHT WITH 3 15/16" MAXIMUM OPENING SIZE. 02 HANDRAILS TO BE 34" - 38" HIGH ABOVE THE STAIR TREAD NOSING WITH 3 15/16" MAXIMUM OPENING SIZE. 03 CONTRACTOR TO VERIFY CONFORMANCE TO REQUIRED BUILDING HEIGHTS AND BUILDING ENVELOPES. PROVIDE CERTIFIED SURVEY OF REQUIRED BUILDING HEIGHT. INFORM ARCHITECT OF ANY DISCREPANCIES. 04 GLAZING WITHIN 18" OF THE ADJACENT FLOOR WALKING SURFACE SHALL BE FULLY TEMPERED. 05 PARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. 06 EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF 5' OR LESS SHALL BE 1-HR FIRE-RESISTANCE RATING FOR EXPOSURE TO FIRE FROM BOTH SIDES. 07 BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET. ADDRESS NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND, 4" HIGH MINIMUM AND WITH A MINIMUM STROKE WIDTH OF .5" (PER SECT. R319.1) 08 PROVIDE APPROVED SPARK ARRESTORS AT TOPS OF ALL FIREPLACE CHIMNEYS. UL APPROVED METALBESTOS #SSII FLUE SYSTEM BY SELKIRK. 09 EXISTING CHIMNEY TO BE REMOVED PROPOSED FINISHED GRADE (E) FINISHED GRADE ELEVATION DIMENSION / DATUM SPOT ELEVATION MATERIAL CALLOUT NEIGHBOR ADJACENT GRADE (AG) WOOD PLASTER STONE LANDSCAPE ELEMENTS GLASS CONCRETE TILE ROOFING METAL EXTERIOR FINISH MATERIALS (ABBREVIATED): * SEE COMPLETE FINISH LEGEND SHEET A070 LS-10 METAL FENCE - CUSTOM DESIGN, PAINTED FINISH LS-11 METAL GATE - CUSTOM DESIGN, PAINTED FINISH LS-21 POOL PLASTER MT-11 METAL FASCIA (ROOF EAVE / BALCONY) - CUSTOM ALUMINUM PROFILE, PAINTED FINISH MT-90 WROUGHT IRON RAILINGS PL-10 EXT. PLASTER W/ INTEGRAL COLOR RF-10 ANTIQUE CLAY TILE ROOFING RF-11 STANDING SEAM METAL ROOFING RF-12 METAL PARAPET CAPS / EAVE ROOFING ST-10 EXT. STONE VENEER ST-11 EXT. DECORATIVE STONE ST-20 EXT. STONE FLOORING - ROUGH TEXTURE FOR SLIP RESISTANCE (FINISH TBD), SEALED ST-21 STONE POOL COPING WD-10 WOOD LINTEL, TYP. WD-30 EXT. WOOD EAVE - STAINED T&G; THICKNESS PER FIRE CODE WD-31 EXT. WOOD RAFTER TAILS, TYP. WD-32 EXT. DECORATIVE WOOD TRIM, TYP. WD-33 EXT. WOOD CEILING WD-34 EXT. WOOD BEAMS WD-90 WOOD SHUTTERS, TYP. FINISH NOTES: * ALL METALWORK TO MATCH APPROVED "BRONZE" COLOR & SHEEN U.N.O. (SAMPLE TBD) PROPERTY LINE SETBACK LINE PROPERTY CORNER LINE OF OBJECT ABOVE LINE OF OBJECT BELOW CENTERLINE STRUCTURAL GRIDLINE FABRIC LINE OF EXISTING STRUCTURE EXTERIOR ELEVATION NOTES EXTERIOR FINISHES LEGEND EAST ELEVATION 1/4" = 1'-0"01 A301 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" EAST BUILDING ELEVATIONS 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 199 02'4' 8' CL ±0.00' P.C. XXX.XX XXX.XX XX-XX CN-XX GL-XX LS-XX PL-XX RF-XX ST-XX TL-XX WD-XXMT-XX FB-XX 01 GUARDRAILS TO BE 42" MINIMUM HEIGHT WITH 3 15/16" MAXIMUM OPENING SIZE. 02 HANDRAILS TO BE 34" - 38" HIGH ABOVE THE STAIR TREAD NOSING WITH 3 15/16" MAXIMUM OPENING SIZE. 03 CONTRACTOR TO VERIFY CONFORMANCE TO REQUIRED BUILDING HEIGHTS AND BUILDING ENVELOPES. PROVIDE CERTIFIED SURVEY OF REQUIRED BUILDING HEIGHT. INFORM ARCHITECT OF ANY DISCREPANCIES. 04 GLAZING WITHIN 18" OF THE ADJACENT FLOOR WALKING SURFACE SHALL BE FULLY TEMPERED. 05 PARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. 06 EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF 5' OR LESS SHALL BE 1-HR FIRE-RESISTANCE RATING FOR EXPOSURE TO FIRE FROM BOTH SIDES. 07 BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET. ADDRESS NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND, 4" HIGH MINIMUM AND WITH A MINIMUM STROKE WIDTH OF .5" (PER SECT. R319.1) 08 PROVIDE APPROVED SPARK ARRESTORS AT TOPS OF ALL FIREPLACE CHIMNEYS. UL APPROVED METALBESTOS #SSII FLUE SYSTEM BY SELKIRK. 09 EXISTING CHIMNEY TO BE REMOVED PROPOSED FINISHED GRADE (E) FINISHED GRADE ELEVATION DIMENSION / DATUM SPOT ELEVATION MATERIAL CALLOUT NEIGHBOR ADJACENT GRADE (AG) WOOD PLASTER STONE LANDSCAPE ELEMENTS GLASS CONCRETE TILE ROOFING METAL EXTERIOR FINISH MATERIALS (ABBREVIATED): * SEE COMPLETE FINISH LEGEND SHEET A070 LS-10 METAL FENCE - CUSTOM DESIGN, PAINTED FINISH LS-11 METAL GATE - CUSTOM DESIGN, PAINTED FINISH LS-21 POOL PLASTER MT-11 METAL FASCIA (ROOF EAVE / BALCONY) - CUSTOM ALUMINUM PROFILE, PAINTED FINISH MT-90 WROUGHT IRON RAILINGS PL-10 EXT. PLASTER W/ INTEGRAL COLOR RF-10 ANTIQUE CLAY TILE ROOFING RF-11 STANDING SEAM METAL ROOFING RF-12 METAL PARAPET CAPS / EAVE ROOFING ST-10 EXT. STONE VENEER ST-11 EXT. DECORATIVE STONE ST-20 EXT. STONE FLOORING - ROUGH TEXTURE FOR SLIP RESISTANCE (FINISH TBD), SEALED ST-21 STONE POOL COPING WD-10 WOOD LINTEL, TYP. WD-30 EXT. WOOD EAVE - STAINED T&G; THICKNESS PER FIRE CODE WD-31 EXT. WOOD RAFTER TAILS, TYP. WD-32 EXT. DECORATIVE WOOD TRIM, TYP. WD-33 EXT. WOOD CEILING WD-34 EXT. WOOD BEAMS WD-90 WOOD SHUTTERS, TYP. FINISH NOTES: * ALL METALWORK TO MATCH APPROVED "BRONZE" COLOR & SHEEN U.N.O. (SAMPLE TBD) PROPERTY LINE SETBACK LINE PROPERTY CORNER LINE OF OBJECT ABOVE LINE OF OBJECT BELOW CENTERLINE STRUCTURAL GRIDLINE FABRIC LINE OF EXISTING STRUCTURE EXTERIOR ELEVATION NOTES EXTERIOR FINISHES LEGEND3'-6"+57.83'F.F. @ FOYER 4'-0"SKEWED4'-0"SKEWED +69.15'T.O. ROOF 44'-10 3/4"3'-6"3'-6"3'-6"(E)+73.13'(E)+73.13' (N)+67.17' 4'-0"SKEWED 2'-0"SKEWED 500501502503 WD-32 PL-10 WD-32 PL-10 PL-10PL-10 WD-31 WD-31 WD-32 RF-10RF-10RF-10 PL-10 PL-10 PL-10 MT-90 PL-10 PL-10 WD-31 MT-90 PL-10 ST-11 ST-11 PL-10 PL-10 RF-11 PL-10 PL-10 PL-10 507 500 01 MT-90 01 MT-90 01 PL-10 MT-90 01 516 515 ST-11 RF-1109 09 09 HEIGHT LIMIT, 24' ABOVE GRADE PLANETHROUGH HIGHEST ELEVATION OF NEWCONSTRUCTION HEIGHT LIMIT, 29' ABOVE GRADE PLANETHROUGH HIGHEST ELEVATION OF NEWCONSTRUCTION LINE OF EXISTING RESIDENCE PLSBPLSB SEE SHEETS A400 - A406,BUILDING SECTIONS, FORACCURATE CURB HEIGHT AND GRADE PLANE COMPLIANCE ST-20 ST-20 ST-20 +38.50'F.F. @ THIRD FLOOR +49.83'F.F. @ FOURTH FLOOR +59.17'F.F. @ FIFTH FLOOR +48.08'F.F. @ MASTER BATH 14'-3"9'-7"1'-9"8'-0"1'-4"9'-11 3/4"+24.25'F.F. @ SECOND FLOOR 3'-6"(E)+71.84'3'-6"PL-10 CURB HEIGHT THROUGH HIGHESTELEVATION OF NEWCONSTRUCTION GRADE PLANETHROUGH HIGHESTELEVATION OF NEW CONSTRUCTION 25'-0" 30'-0" 35'-0" 40'-0" 45'-0" 50'-0" (E) ROOF HEIGHT, NOCHANGE IN ELEVATION (E) ROOF HEIGHT, NOCHANGE IN ELEVATION SOUTH ELEVATION 1/4" = 1'-0"01 A302 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" SOUTH BUILDING ELEVATION 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 200 02'4' 8' CL ±0.00' P.C. XXX.XX XXX.XX XX-XX CN-XX GL-XX LS-XX PL-XX RF-XX ST-XX TL-XX WD-XXMT-XX FB-XX 01 GUARDRAILS TO BE 42" MINIMUM HEIGHT WITH 3 15/16" MAXIMUM OPENING SIZE. 02 HANDRAILS TO BE 34" - 38" HIGH ABOVE THE STAIR TREAD NOSING WITH 3 15/16" MAXIMUM OPENING SIZE. 03 CONTRACTOR TO VERIFY CONFORMANCE TO REQUIRED BUILDING HEIGHTS AND BUILDING ENVELOPES. PROVIDE CERTIFIED SURVEY OF REQUIRED BUILDING HEIGHT. INFORM ARCHITECT OF ANY DISCREPANCIES. 04 GLAZING WITHIN 18" OF THE ADJACENT FLOOR WALKING SURFACE SHALL BE FULLY TEMPERED. 05 PARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. 06 EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF 5' OR LESS SHALL BE 1-HR FIRE-RESISTANCE RATING FOR EXPOSURE TO FIRE FROM BOTH SIDES. 07 BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET. ADDRESS NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND, 4" HIGH MINIMUM AND WITH A MINIMUM STROKE WIDTH OF .5" (PER SECT. R319.1) 08 PROVIDE APPROVED SPARK ARRESTORS AT TOPS OF ALL FIREPLACE CHIMNEYS. UL APPROVED METALBESTOS #SSII FLUE SYSTEM BY SELKIRK. 09 EXISTING CHIMNEY TO BE REMOVED PROPOSED FINISHED GRADE (E) FINISHED GRADE ELEVATION DIMENSION / DATUM SPOT ELEVATION MATERIAL CALLOUT NEIGHBOR ADJACENT GRADE (AG) WOOD PLASTER STONE LANDSCAPE ELEMENTS GLASS CONCRETE TILE ROOFING METAL EXTERIOR FINISH MATERIALS (ABBREVIATED): * SEE COMPLETE FINISH LEGEND SHEET A070 LS-10 METAL FENCE - CUSTOM DESIGN, PAINTED FINISH LS-11 METAL GATE - CUSTOM DESIGN, PAINTED FINISH LS-21 POOL PLASTER MT-11 METAL FASCIA (ROOF EAVE / BALCONY) - CUSTOM ALUMINUM PROFILE, PAINTED FINISH MT-90 WROUGHT IRON RAILINGS PL-10 EXT. PLASTER W/ INTEGRAL COLOR RF-10 ANTIQUE CLAY TILE ROOFING RF-11 STANDING SEAM METAL ROOFING RF-12 METAL PARAPET CAPS / EAVE ROOFING ST-10 EXT. STONE VENEER ST-11 EXT. DECORATIVE STONE ST-20 EXT. STONE FLOORING - ROUGH TEXTURE FOR SLIP RESISTANCE (FINISH TBD), SEALED ST-21 STONE POOL COPING WD-10 WOOD LINTEL, TYP. WD-30 EXT. WOOD EAVE - STAINED T&G; THICKNESS PER FIRE CODE WD-31 EXT. WOOD RAFTER TAILS, TYP. WD-32 EXT. DECORATIVE WOOD TRIM, TYP. WD-33 EXT. WOOD CEILING WD-34 EXT. WOOD BEAMS WD-90 WOOD SHUTTERS, TYP. FINISH NOTES: * ALL METALWORK TO MATCH APPROVED "BRONZE" COLOR & SHEEN U.N.O. (SAMPLE TBD) PROPERTY LINE SETBACK LINE PROPERTY CORNER LINE OF OBJECT ABOVE LINE OF OBJECT BELOW CENTERLINE STRUCTURAL GRIDLINE FABRIC LINE OF EXISTING STRUCTURE EXTERIOR ELEVATION NOTES EXTERIOR FINISHES LEGEND +12.71'F.F. @ LOWER GARAGE B +12.96'F.F. @ FIRST FLOOR +48.08'F.F. @ MASTER BATH +57.83'F.F. @ FOYER 10'-0SKEW10'-0"SKEWED +69.15'T.O. ROOF 57'-10 13/64"3'-6"3'-6"3'-6"3'-6"(N) +67.17' (E) +71.84' (E) +73.13'(E) +73.13' PL-10 PL-10 PL-10 PL-10 PL-10 RF-11 PL-10 PL-10 PL-10 ST-10 ST-10 ST-10 ST-10 PL-10 PL-10 ST-10 ST-10 ST-10 ST-10 WD-10 ST-10 503 300 106 104105 503 PL-10 PL-10 MT-10 PL-10 ST-10 PL-10 PL-10 PL-10 ST-11 PL-11 510 RF-10 WD-31WD-32 PL-10 PL-10 PL-10 PL-10 PL-10 PL-10 PL-10 PL-10 PL-10 ST-10 PL-10 PL-10 MT-90 PL-10 WD-10ST-11 PL-10 502 (E) ROOF HEIGHT, NOCHANGE IN ELEVATION MT-9001 01 MT-90 01 MT-90 01 MT-90 01 MT-90 01 MT-90 01 400401 300 401 405 PL-10PL-10 09 09 09 HEIGHT LIMIT, 24'ABOVE GRADE PLANE THROUGH HIGHESTELEVATION OF NEW CONSTRUCTION HEIGHT LIMIT, 29'ABOVE GRADE PLANETHROUGH HIGHESTELEVATION OF NEWCONSTRUCTION SBPLSB SEE SHEETS A400 - A406, BUILDING SECTIONS, FORACCURATE CURB HEIGHT ANDGRADE PLANE COMPLIANCE +11.30'F.F. @ GARAGE A +20.25'F.F. @ OUTDOOR ROOM +24.25'F.F. @ SECOND FLOOR +38.50'F.F. @ THIRD FLOOR +49.83'F.F. @ FOURTH FLOOR +59.17'F.F. @ FIFTH FLOOR 1'-5"3"7'-3 29/64"4'-0"14'-3"9'-7"1'-9"8'-0"1'-4"9'-11 3/4"3'-6"3'-6"RF-11 PL-10 CURB HEIGHTTHROUGH HIGHESTELEVATION OF NEWCONSTRUCTION GRADE PLANE THROUGH HIGHEST ELEVATION OFNEW CONSTRUCTION 30'-0" 35'-0" 40'-0" 45'-0" 50'-0" 55'-0" 60'-0" 25'-0" 20'-0" A303 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" WEST BUILDING ELEVATION 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com K AA D esign G roup 201 +12.71'F.F. @ LOWER GARAGE B +20.25'F.F. @ OUTDOOR ROOM +24.25'F.F. @ SECOND FLOOR +38.50'F.F. @ THIRD FLOOR +49.83'F.F. @ FOURTH FLOOR +59.17'F.F. @ FIFTH FLOOR +60.42'F.F. @ KITCHEN +12.96'F.F. @ FIRST FLOOR +12.71'F.F. @ LOWER GARAGE B +12.96'F.F. @ FIRST FLOOR +20.25'F.F. @ OUTDOOR ROOM +24.25'F.F. @ SECOND FLOOR +38.50'F.F. @ THIRD FLOOR +49.83'F.F. @ FOURTH FLOOR +60.42'F.F. @ KITCHEN +59.17'F.F. @ FIFTH FLOOR 3"7'-3 29/64"4'-0"14'-3"11'-4"9'-4"1'-3"1'-8"8'-8 1/2"+69.15'T.O. ROOF+69.15'T.O. ROOF 3'-6"3'-6"3'-6"3'-6"5'-10"5'-8 29/64"5'-10"8'-5"12'-10"12'-10"12'-10"A FLOOR AFLOOR AFLOOR BFLOOR GFLOOR FFLOOR GFLOOR GFLOOR GFLOOR CFLOOR BFLOOR AFLOOR FFLOOR MASTER BATH LIVING ROOM DININGROOM KITCHEN VEST.CLOSET 01 LINENMASTERBEDROOMMASTER TERRACE GYM TERRACE GYM GAMEROOM MECHANICAL ROOM CLOSET 03 LAUNDRY OUTDOOR ROOMMECHANICAL ROOMCOVERED PATIO GARAGE B VEST.CLOSET 02 LIVING ROOM TERRACE PLSBSB EXTERIORSTAIR OPEN TO EXTERIOROPEN TO EXTERIOROPEN TO EXTERIOR MECHANICAL ROOM 18'-3"8'-4"3'-0"8'-4"2'-3"7'-5"3"8'-6"2'-9 29/64"10'-3 1/2"3'-11"9'-1 1/2"2'-2 1/2"7'-11"1'-5"4'-0"SKEWED 7'-1"5'-10"(E) ROOF HEIGHT, NO CHANGE IN ELEVATION (E) ROOF HEIGHT, NO CHANGE IN ELEVATION 25'-0" 30'-0" 35'-0" 40'-0" 45'-0" HEIGHT LIMIT,24' ABOVEGRADE PLANE HEIGHT LIMIT,29' ABOVE GRADE PLANE GRADE PLANE BUILDING SECTION 1/4" = 1'-0"01 A400 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" BUILDING SECTIONS 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 202 8'-3 3/4"7'-3"2'-1"8'-8 1/2"10'-3 1/2"3'-11"9'-1 1/2"2'-2 1/2"7'-11"1'-5"+12.71'F.F. @ LOWER GARAGE B +20.25'F.F. @ OUTDOOR ROOM +24.25'F.F. @SECOND FLOOR +38.50'F.F. @ THIRD FLOOR +49.83'F.F. @ FOURTH FLOOR +59.17'F.F. @ FIFTH FLOOR +60.42'F.F. @ KITCHEN +12.96'F.F. @ FIRST FLOOR +12.71'F.F. @ LOWER GARAGE B +20.25'F.F. @ OUTDOOR ROOM +24.25'F.F. @ SECOND FLOOR +38.50'F.F. @ THIRD FLOOR +49.83'F.F. @ FOURTH FLOOR +59.17'F.F. @ FIFTH FLOOR +60.42'F.F. @ KITCHEN +12.96'F.F. @ FIRST FLOOR +69.75'T.O. ROOF +69.75'T.O. ROOF 4'-0"SKEWED 9"3"7'-3 29/64"4'-0"14'-3"11'-4"9'-4"1'-3"9'-4"+11.96F.F. @ HALL +11.96F.F. @ HALL9'-6"2'-9 29/64"5'-10"8'-9"6'-10"5'-5 29/64"AFLOOR AFLOOR AFLOOR AFLOOR BFLOORCFLOORCFLOOR BFLOOR GFLOOR FFLOORFFLOOR GFLOOR GFLOOR GFLOOR GFLOOR CFLOOR FFLOOR CFLOOR CFLOOR FFLOOR FFLOOR LIVING ROOMDINING ROOM HALL POWDER BATH 02 HALL MASTER BATH LIVING ROOMTERRACE MASTER TERRACE GYM TERRACE GYMVEST.POWDER POOL STORAGEPOOL BATH VEST. MECH. VEST.MECHANICAL ROOM COVERED PATIO GARAGE B HALL HALL HALLHALL PL SB SB W.C. HALL PANTRY 6'-10"10'-5 29/64"9'-3"8'-4"3'-0"8'-4"1'-0"7'-4"BUILDING SECTION 1/4" = 1'-0"02 A401 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" BUILDING SECTIONS 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 203 8'-0"10 1/2"8'-3"1'-1 1/2"8'-4"3'-0"7'-11 1/2"8'-3 1/2"8'-3 1/4"1'-3/4"14'-6"3'-9"+11.30'F.F. @GARAGE A +20.25'F.F. @ OUTDOOR ROOM +38.50'F.F. @ THIRD FLOOR +49.83'F.F. @ FOURTH FLOOR +60.42'F.F. @ KITCHEN +11.30'F.F. @ GARAGE A +20.25'F.F. @ OUTDOOR ROOM +38.50'F.F. @ THIRD FLOOR +49.83'F.F. @ FOURTH FLOOR +60.42'F.F. @ KITCHEN 10'-0"SKEWED 10'-0"SKEWED 1'-8"7'-3 29/64"18'-3"11'-4"8'-0"1'-4" 1'-3"8'-8 3/4"57'-10 13/64"+58.15'F.F. @ FOYER +57.83'F.F. @ ENTRY +69.15'T.O. ROOF +69.15'T.O. ROOF +59.17'F.F. @ FIFTH FLOOR+59.17'F.F. @ FIFTH FLOOR+58.15'F.F. @ FOYER 3'-6"3'-6"3'-6"3'-6"4'-2"3'-6"+12.96'F.F. @ FIRST FLOOR +12.96'F.F. @ FIRST FLOOR +57.83'F.F. @ ENTRY 12'-10"5'-11"GFLOOR GFLOORA FLOOR FFLOORAFLOOR GFLOOR GFLOOR GFLOOR GFLOOR CFLOORCFLOOR GFLOOR DINING ROOM FOYER STAIR HALL HALLGAME ROOM BATH 01 LINEN MASTERBEDTERRACE OUTDOOR ROOM VEST. DININGTERRACE STAIR HALL STAIR HALL STAIR HALL PLSBSBPL VESTIBULE STAIR HALL VEST. OPEN TO EXTERIOR (E) ROOF HEIGHT, NO CHANGE IN ELEVATION 13'-7"4'-8"8'-4"3'-0"8'-4"1'-0"8'-8 1/2"30'-0" 25'-0" 35'-0" 40'-0" 45'-0" 50'-0" HEIGHT LIMIT,24' ABOVEGRADE PLANE HEIGHT LIMIT,29' ABOVEGRADE PLANE GRADE PLANE BUILDING SECTION 1/4" = 1'-0"03 A402 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" BUILDING SECTIONS 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 204 OPEN TOBEYOND +11.30'F.F. @GARAGE A +20.25'F.F. @ OUTDOOR ROOM +24.25'F.F. @SECOND FLOOR +38.50'F.F. @ THIRD FLOOR +49.83'F.F. @ FOURTH FLOOR +59.17'F.F. @ FIFTH FLOOR +60.42'F.F. @ KITCHEN +11.30'F.F. @ GARAGE A +20.25'F.F. @ OUTDOOR ROOM +24.25'F.F. @ SECOND FLOOR +38.50'F.F. @ THIRD FLOOR +49.83'F.F. @ FOURTH FLOOR +59.17'F.F. @ FIFTH FLOOR +60.42'F.F. @ KITCHEN 10'-0"SKEWED 10'-0"SKEWED 1'-8"7'-3 29/64"4'-0"14'-3"11'-4"9'-4"1'-3"8'-8 3/4"57'-10 13/64"57'-10 13/64"+69.15'T.O. ROOF+69.15'T.O. ROOF 26'-7"3'-0"3'-6"3'-6"3'-6"3'-6"+12.96'F.F. @ FIRST FLOOR+12.96'F.F. @ FIRST FLOOR 5'-10"12'-10"10'-6 3/8"4'-1 3/8"3'-6"AFLOORGFLOOR FFLOOR GFLOOR GFLOOR FFLOOR CFLOOR FFLOOR OUTDOOR ROOM BATH 03 BEDROOM 01HALL CLOSET 03 KITCHEN POWDER BEDROOM 01 VEST. PLSBPL SB HALL POOLSTORAGE OPEN TO EXTERIOR OPEN TO EXTERIOR POOL CRAWL SPACE 14'-5"3'-10"8'-2"3'-2"8'-5"2'-2"7'-5"(E) ROOF HEIGHT, NO CHANGE IN ELEVATION 30'-0" 35'-0" 40'-0" 45'-0" 50'-0" 55'-0" 60'-0" 25'-0" HEIGHT LIMIT,24' ABOVE GRADE PLANE HEIGHT LIMIT,29' ABOVE GRADE PLANE GRADE PLANE GARAGE A BUILDING SECTION 1/4" = 1'-0"04 A403 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" BUILDING SECTIONS 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 205 7'-0" 1'-11 29/64"13'-7"4'-8"8'-4"3'-0"8'-4"8'-4"+11.30'F.F. @GARAGE A +20.25'F.F. @ OUTDOOR ROOM +24.25'F.F. @SECOND FLOOR +38.50'F.F. @ THIRD FLOOR +49.83'F.F. @ FOURTH FLOOR +59.17'F.F. @ FIFTH FLOOR +60.42'F.F. @ KITCHEN 10'-0"SKEWED 9'-3"+69.15'T.O. ROOF 1'-8"7'-3 29/64"4'-0"14'-3"11'-4"9'-4"1'-3"8'-8 3/4"57'-10 13/64"3'-6"3'-6"3'-6"+12.96'F.F. @ FIRST FLOOR5'-10"12'-10"5'-11"GFLOOR GFLOOR FFLOOR GFLOOR FFLOOR GFLOOR CFLOOR BFLOOR GFLOOR OUTDOOR ROOM BEDROOM 03 LAUNDRY BATH 02CLOSET 02BEDROOM 02 KITCHEN PANTRY GARAGE A SPLSB POOL BATH HALL CRAWLSPACE OPEN TOEXTERIOR 7'-1"16'-3 29/64"3'-10"8'-2"3'-2"8'-4"2'-3"7'-5"(E) ROOF HEIGHT, NOCHANGE IN ELEVATION 30'-0" 25'-0" 20'-0" 15'-0" 35'-0" 40'-0" 45-0" 50'-0" HEIGHT LIMIT,24' ABOVE GRADE PLANE HEIGHT LIMIT,29' ABOVE GRADE PLANE GRADEPLANE +24.25'F.F. @SECOND FLOOR +38.50'F.F. @ THIRD FLOOR +49.83'F.F. @ FOURTH FLOOR +59.17'F.F. @ FIFTH FLOOR +11.96'F.F. @ FIRST FLOOR +12.71'F.F. @ LOWER GARAGE B 10'-0"SKEWED 9"11'-6 29/64"14'-3"11'-4"9'-4"8'-6 9/16"55'-9 1/64"+67.71'T.O. ROOF 1'-5"3'-6"3'-6"3'-6"3'-6"BFLOOR AFLOOR AFLOOR AFLOORFFLOOR G FLOOR GFLOOR GARAGE B COVERED TERRACE GYM LIVINGROOM MASTERTERRACE GAME ROOMTERRACE PLSB MASTERBATHMASTER BATHTERRACE 8'-9"2'-9 29/64"10'-3 1/2"3'-11"9'-1 1/2"10'-1 1/2"1'-5 1/2"7'-5 1/2"3'-11 1/2"8'-4"3'-0"7'-8"1'-8"(E) ROOF HEIGHT, NOCHANGE IN ELEVATION 30'-0" 25'-0" 35'-0" 40'-0" HEIGHT LIMIT,24' ABOVE GRADE PLANE HEIGHT LIMIT,29' ABOVEGRADE PLANE GRADE PLANE BUILDING SECTION 1/4" = 1'-0"06 BUILDING SECTION 1/4" = 1'-0"05 A404 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" BUILDING SECTIONS 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 206 +20.25'F.F. @ OUTDOOR ROOM +36.12' GRADE PLANE (SEE SHEET A026) +38.50'F.F. @ THIRD FLOOR +49.83'F.F. @ FOURTH FLOOR +59.17'F.F. @ FIFTH FLOOR +20.25'F.F. @ OUTDOOR ROOM +36.12' GRADE PLANE (SEE SHEET A026) +38.50'F.F. @ THIRD FLOOR +49.83'F.F. @ FOURTH FLOOR +59.17'F.F. @ FIFTH FLOOR +48.08'F.F. @ MASTER BATH+48.08'F.F. @ MASTER BATH 10'-0"SKEWED 57'-2 13/64"+69.15'T.O. ROOF+69.15'T.O. ROOF 9"3"7'-3 29/64"4'-0"14'-3"9'-7"1'-9"9'-4"1'-3"8'-8 3/4"+24.25'F.F. @SECOND FLOOR +24.25'F.F. @SECOND FLOOR +60.42'F.F. @ KITCHEN+60.42'F.F. @ KITCHEN 2'-11 1/2"8'-3 1/4"1'-3/4"3'-6"3'-6"+11.96F.F. @ HALL +11.96F.F. @ HALL +12.71'F.F. @ LOWER GARAGE+12.71'F.F. @ LOWER GARAGE B 9'-6"2'-9 29/64"5'-10"8'-5"+12.96'F.F. @ FIRST FLOOR+12.96'F.F. @ FIRST FLOOR 5'-10"5'-8 29/64"AFLOOR AFLOOR GFLOOR GFLOOR GFLOOR EFLOOR GFLOOR FFLOOR BFLOOR CFLOOR AFLOOR GFLOOR DINING ROOM HALL MASTER BEDROOM HALL MASTER CLOSET BATH GAME ROOM HALL MECHANICAL ROOM PL SB DINING ROOMTERRACE MASTERBEDROOMTERRCE GUEST ROOM POOL & SPA MECHANICAL ROOM HALL ELEV. SHAFT 5'-11"1'-7 29/64"13'-8"4'-7"8'-4"3'-0"7'-8"1'-8"8'-8 1/2"(E) ROOF HEIGHT, NOCHANGE IN ELEVATION 30'-0" 25'-0" 35'-0" 40'-0" 45'-0" HEIGHT LIMIT,24' ABOVEGRADE PLANE HEIGHT LIMIT,29' ABOVEGRADE PLANE GRADE PLANE 50'-0" 55'-0"8'-7 1/2"1'-2"8'-4 1/2"+49.83'F.F. @ FOURTH FLOOR +59.17'F.F. @ FIFTH FLOOR +49.83'F.F. @ FOURTH FLOOR +59.17'F.F. @ FIFTH FLOOR +48.08'F.F. @ MASTER BATH +57.83'F.F. @ OFFICE +48.08'F.F. @ MASTER BATH +57.83'F.F. @ OFFICE +69.75'T.O. ROOF+69.75'T.O. ROOF 1'-9"8'-0"1'-4"10'-7"21'-8"OFFICE SB 45'-0" GRADE PLANE 50'-0" 55'-0" 60'-0" HEIGHT LIMIT,24' ABOVE GRADE PLANE HEIGHT LIMIT,29' ABOVE GRADE PLANE BUILDING SECTION 1/4" = 1'-0"07 BUILDING SECTION 1/4" = 1'-0"08 A405 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" BUILDING SECTIONS 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 207 +20.25'F.F. @ SECOND FLOOR +36.12' GRADE PLANE (SEE SHEET A026) +38.50'F.F. @ THIRD FLOOR +49.83'F.F. @ FOURTH FLOOR +20.25'F.F. @ OUTDOOR ROOM +36.12' GRADE PLANE (SEE SHEET A026) +38.50'F.F. @ THIRD FLOOR +49.83'F.F. @ FOURTH FLOOR +59.17'F.F. @ FIFTH FLOOR +59.17'F.F. @ FIFTH FLOOR +48.08'F.F. @ MASTER BATH/CLOSETS +57.83'F.F. @ FOYER +48.08'F.F. @ MASTER BATH/CLOSETS +57.83'F.F. @ FOYER 4'-0"SKEWED4'-0"SKEWED +69.15'T.O. ROOF+69.15'T.O. ROOF 57'-2 19/64"3'-6"3'-6"3'-6"8'-3 1/2"18'-3"11'-4"8'-0"1'-4"9'-11 13/16"+11.96'F.F. @ FIRST FLOOR+11.96'F.F. @ FIRST FLOOR 3'-6"3'-6"3'-6"(E) ROOF HEIGHT, NOCHANGE IN ELEVATION GFLOOR GFLOOR GFLOOR GFLOOR CFLOOR DFLOOR (E) ROOF HEIGHT, NOCHANGE IN ELEVATION GFLOORCFLOOR CFLOOR CFLOOR STAIR HALL MASTER CLOSET HALL PLSBSBPL FOYER 8'-0"1'-1 1/2"8'-0" 9'-5 1/2" 3'-0" 8'-0" 8'-3" 30'-0" 40'-0" 45'-0" 50'-0" 55'-0" HEIGHT LIMIT,24' ABOVE GRADE PLANE HEIGHT LIMIT,29' ABOVE GRADE PLANE GRADE PLANE BUILDING SECTION 1/4" = 1'-0"09 A406 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0" BUILDING SECTIONS 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA 90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 208 N02'4' 8' P.C. XXX.XX SETBACK LINE (PRIMARY) SETBACK LINE (SECONDARY) XXX.XX'NXoX' X" W PROPERTY LINE COORDINATES PROPERTY LINE PROPERTY CORNER PROPERTY LEGEND FFE +11.30' FFE +12.71' FFE +11.88' FFE +12.96' FFE +12.96' FFE +11.30' FFE +12.71'12UP2R@(4 1/2")1T@(1'-1/2")20'-0"10'-0" 4'-0"S.Y.SETBACK10'-0"REAR YARD SETBACK10 ' - 0 "REAR YAR D SETBAC K 4'-0"S.Y. S E T B A C K P.C. +10.94' P.C. +66.05' P.C. +32.50' (E) WALL TO BE RE-CLADEDIN STONE VENEER ELEV.SHELLSTREETW A Y L AN E GOLDENRO D A V E . OCEAN B LVD. (ABOVE A T F I F TH F LOOR L E V EL )TRGRNTRTRRCYGRNRCY POOL ABOVE (E)GARAGE B101 (E)GARAGE A 102 HALL107123456789101112131415 16UP 16R@(9")15T@(10")10'-0" 10'-0"20'-0"18'-0"9'-0"9'-0"12UP222R22@@(441//2")1T1@(11'-1/2")ELEV.VV ((E))GARARRGEB101 HALAAL107 10'-0" 10'-0"20'-0"18'-0"9'-0"9'-0"20'-0"10'-0" ((E))GARARRGEAA 102 3"10'-0 "FRONTYARDSETBACKP.C. +67.53' P.C. +24.25' T.O.W. +24.25' T.O.W. +20.71' (50) (45) (40) (55) (60) (65) (35) (30) (25) (30) PROPERTY LINEPROPERTYLINE PROPERTYLINE SETBACKLINE SETBACKLINE SETBACKLINE SETBAC K L INE SETBACKLINESETBACK LINEPROPERTYLINE PROPERTY L INE PROPERTYLINE SETBACK L INE PROPERTYLINESETBACKLINEPROPE R T Y LINE PROPERTY LINEPROPERTYLINESETBACK LINESETBACKLINE(20) (15) (E)ELECTRICAL 105 (E)TRASH 104 (E)STAIR 103 POOL&SPA MECHANICAL ROOM106 ELEV.MECH. ROOM 109 ELEV. VEST. 108    %+ '*(()$#%+# %+ *)()$#%()'#%+# %+  !$$'#)! %+  $#')%+# %+  ()$#()'(    ,! ()')##,!!%!()'#( ,! ()')##,!!()$#! ,!  '()##,!!%!()'#( ,!  ()$#!%!()'(       ) $'#"#)!")!))!$$' ) $'#"#)!")!))!$$' )  $'#"#)!")!))!$$' )  $'#"#)!")!)($#!$$' ) $'#"#)!")!)'()!$$' )  ,$$$')'()!$$'  )',' ' ,'"($*#'.# ' ")!#'! '  ")!*''!       ! (,""#%$$!  %$$!$%#  %$$!%!()'  %$$!,)'!#)! %$$!!)( ! (%  (%$%###).  (%$%#$#!)'$*  (%%!()' (%,)'!#)! (%!)( !  $*)$$' )# '!!& $*#)')$% #)( #)',' ''')$'*#'$*#)' !  %//$+# !  ')*')(%  !  ()$## !  '%))%$$!        % #)&*%!#)'( % (($')%$))'. %  (*!%)*'%$)** %  (*%!)*'()$#'+()##!$#(    "( $*(#*"'( "( ()')#*"'( "(  %()'#!!$- .% "(  "!$- L200 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH,EB 06/ 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 3/16"=1'-0",1:0.50 FIRST FLOOR HARDSCAPE PLAN 2741OCEANBLVDCORONADELMAR CA92625USA 07/12/22 architectsevens date submittal 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 WestWashingtonBlvd . Los Angeles.CA90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com K AA Design Group 209 N02'4' 8' P.C. XXX.XX SETBACK LINE (PRIMARY) SETBACK LINE (SECONDARY) XXX.XX'NXoX' X" W PROPERTY LINE COORDINATES PROPERTY LINE PROPERTY CORNER PROPERTY LEGEND1234567UP7R@(6 7/8")6T@(1'-1") OPEN TOABOVE 3L710 10' -0"REA RYARD SE TB ACK P.C. +67.53' P.C. +10.94' P.C. +66.05' F.S. +24.25' F.S.+20.25' F.S.+20.25' F.G.+19.00'F.S.+20.00' F.G.+21.96' +38.21'+38.21'+38.21' PIZZA OVEN BUILT-IN SEATING (E)T.O.W.+23.63' (E)T.O.W.+23.63' (E)T.O.W. + 2 3 . 6 3 ' EXISTING WALL TO REMAIN EXISTING WALLTO REMAIN EXISTINGWALL TOREMAIN EXISTINGWALL TOREMAIN EXISTINGWALL TOREMAIN LF-01 EXISTING WALL TO REMAIN EXISTING WALL TO REMAIN EXISTING WALL TO REMAIN WALL TO REMAIN EXISTING WALL TO REMAIN PLANTER WALL SEE ARCH. PLANS, AE120 - AE150, FOR EXISTING DEVELOPMENT. 1 1 P.A.DNUP POOL DECK 18R@(6 3/32")17T@(1-3")SHELL STREET WA Y L AN E GOLDENRO D A V E . OCEAN B LVD. (ABOVE A T F I F TH F LOOR L E V EL ) (UNDER SEPARATEPERMIT) POOL BATH207 POOL POOL STORAGE208 MECHANICAL SPACE204 MECH.VEST.203 VEST202 STAIR HALL 200 COVERED TERRACE202 ELEV.VEST. 201 ELEV VEST 201 F.S.+29.80'12345678910111213141516UP 16R@(9")15T@(10")12345678UP 8R@(7 3/8")7T@(11")1234567UP 7R@(7 1/4")6T@(11")ELEV. CRAWL SPACE OPENTOABOVE UP 18R@(63/32")17T@(1-3") POOLSTORARRGE208 MECHANAAICALA SPAPPCE204 MECH.VEST.203 STATTIRHALAL 200 ELEV VEST 201ELEV.VV CRARRWAALWW SPAPPCE POOL BATAAH207 1A761 1 A761 3'-6"3'-6"4'-0"S.Y.SETBACK 4'-0"S.Y. S E T B A C K10'-0 " REARYARD SETBACK10'-0 "FRONTYARDSETBACKP.C. +24.25' P.C. +32.50' F.S.+19.25' F.S.+24.25' F.S.+34.61' SCULPTURE NOOK CONCRETE WALL W/STONE VENEER (E)T.O.W. +23.63' T.O.W. +27.78' T.O.W. +34.61' (E)T.O.W.+24.25' (E)T.O.W. +27.88' T.O.P. +28.29' (E)T.O.W. +24.25' HEDGE T.O.W. +29.80' T.O.W. +20.13' (E)T.O.W. +23.63' T.O.W. +27.78' T.O.R. +27.75' SEE SHEET A760FOR GUARDRAIL DETAILS (TYP.) (E)T.O.W. +20.25' (E)T.O.W. +24.25' T.O.P. +28.29' (E)T.O.W. +24.25' T.O.P. +28.29' T.O.R. +27.75'T.O.W. +35.86' T.O.W. +31.86' (N)RETAINING WALL SLOPES WITH THENEIGHBOR'SGRADE (E) STAIR 2%MIN. T.O.W. +27.08'T.O.W. +27.08' T.O.R. +/-25.00' T.O.R. +/-27.57' BUILT-IN FIRE PIT BUILT-INFIREFEATURE T.O.+26.25' T.O.FIRE PIT +21.58' LF-04 LF-06 WL-01WL-01 PV-05 PV-05 FR-04FR-04 LF-05 WL-02WL-02 FR-04 WL-02 WL-02 PV-05 PV-02 PV-02 PV-02 PV-02 PV-02 PV-05 T.O.W. +19.02' (E)T.O.W. +21.13' PG-02 PG-02 PG-02PG-02 T.O.W. +41.50' T.O.W. +29.80' T.O.W. +27.78' T.O.W.+22.92' GT-04 (N)RETAINING WALL SLOPES WITH THENEIGHBOR'SGRADE LF-07 T.O.R. +27.75' (E)T.O.W. +24.25'(E)T.O.W. +24.25' LF-03 P.A. REMODEL & ADDITION TO AN EXISTING 5- STORY SFD SPA UPPER SPATERRACE (35) (30) (30) (25) F.S.+24.25' P.A. P.A. P.A. (25) (40) P.A. (UNDERSEPARATEPERMIT) P.A. P.A. P.A. PROPERTY LINEPROPERTYLINE PROPERTYLINE SETBACKLINE SETBACKLINE SETBACKLINE SETBAC K L INE SETBACKLINESETBACK LINEPROPERTYLINE PROPERTY L INE PROPERTYLINE SETBACK L INE PROPERTYLINESETBACKLINEPROPE R T Y LINE PROPERTY LINEPROPERTYLINESETBACK LINESETBACKLINE(20) (15) ALIGN ALIGN OUTDOORROOM 206    %+ '*(()$#%+# %+ *)()$#%()'#%+# %+  !$$'#)! %+  $#')%+# %+ ()$#()'(    ,! ()')##,!!%!()'#( ,! ()')##,!!()$#! ,!  '()##,!!%!()'#( ,!  ()$#!%!()'( ,!  %!()'%!()'#(       ) $'#"#)!")!))!$$' ) $'#"#)!")!))!$$' )  $'#"#)!")!))!$$' )  $'#"#)!")!)($#!$$'  )',' ' ,'"($*#'.# ' ")!#'! '  ")!*''!       ! (,""#%$$!  %$$!$%#  %$$!%!()'  %$$!,)'!#)! %$$!!)( ! (%  (%$%###).  (%$%#$#!)'$*  (%%!()' (%,)'!#)!  (%!)( !  $*)$$' )# '!!&  $*#)')$%  #)(  #)','  ''')$'*#'$*#)' !  %//$+# !  ')*')(%  !  '%))%$$!  !  ()$## ! $#')#       % #)&*%!#)'( % (($')%$))'. %  (*!%)*'%$)** % (*%!)*'()$#'+()##!$#(    "( $*(#*"'( "( ()')#*"'( "(  %()'#!!$- .% "(  "!$- L201 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH,EB 06/ 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 3/16"=1'-0",1:0.50 SECONDFLOOR HARDSCAPE PLAN 2741OCEANBLVDCORONADELMAR CA92625USA 07/12/22 architectsevens date submittal 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 WestWashingtonBlvd . Los Angeles.CA90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 210 N02'4' 8' P.C. XXX.XX SETBACK LINE (PRIMARY) SETBACK LINE (SECONDARY) XXX.XX'NXoX' X" W PROPERTY LINE COORDINATES PROPERTY LINE PROPERTY CORNER PROPERTY LEGEND123456789101112131415UP 15R @ (7 3/ 1 6 " ) 14T@ (10 3 /4 " ) OPEN TOBELOW WDR3'-6"10 ' - 0 "REAR YAR D SETBAC K 10'-0"REAR YARD SETBACKP.C. +10.94' P.C. +66.05' P.C. +24.25' P.C. +32.50' F.G.+38.46' (N)RETAINING WALLSLOPES WITH THENEIGHBOR'S GRADE SEE A R C H . P L A N S , A E 1 2 0 - A E 1 5 0, F O R E X I S T I N G D E V E L O P M E N T. SEE L 3 0 1 F O R SECO N D-FLO OR L A Y O U T PLAN.UP DN P.A. P.A. P.A. 18R@(6 3/32")17T@(1-3")SHELL STREET WAY L AN E GOLDENRO D A V E . OCEAN B LVD. (ABOV E A T F IFTH F L O O R L E V EL) MECH.311 BEDROOM 03 308 CLOSET 03310 LAUNDRY309 HALL301 STAIR HALL300 WINE CABINET 313 GYM303 GYMSTORAGE 304 (N) BALCONY(N) BALCONY GAME ROOM306 VEST.302 BATH 03 307 1234567UP 7R@(7 1/4")6T@(11")ELEV. OPENTOBELOW WDRUP DNNNN 18R@(63/32")17T@(1-3") MECH.311 BEDROOM03 308 CLOSET03310 LALLUAANDRYYRR309 HALAAL301 STATTIRHALAAL300 WWINECABINET 313 GYGGM303 GYGGMSTORARRGE 304 GAMEROOM306 VVEST.302 BATAAH03 307 ELEV.VV 12345UP 5R@(7 11/16") 4T@(11") 3A761 4A761 4A761 3A761 3'-6"3'-6"3'-6"4'-0"S.Y.SETBACK 4'-0"S.Y.SETBACK 10'-0 "FRONTYARDSETBACKP.C. +67.53' F.S.+38.46' F.S.+34.61'T.O.W. +41.50' T.O.W. +41.50' T.O.P. +42.90' T.O.P. +42.90' T.O.P. +42.90' T.O.P. +42.90' T.O.W. +34.61' T.O.W. +41.50' HEDGE T.O.R. +41.96' PG-02 PV-01 PV-02 PV-05 PG-02 PV-02 WL-03 FR-03 WL-05WL-03 WL-03 PV-05 PV-05 FR-02 WL-01 WL-01 WL-01 WL-01 FR-03 T.O.W. +46.75' T.O.W. +43.17' T.O.W. +39.96' SEE SHEET L301 FOR SECONDFLOOR LAYOUT PLAN GROTTO BUILT-INSEATING WL-01 WL-01 SEE L 301 F O R S E C OND-FLOOR L AYOUTPLAN. GARDEN TERRACE P.A. (50) (45) (40) (55) (60) (65) (35) P.A. P.A. PROPERTY LINEPROPERTYLINE PROPERTYLINE SETBACKLINE SETBACKLINE SETBACKLINE SETBAC K L INE SETBACKLINESETBACK LINEPROPERTYLINE PROPERTY L INE PROPERTYLINE SETBACK L INE PROPERTYLINESETBACKLINEPROPE R T Y LINE PROPERTY LINEPROPERTYLINESETBACK LINESETBACKLINEGYMTERRACE305 POWDER 312    %+ '*(()$#%+# %+ *)()$#%()'#%+# %+  !$$'#)! %+  $#')%+# %+ ()$#()'(    ,! ()')##,!!%!()'#( ,! ()')##,!!()$#! ,!  '()##,!!%!()'#( ,!  ()$#!%!()'( ,!  %!()'%!()'#(       ) $'#"#)!")!))!$$' ) $'#"#)!")!))!$$' )  $'#"#)!")!))!$$' )  $'#"#)!")!)($#!$$'  )',' ' ,'"($*#'.# ' ")!#'! '  ")!*''!       ! (,""#%$$!  %$$!$%#  %$$!%!()'  %$$!,)'!#)! %$$!!)( ! (%  (%$%###).  (%$%#$#!)'$* (%%!()' (%,)'!#)! (%!)( !  $*)$$' )# '!!& $*#)')$% #)( #)',' ''')$'*#'$*#)' !  %//$+# !  ')*')(%  !  '%))%$$!  ! ()$## !  $#')#       % #)&*%!#)'( % (($')%$))'. % (*!%)*'%$)** %  (*%!)*'()$#'+()##!$#(    "( $*(#*"'( "( ()')#*"'( "(  %()'#!!$- .% "(  "!$- L202 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 3/16" = 1'-0", 1:0.50 THIRD FLOOR HARDSCAPE PLAN 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 211 123456789101112131415UP 15 R@ ( 7 3 /16" ) 14 T @ ( 1 0 3 /4") UP OPEN TOBELOW UP (53) (52) P.A.3'-6"4'-0"S.Y.SETBACK 10 ' - 0 "REAR YAR D SETBAC K 4'-0"S.Y.SETBACK10'-0"REAR YARD SETBACK10'-0 "FRONTYARDSETBACKP.C. +67.53' P.C. +10.94' P.C. +66.05' P.C. +24.25' P.C. +32.50' F.S.+48.04' F.S.+55.25' PV-02 PV-02 PV-02 SEE A R C H . P L A N S , A E 1 2 0 - A E 1 5 0, F O R E X I S T I N G D E V E L O P M E N T. SEE L 3 0 2 F O R T H IRD FLOOR LAYOU T PLAN. P.A. UPPER SPATERRACEBELOW P.A. P.A. 21R@(6 29/64")20T@(1-3")SHELL STREET WAY L AN E GOLDENRO D A V E . OCEAN B LVD. (ABOV E A T F IFTH F L O O R L E V EL) CLOSET 02 415 STAIR HALL 400 HALL 410 MASTER BATH TERRACE421 LINEN 409 BATH 01 413 (E) BEDROOM 02414(E) BEDROOM 01411 PRIMARY CLOSET 405 PRIMARY HALL401 PRIMARY BEDROOM 407 PRIMARYBATH 403 CLOSET 01 412 BATH 02 416 CRAWL SPACE (N) BALCONY (N) BALCONY 1 2 UP2R@(6")1T@(11 ") UP DN ELEV. UP OPENTOBELOW 21R@(629/64")20T@(1-3") CLOSET02 415 STATTIRHALAAL 400 HALAAL 410 LINEN 409 BATAAH01 413 ((E))BEDROOM02414((E))BEDROOM01411 PRIMARYRR CLOSET 405 PRIMARYRRHALAAL401 PRIMARYRRBEDROOM 407 PRIMARYRRBATAAH 403 CLOSET01 412 BATAAH02 416 CRARRWAAL SPAPPCE UP DNNN ELEV.VV 1 2UP2R@(6") 1T@ (11")123456789101112UP 12R @(7 3/1 6") 11T @(11 ")1/2"1/2"1 A762 2A762 2A762 1A762 1A762 1 A762 (E) 7 / 8"(E) 3 ' -11 1 /8" 3'-6" 3'-6" F.S.+56.75' T.O.P. +52.48' T.O.P. +52.48' T.O.W. +57.00' OUTLINE OF THE AREA BELOW T.O.R. +51.06' T.O.R. +51.54' FR-03 FR-03 WL-03 WL-03 WL-05WL-01 PV-05 PV-02 PV-02 WL-01 PV-05 FR-03 FR-03 T.O.W. +51.25' T.O.W. +46.75' PLANTER WALL(TYP.) (N)RETAINING WALL SLOPES WITH THENEIGHBOR'S GRADE OUTLINE OF THE AREA BELOWSEE SHEET L302 FOR THIRD FLOOR LAYOUT PLAN SEE SHEET L304 FORFIFTH FLOOR LAYOUT PLAN FIREPLACE, SEE SHEETA770 FOR DETAILS PV-02 T.O.W. +60.50' T.O.W. +56.47' T.O.W. +56.47' (50) (50) P.A. P.A. PROPERTY LINEPROPERTYLINE PROPERTYLINE SETBACKLINE SETBACKLINE SETBACKLINE SETBAC K L INE SETBACKLINESETBACK LINEPROPERTYLINE PROPERTY L INE PROPERTYLINE SETBACK L INE PROPERTYLINESETBACKLINEPROPE R T Y LINE PROPERTY LINEPROPERTYLINESETBACK LINESETBACKLINE(55) (55) (56)(56) (57) (54) MASTERTERRACE417 PRIMARY BEDTERRACE 422 N02'4' 8' P.C. XXX.XX SETBACK LINE (PRIMARY) SETBACK LINE (SECONDARY) XXX.XX'NXoX' X" W PROPERTY LINE COORDINATES PROPERTY LINE PROPERTY CORNER PROPERTY LEGEND    %+ '*(()$#%+# %+ *)()$#%()'#%+# %+  !$$'#)! %+ $#')%+# %+  ()$#()'(    ,! ()')##,!!%!()'#( ,! ()')##,!!()$#! ,!  '()##,!!%!()'#( ,!  ()$#!%!()'( ,!  %!()'%!()'#(       ) $'#"#)!")!))!$$' ) $'#"#)!")!))!$$' )  $'#"#)!")!))!$$' )  $'#"#)!")!)($#!$$'  )',' ' ,'"($*#'.# ' ")!#'! '  ")!*''!       ! (,""#%$$!  %$$!$%# %$$!%!()'  %$$!,)'!#)! %$$!!)( ! (%  (%$%###).  (%$%#$#!)'$*  (%%!()'  (%,)'!#)!  (%!)( !  $*)$$' )#  '!!& $*#)')$% #)( #)',' ''')$'*#'$*#)' !  %//$+# !  ')*')(%  !  '%))%$$!  !  ()$## !  $#')#       % #)&*%!#)'( % (($')%$))'. %  (*!%)*'%$)** %  (*%!)*'()$#'+()##!$#(    "( $*(#*"'( "( ()')#*"'( "( %()'#!!$- .% "(  "!$- L203 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 3/16" = 1'-0", 1:0.50 FOURTH FLOOR HARDSCAPE PLAN 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 212 N02'4' 8' P.C. XXX.XX SETBACK LINE (PRIMARY) SETBACK LINE (SECONDARY) XXX.XX'NXoX' X" W PROPERTY LINE COORDINATES PROPERTY LINE PROPERTY CORNER PROPERTY LEGEND P.A.12345UP 5R@(6 9/16")4T@(1'-2")1234567891011UP11R@(6 1 / 8 " ) 10T@(1'-2") 1 2 3 UP 3R@(5")2T@(1'-1/2")123UP RE F R R R R 5'-0" 4'-3" 4'-3" 10 ' - 0 "REAR YAR D SETBAC K 10'-0"REAR YARD SETBACK10'-0 "FRONTYARDSETBACK4' -3"P.C. +67.53' P.C. +10.94' P.C. +66.05' P.C. +24.25' P.C. +32.50' F.S.+66.11'F.S. +57.75'F.S. +57.79' (E)F.S.+67.53' F.S.+60.51' (E) F.S.+67.39' (E) F.G.+66.87'(E) F (E) F.G.+59.50' (E) F.G.+63.50' (E) F.G. +59.42' (E) F.G.+64.72'(E) F.G.+62.41' (E) F.G.+62.50' (E) F.G.+61.20' FR-03 PV-05 WL-01 PV-02 CURB PV-02 PV-02 PV-02 PV-02 PV-02 PV-02 T.O.W.+64.75'T.O.W.+64.75' UP OCEAN B LVD.SHELL STREET WAY L AN E GOLDENRO D A V E . 15R@(6 27/64")14T@(1-3") DINING ROOM502 BATH511 FOYER501 LIVING ROOM503 OFFICE 512 HALL510 PANTRY 505 HALL 506 POWDER ROOM 508 1%1 2 UP2R@(6") 1T@(11")123UP 3R@(5")2T@(1'-4 1/4") UP FFE +59.17' DN ELEV. 1 2UP2R@(6") 1T@(11")123456789101112UP 12R @(7 3/1 6") 11T @(11 ") BATAAH511 FOYERR501 OFFICE 512 HALAAL510 15R@(627/64")14T@(1-3") 1 2 3 UP 333RRR@@@@@@(((555""")))222TTT@@@(((111111'-111///2222222))) RE F R R R R DININGROOM502LIVINGROOM503 PAPPNAATRYYRR 505 HALAAL 506 POWDER ROOM 508123UP3R@@@(5")2T@@@(1'-41/4")UUUUPPP FFE+59.17' DNN ELEV.VV 1 2 3 UP 3R@(5 5/16") 2T@(11")1/2"1/2" 4 A762 5 A762 6A762 2A760 3'-6"3'-6" 3'- 6" 4'-0"S.Y.SETBACK 4'-0"S.Y. S E T B A C K FFE +57.83' F.S. +56.75' F.G.+67.53' F.G.+67.53' (E) F.G.66.94' (E) F.G.+62.40' (E) F.G.+60.00' (E) F.G.+66.97' (E) F.G.+64.26' GT-03 WL-05 PG-02 PG-02 PV-05 FR-05 T.O.P. +70.44' T.O.W. +66.27' T.O.W. +66.60 T.O.P. +70.44' T.O.W. +60.50' T.C. +66.65'F.S.+65.91' T.C. +65.99' F.S.+65.42' OUTLINE OF THE AREA BELOW OUTLINE OF THE AREA BELOWSEE SHEET L303 FOR FOURTH FLOOR LAYOUT PLAN T.C. +67.47'F.S.+67.01' T.O.G. +63.50' T.O.W. +61.50' PV-02 PV-02 PG-02 PG-02 PG-02 PG-02 PG-02 FR-03 FR-03 FR-03 FR-05 PG-02 WL-01 T.O.W. +51.25' T.O.W. +54.00' PLANTER WALL (N)RETAINING WALLSLOPES WITH THENEIGHBOR'S GRADE WALL-MOUNTED CONDENSERSPER MEP (TYP.) T.O.W. +60.50' FIREPLACE, SEE SHEETA770 FOR DETAILS PV-02 FR-03 T.O.F. +70.11' T.O.W. +65.75'T.O.R. +70.10' T.O.G.+70.11' T.O.R. +69.61' T.C. +67.24' T.O.P. +70.44' T.O.R. +70.07' WALL DIES INTOSLOPE T.O.R.+57.50' WL-01 SEE A R C H . P L A N S, A E 1 2 0 - A E 1 5 0, F O R EXISTI NG DEVE L O P M E N T. SEE L303 F OR THIRD FLOO R LAYO U T PLAN.GT-01 T.O.P. +65.24' T.O.W. +64.50' T.O.W. +63.70'T.O.W. +66.11' WL-01 P.A. P.A. P.A. P.A. P.A. P.A. P.A. (54) (62) P.A. (50) (49) (48) (47) (51) (52) (53) (54) (60) (61) (66) P.A. P.A. P.A. P.A. P.A. P.A. PROPERTY LINEPROPERTYLINE PROPERTYLINE SETBACKLINE SETBACKLINE SETBACKLINE SETBAC K L INE SETBACKLINESETBACK LINEPROPERTYLINE PROPERTY L INE PROPERTYLINE SETBACK L INE PROPERTYLINESETBACKLINEPROPE R T Y LINE PROPERTY LINEPROPERTYLINESETBACK LINESETBACKLINEP.A. P.A. (65) (60) (55) (61) (60) (62)(63) (64)P.A. (59) (58) (55) (56) (57) (56) (57) (58) (59) (60) P.A. (61) (62)6057585961 60 59 58 65 6166 65 (63) (65) DINING TERRACE515 LIVING ROOM TERRACE514 OFFICE TERRACE 513 ENTRY500 KITCHEN504 KITCHENBALCONY    %+ '*(()$#%+# %+ *)()$#%()'#%+# %+  !$$'#)! %+  $#')%+# %+  ()$#()'(    ,! ()')##,!!%!()'#( ,! ()')##,!!()$#! ,!  '()##,!!%!()'#( ,!  ()$#!%!()'( ,!  %!()'%!()'#(       ) $'#"#)!")!))!$$' ) $'#"#)!")!))!$$' )  $'#"#)!")!))!$$' ) $'#"#)!")!)($#!$$' )',' ' ,'"($*#'.# ' ")!#'! '  ")!*''!       ! (,""#%$$!  %$$!$%#  %$$!%!()'  %$$!,)'!#)! %$$!!)( ! (% (%$%###). (%$%#$#!)'$* (%%!()' (%,)'!#)! (%!)( !  $*)$$' )# '!!& $*#)')$% #)( #)',' ''')$'*#'$*#)' !  %//$+# !  ')*')(%  !  '%))%$$!  !  ()$## !  $#')#       % #)&*%!#)'( % (($')%$))'. %  (*!%)*'%$)** %  (*%!)*'()$#'+()##!$#(    "( $*(#*"'( "( ()')#*"'( "( %()'#!!$- .% "(  "!$- L204 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 3/16" = 1'-0", 1:0.50 FIFTH FLOOR HARDSCAPE PLAN 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com K AA D esign G roup 213 FFE +11.30' FFE +12.71' FFE +11.88' FFE +12.96' FFE +12.96' FFE +11.30' FFE +12.71'12UP2R@(41/2")1T@(1'-1/2")20'-0"10'-0" 4'-0"S.Y.SETBACK10'-0"REARYARDSETBACK10 '-0"REARYAR D SET BACK 4'-0"S.Y.SETBACK P.C.+10.94' P.C.+66.05' P.C.+32.50' (E) WALLTOBERE-CLADEDINSTONEVENEER ELEV.SHELL STREET W A YL A N E GOLDENRODAVE. OCE ANBLV D. (ABOVE ATFIFTH F L O O R L E V EL) POOL ABOVE (E) GARAGE B101 (E) GARAGE A 102 HALL107123456789101112131415 16UP 16R@(9")15T@(10")10'-0" 10'-0"20'-0"18'-0"9'-0"9'-0"12UP222R22@@(441//2")1T1@(11'-1/2")ELEV.VV ((E))GARARRGEB101 HALAAL107 10'-0" 10'-0"20'-0"18'-0"9'-0"9'-0"20'-0"10'-0" ((E))GARARRGEAA 102 3"10'-0"FRONTYARDSETBACKP.C.+67.53' P.C.+24.25' T.O.W.+24.25' T.O.W.+20.71' (50) (45) (40) (55) (60) (65) (35) (30) (25) (30) PROPERTY LINEPROPERTYLINE PROPERTYLINE SETBACK LINE SETBACKLINE SETBACKLINE SE TBAC K L INE SETBACKLINESETBACKLINEPROPERTYLINE PROPERTYLINE PROPERTYLINE SETBACKLINE PROPERTYLINESETBACKLINEPROPE R TY LINE PROPERTYLINEPROPERTYLINESETBACKLINESETBACKLINE(20) (15) (E) ELECTRICAL 105 (E) TRASH 104 (E) STAIR 103 POOL&SPA MECHANICAL ROOM106 ELEV.MECH. ROOM 109 ELEV. VEST. 108 N02'4'8' P.C.XXX.XX SETBACKLINE (PRIMARY) SETBACKLINE (SECONDARY) XXX.XX'NXoX' X" W PROPERTYLINECOORDINATES PROPERTYLINE PROPERTYCORNER PROPERTYLEGEND 1% NOTE:ALL HARDSCAPE, PLANTING AREA, DECK, AND ROOF DRAINS TO BE CONNECTED TO APPROVED SYSTEM SUBSURFACETURFDRAIN 4"ATRIUMDRAIN AREADRAIN:6"SQUARE BRONZE DRAINTILE SEWERCLEANOUT&BACKWATERVALVE TRENCHDRAIN STORMWATERDISCHARGE SLOPETODRAIN SLOTDRAIN DRAINAGELEGEND L300 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright2021 SP,RH,EB 06/14/2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 3/16" =1'-0",1/4" =1'-0" FIRST FLOOR LAYOUT PLAN 2741 OCEAN BLVD CORONA DEL MAR CA92625USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com K AA D esign G roup 214 1234567UP7R@(67/8")6T@(1'-1") OPENTOABOVE10'-0"RE ARYARDSETB ACK P.C.+67.53' P.C.+10.94' P.C.+66.05' F.S.+24.25' F.S.+20.25' F.S.+20.25' F.G.+19.00'F.S.+20.00' F.G.+21.96' +38.21'+38.21'+38.21' PIZZAOVEN BUILT-INSEATING (E)T.O.W.+23.63' (E)T.O.W.+23.63' (E)T.O.W.+23.63 EXISTINGWALLTOREMAIN EXISTINGWALLTOREMAIN EXISTINGWALLTOREMAIN EXISTINGWALLTOREMAIN EXISTINGWALLTOREMAIN EXISTINGWALLTO REMAIN EXISTINGWALLTOREMAIN EXISTINGWALLTO REMAIN EXISTINGWALLTO REMAIN EXISTINGWALLTO REMAIN PLANTER WALL SEEARCH.PLANS, AE120-AE150,FOR EXISTINGDEVELOPMENT. 1 1 P.A.DNUP POOL DECK 18R@(63/32")17T@(1-3")SHELL STREET W A YL A N E GOLDENRO DAVE . OCE ANBLV D. (ABOVE ATFIFTH F L O O R L E V EL) (UNDER SEPARATEPERMIT) POOL BATH207 POOL POOL STORAGE208 MECHANICAL SPACE204 MECH. VEST.203 VEST202 STAIR HALL 200 COVERED TERRACE202 ELEV. VEST. 201 ELEV VEST 201 F.S.+29.80'1%1%1%1%1%1%1% 1 %1% 1%1%2%12345678910111213141516UP 16R@(9")15T@(10")12345678UP 8R@(73/8")7T@(11")1234567UP 7R@(71/4")6T@(11")ELEV. CRAWL SPACE OPENTOABOVE UP 18R@(63/32")17T@(1-3") POOLSTORARRGE208 MECHANAAICALA SPAPPCE204 MECH.VEST.203 STATTIRHALAL 200 ELEV VEST 201ELEV.VV CRARRWAALWW SPAPPCE POOL BATAAH207 3'-6"3'-6"4'-0"S.Y.SETBACK 4'-0"S.Y.SETBACK10'-0"REARYARDSETBACK10'-0"FRONTYARDSETBACKP.C.+24.25'P.C.+32.50' F.S.+19.25' F.S.+24.25' F.S.+34.61' SCULPTURE NOOK CONCRETEWALL W/STONEVENEER (E)T.O.W.+23.63' T.O.W.+27.78' T.O.W.+34.61' (E)T.O.W.+24.25' (E)T.O.W.+27.88' T.O.P.+28.29' (E)T.O.W.+24.25' HEDGE T.O.W.+29.80' T.O.W.+20.13' (E)T.O.W.+23.63' T.O.W.+27.78' T.O.R.+27.75' SEESHEETA760FORGUARDRAILDETAILS(TYP.) (E)T.O.W.+20.25' (E)T.O.W.+24.25' T.O.P.+28.29' (E)T.O.W.+24.25' T.O.P.+28.29' T.O.R.+27.75'T.O.W.+35.86' T.O.W.+31.86' (N)RETAININGWALL SLOPESWITHTHENEIGHBOR'SGRADE (E)STAIR 2%MIN. SEECIVIL ENGINEERDRAWINGSFORALLDRAINAGE INFORMATION (TYP.) T.O.W.+27.08'T.O.W.+27.08' SEECIVIL ENGINEERDRAWINGSFORGRADING&DRAINAGEINFORMATION (TYP.) 2% SEECIVIL ENGINEERDRAWINGSFORALLDRAINAGEINFORMATION(TYP.) T.O.R.+/-25.00' T.O.R.+/-27.57' BUILT-IN FIRE PIT BUILT-INFIREFEATURE T.O.+26.25' T.O.FIRE PIT +21.58' T.O.W.+19.02' (E)T.O.W.+21.13' T.O.W.+41.50' T.O.W.+29.80' T.O.W.+27.78' T.O.W.+22.92' GT-04 (N)RETAININGWALL SLOPESWITHTHENEIGHBOR'SGRADE T.O.R.+27.75' (E)T.O.W.+24.25'(E)T.O.W.+24.25' P.A. REMODEL &ADDITION TO ANEXISTING5- STORY SFD SPA UPPER SPATERRACE (35) (30) (30) (25) F.S.+24.25' P.A. P.A. P.A. (25) (40) P.A. (UNDERSEPARATEPERMIT) P.A. P.A. P.A. PROPERTY LINEPROPERTYLINE PROPERTYLINE SETBACK LINE SETBACKLINE SETBACKLINE SE TBAC K L INE SETBACKLINESETBACKLINEPROPERTYLINE PROPERTYLINE PROPERTYLINE SETBACKLINE PROPERTYLINESETBACKLINEPROPE R TY LINE PROPERTYLINEPROPERTYLINESETBACKLINESETBACKLINE(20) (15) ALIGN ALIG NOUTDOORROOM 206 1% NOTE:ALL HARDSCAPE, PLANTING AREA, DECK, AND ROOF DRAINS TO BE CONNECTED TO APPROVED SYSTEM SUBSURFACETURFDRAIN 4"ATRIUMDRAIN AREADRAIN:6"SQUARE BRONZE DRAINTILE SEWERCLEANOUT&BACKWATERVALVE TRENCHDRAIN STORMWATERDISCHARGE SLOPETODRAIN SLOTDRAIN DRAINAGELEGEND N02'4'8' P.C.XXX.XX SETBACKLINE (PRIMARY) SETBACKLINE (SECONDARY) XXX.XX'NXoX' X" W PROPERTYLINECOORDINATES PROPERTYLINE PROPERTYCORNER PROPERTYLEGEND L301 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright2021 SP,RH,EB 06/14/2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 3/16" =1'-0",1/4" =1'-0" SECOND FLOOR LAYOUT PLAN 2741 OCEAN BLVD CORONA DEL MAR CA92625USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com K AA D esign G roup 215 123456789101112131415UP 15R @ (7 3/ 1 6 ") 14T@(10 3 /4 ") OPENTOBELOW WDR3'-6"10 '-0"REARYAR D SET BACK 10'-0"REARYARDSETBACKP.C.+10.94' P.C.+66.05' P.C.+24.25' P.C.+32.50' F.G.+38.46' (N)RETAININGWALLSLOPESWITHTHENEIGHBOR'SGRADE SEE ARCH.PLANS, A E120 -AE150,FOR E X I STINGDEVELOPM E N T. S EE L 301 FOR SE COND-FLO OR L AYOUT PLAN.UP DN P.A. P.A. P.A. 18R@(63/32")17T@(1-3")SHELL STREET W A YL A N E GOLDENRODAVE. OCE ANBLV D. (ABOVE ATFIFTH F L O O R L E V EL) MECH.311 BEDROOM03 308 CLOSET 03310 LAUNDRY309 HALL301 STAIR HALL300 WINE CABINET 313 GYM303 GYMSTORAGE 304 (N) BALCONY(N) BALCONY GAMEROOM306 VEST.302 BATH 03 307 1%1%1234567UP 7R@(71/4")6T@(11")ELEV. OPENTOBELOW WDRUP DNNNN 18R@(63/32")17T@(1-3") MECH.311 BEDROOM03 308 CLOSET03310 LALLUAANDRYYRR309 HALAAL301 STATTIRHALAAL300 WWINECABINET 313 GYGGM303 GYGGMSTORARRGE 304 GAMEROOM306 VVEST.302 BATAAH03 307 ELEV.VV 12345UP 5R@(711/16") 4T@(11") 3'-6"3'-6"3'-6"4'-0"S.Y.SETBACK 4'-0"S.Y.SETBACK 10'-0"FRONTYARDSETBACKP.C.+67.53' F.S.+38.46' F.S.+34.61'T.O.W.+41.50' T.O.W.+41.50' T.O.P.+42.90' T.O.P.+42.90' T.O.P.+42.90' T.O.P.+42.90' T.O.W.+34.61' T.O.W.+41.50' HEDGE T.O.R.+41.96' T.O.W.+46.75' T.O.W.+43.17' T.O.W.+39.96' SEESHEETL301FORSECONDFLOOR LAYOUTPLAN 2% GROTTO BUILT-INSEATING SEE L 301FORSECOND-FLOOR L AYOUTPLAN. GARDEN TERRACE P.A. (50) (45) (40) (55) (60) (65) (35) P.A. P.A. PROPERTY LINEPROPERTYLINE PROPERTYLINE SETBACK LINE SETBACKLINE SETBACKLINE SE TBAC K L INE SETBACKLINESETBACKLINEPROPERTYLINE PROPERTYLINE PROPERTYLINE SETBACKLINE PROPERTYLINESETBACKLINEPROPE R TY LINE PROPERTYLINEPROPERTYLINESETBACKLINESETBACKLINEGYMTERRACE305 POWDER 312 N0 2'4'8' P.C.XXX.XX SETBACKLINE (PRIMARY) SETBACKLINE (SECONDARY) XXX.XX'NXoX' X" W PROPERTYLINECOORDINATES PROPERTYLINE PROPERTYCORNER PROPERTYLEGEND 1% NOTE:ALL HARDSCAPE, PLANTING AREA, DECK, AND ROOF DRAINS TO BE CONNECTED TO APPROVED SYSTEM SUBSURFACETURFDRAIN 4"ATRIUMDRAIN AREADRAIN:6"SQUARE BRONZE DRAINTILE SEWERCLEANOUT&BACKWATERVALVE TRENCHDRAIN STORMWATERDISCHARGE SLOPETODRAIN SLOTDRAIN DRAINAGELEGEND L302 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright2021 SP,RH,EB 06/14/2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 3/16" =1'-0",1/4" =1'-0" THIRD FLOOR LAYOUT PLAN 2741 OCEAN BLVD CORONA DEL MAR CA92625USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com K AA D esign G roup 216 123456789101112131415UP 15 R@ ( 73/16") 14 T @( 10 3 /4") UP OPENTOBELOW UP (53) (52) P.A.3'-6"4'-0"S.Y.SETBACK 10 '-0"REARYAR D SET BACK 4'-0"S.Y.SETBACK10'-0"REARYARDSETBACK10'-0"FRONTYARDSETBACKP.C.+67.53' P.C.+10.94' P.C.+66.05' P.C.+24.25' P.C.+32.50' F.S.+48.04' F.S.+55.25' 1%1%1%1%1%SEE ARCH.PLANS, A E120 -AE150,FOR E X I STINGDEVELOPM E N T. S EE L 302 FOR T H IR D FLOOR LAYOUT PLAN. P.A. UPPER SPATERRACEBELOW P.A. P.A. 21R@(629/64")20T@(1-3")SHELL STREET W A YL A N E GOLDENRODAVE. OCE ANBLV D. (ABOVE ATFIFTH F L O O R L E V EL) CLOSET 02 415 STAIR HALL 400 HALL 410 MASTER BATH TERRACE421 LINEN 409 BATH 01 413 (E) BEDROOM02414(E) BEDROOM01411 PRIMARY CLOSET 405 PRIMARY HALL401 PRIMARY BEDROOM 407 PRIMARYBATH 403 CLOSET 01 412 BATH 02 416 CRAWL SPACE (N) BALCONY (N) BALCONY 1%1%1 2 UP2R@(6")1T@(11 ") UP DN ELEV. UP OPENTOBELOW 21R@(629/64")20T@(1-3") CLOSET02 415 STATTIRHALAAL 400 HALAAL 410 LINEN 409 BATAAH01 413 ((E))BEDROOM02414((E))BEDROOM01411 PRIMARYRR CLOSET 405 PRIMARYRRHALAAL401 PRIMARYRRBEDROOM 407 PRIMARYRRBATAAH 403 CLOSET01 412 BATAAH02 416 CRARRWAAL SPAPPCE UP DNNN ELEV.VV 1 2UP2R@(6") 1T@ (11")123456789101112UP 12R @(7 3/1 6") 11T @(11 ")1/2"1/2"(E) 7 /8"(E)3'-11 1 /8" 3'-6" 3'-6" F.S.+56.75' T.O.P.+52.48' T.O.P.+52.48' T.O.W.+57.00' OUTLINE OFTHEAREABELOW T.O.R.+51.06' T.O.R.+51.54' T.O.W.+51.25' T.O.W.+46.75' PLANTER WALL(TYP.) (N)RETAININGWALL SLOPESWITHTHENEIGHBOR'SGRADE SEECIVILDRAWINGSFORALLDRAINAGEINFORMATION (TYP.) OUTLINE OFTHEAREABELOWSEESHEETL302FOR THIRDFLOOR LAYOUTPLAN SEESHEETL304FORFIFTH FLOOR LAYOUTPLAN FIREPLACE,SEESHEETA770FORDETAILS T.O.W.+60.50' T.O.W.+56.47' T.O.W.+56.47' (50) (50) P.A. P.A. PROPERTY LINEPROPERTYLINE PROPERTYLINE SETBACK LINE SETBACKLINE SETBACKLINE SE TBAC K L INE SETBACKLINESETBACKLINEPROPERTYLINE PROPERTYLINE PROPERTYLINE SETBACKLINE PROPERTYLINESETBACKLINEPROPE R TY LINE PROPERTYLINEPROPERTYLINESETBACKLINESETBACKLINE(55) (55) (56)(56) (57) (54) MASTERTERRACE417 PRIMARY BEDTERRACE 422 N0 2'4'8' P.C.XXX.XX SETBACKLINE (PRIMARY) SETBACKLINE (SECONDARY) XXX.XX'NXoX' X" W PROPERTYLINECOORDINATES PROPERTYLINE PROPERTYCORNER PROPERTYLEGEND 1% NOTE:ALL HARDSCAPE, PLANTING AREA, DECK, AND ROOF DRAINS TO BE CONNECTED TO APPROVED SYSTEM SUBSURFACETURFDRAIN 4"ATRIUMDRAIN AREADRAIN:6"SQUARE BRONZE DRAINTILE SEWERCLEANOUT&BACKWATERVALVE TRENCHDRAIN STORMWATERDISCHARGE SLOPETODRAIN SLOTDRAIN DRAINAGELEGEND L303 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright2021 SP,RH,EB 06/14/2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 3/16" =1'-0",1/4" =1'-0" FOURTH FLOOR LAYOUT PLAN 2741 OCEAN BLVD CORONA DEL MAR CA92625USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com K AA D esign G roup 217 P.A.12345UP 5R@(69/16")4T@(1'-2")1234567891011UP11R@(61/8") 10T@(1'-2") 1 2 3 UP 3R@(5")2T@(1'-1/2")123UP RE F R R R R 5'-0" 4'-3" 4'-3" 10 '-0"REARYAR D SET BACK 10'-0"REARYARDSETBACK10'-0"FRONTYARDSETBACK4'-3"P.C.+67.53' P.C.+10.94' P.C.+66.05' P.C.+24.25' P.C.+32.50' F.S.+66.11'F.S.+57.75'F.S.+57.79' (E)F.S.+67.53' F.S.+60.51' (E) F.S.+67.39' (E) F.G.+66.87' (E) F.G.+61.48' (E) F (E) F.G.+59.50' (E) F.G.+63.50' (E) F.G.+59.42' (E) F.G.+64.72'(E) F.G.+62.41' (E) F.G.+62.50' (E) F.G.+61.20' CURB T.O.W.+64.75'T.O.W.+64.75' UP OCE ANBLVD.SHELL STREET W A YL A N E GOLDENRODAVE. 15R@(627/64")14T@(1-3") DINING ROOM502 BATH511 FOYER501 LIVING ROOM503 OFFICE 512 HALL510 PANTRY 505 HALL 506 POWDER ROOM 5081%1%1%5%2%5%5% 1 2 UP2R@(6")1T@(11")123UP 3R@(5")2T@(1'-41/4")UP FFE +59.17' DN ELEV. 1 2UP2R@(6")1T@(11")123456789101112UP 12R @(7 3/1 6") 11T @(11 ") 1 2 3 UP 333RRR@@@@@@(((555""")))222TTT@@@(((111111'-111///2222222))) RE F R R R R 15R@(627/64")14T@(1-3") DININGROOM502 BATAAH511 FOYERR501 LIVINGROOM503 OFFICE 512 HALAAL510 PAPPNAATRYYRR 505 HALAAL 506 POWDER ROOM 508123UP3R@@@(5")2T@@@(1'-41/4")UUUUPPP FFE+59.17' DNN ELEV.VV 1 2 3 UP 3R@(55/16") 2T@(11")1/2"1/2" 3'-6 "3'-6" 3'-6" 4'-0"S.Y.SETBACK 4'-0"S.Y.SETBACK FFE +57.83' F.S.+56.75' F.G.+67.53' F.G.+67.53' (E) F.G.66.94' (E) F.G.+62.40' (E) F.G.+60.00' (E) F.G.+66.97' (E) F.G.+64.26' T.O.P.+70.44' T.O.W.+66.27' T.O.W.+66.60 T.O.P.+70.44' T.O.W.+60.50' T.C.+66.65'F.S.+65.91' T.C.+65.99' F.S.+65.42' OUTLINE OFTHEAREABELOW OUTLINE OFTHEAREABELOWSEESHEETL303FOR FOURTH FLOOR LAYOUTPLAN T.C.+67.47'F.S.+67.01' SEESHEETA760FORGUARDRAILDETAILS(TYP.) T.O.G.+63.50' T.O.W.+61.50' T.O.W.+51.25' T.O.W.+54.00' PLANTER WALL (N)RETAININGWALLSLOPESWITHTHENEIGHBOR'SGRADE SEECIVIL ENGINEERDRAWINGSFORALLDRAINAGEINFORMATION (TYP.) SEECIVIL DRAWINGSFORGRADING&DRAINAGEINFORMATION (TYP.) WALL-MOUNTED CONDENSERSPERMEP (TYP.) T.O.W.+60.50' FIREPLACE,SEESHEETA770FORDETAILS T.O.F.+70.11' T.O.W.+65.75'T.O.R.+70.10' T.O.G.+70.11' T.O.R.+69.61' T.C.+67.24' T.O.P.+70.44' T.O.R.+70.07' WALLDIESINTOSLOPE T.O.R.+57.50' S EE ARCH.PLANS, A E120 -AE150,FOR EXI STING DEV ELOPM E N T. SEE L303 F OR THIRD FLOO R LAYOUT PLAN.T.O.P.+65.24' T.O.W.+64.50' T.O.W.+63.70'T.O.W.+66.11' P.A. P.A. P.A. P.A. P.A. P.A. P.A. (54) (62) P.A. (50) (49) (48) (47) (51) (52) (53) (54) (60) (61) (66) P.A. P.A. P.A. P.A. P.A. P.A. PROPERTY LINEPROPERTYLINE PROPERTYLINE SETBACK LINE SETBACKLINE SETBACKLINE SE TBAC K L INE SETBACKLINESETBACKLINEPROPERTYLINE PROPERTYLINE PROPERTYLINE SETBACKLINE PROPERTYLINESETBACKLINEPROPE R TY LINE PROPERTYLINEPROPERTYLINESETBACKLINESETBACKLINEP.A. P.A. (65) (60) (55) (61) (60) (62)(63) (64)P.A. (59) (58) (55) (56) (57) (56) (57) (58) (59) (60) P.A. (61) (62)6057585961 60 59 58 65 6166 65 (63) (65) DINING TERRACE515 LIVING ROOMTERRACE514 OFFICE TERRACE 513 ENTRY500 KITCHEN504 KITCHENBALCONY N02'4'8' P.C.XXX.XX SETBACKLINE (PRIMARY) SETBACKLINE (SECONDARY) XXX.XX'NXoX' X" W PROPERTYLINECOORDINATES PROPERTYLINE PROPERTYCORNER PROPERTYLEGEND 1% NOTE:ALL HARDSCAPE, PLANTING AREA, DECK, AND ROOF DRAINS TO BE CONNECTED TO APPROVED SYSTEM SUBSURFACETURFDRAIN 4"ATRIUMDRAIN AREADRAIN:6"SQUARE BRONZE DRAINTILE SEWERCLEANOUT&BACKWATERVALVE TRENCHDRAIN STORMWATERDISCHARGE SLOPETODRAIN SLOTDRAIN DRAINAGELEGEND L304 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright2021 SP,RH,EB 06/14/2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 3/16" =1'-0",1/4" =1'-0", 1'=1'-0" FIFTH FLOOR LAYOUT PLAN 2741 OCEAN BLVD CORONA DEL MAR CA92625USA 07/12/22 architectsevens date submittal 08/26/22 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 Progress Planning Set CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com K AA D esign G roup 218 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed toothers without the prior written consent of KAA DesignGroup, Inc. All rights reserved. © Copyright 2021 VELOCITY IRRIGATION 03 / 07 / 2023printed: drawn by: scale: sheet: proj. no. project: drawing issue dates / revisions: copyright: Date Submittal     19103 2741 OCEAN RESIDENCE 2741 OCEAN BLVD CORONA DEL MARCA 92625 USA L400 IRRIGATION SCHEDULES N/A 1-800 227-2600 TWO WORKING DAYS BEFORE YOU DIG Underground Service Alert CALL TOLL FREE:CALLB E FORE YOU DIG2 1/2" SLEEVE 3" SLEEVE 4" SLEEVE 8" SLEEVE 6" SLEEVE 1 1/4" SLEEVE 1 1/2" SLEEVE 2" SLEEVE 12" SLEEVE N/A 1-8 WIRES 9-16 WIRES 55-100 WIRES 27-38 WIRES 39-54 WIRES N/A 100+ WIRES 17-26 WIRES 1 1/4" PIPE 3" PIPE 1 1/2" PIPE 4" PIPE 6" PIPE 2" PIPE 1" PIPE 3/4" PIPE 1/2" PIPE SCH 40 PVC SLEEVING CHART 1 1/4" PIPE 8" PIPE 4" PIPE6" PIPE 2 1/2" PIPE 1 1/2" PIPE2" PIPE 3" PIPE 1" PIPE3/4" PIPE LATERAL PIPE SIZING MANUFACTURER / MODEL NUMBER SIZE DETAILSYMBOL EQUIPMENT LEGEND FEBCO LF825YA SERIES REDUCED PRESSURE BACKFLOW PREVENTER - INSTALL IN 'OUT OFVIEW' LOCATION - WITH REGULATOR AND STRAINER PER DETAIL - PER ALL LOCAL CODES 3/4" ABP SUPERIOR 3200-100 SERIES NORMALLY CLOSED BRASS MASTER CONTROL VALVE B1" FLOMEC QS-200-10 ULTRASONIC FLOW SENSOR IN SCH 80 PVC TEE C1" MV FS UF DIRECT BURIAL CONTROL WIRE WITH WATERPROOF CONNECTIONS 14 GA UFNOT SHOWN F C 24 STATION D HUNTER SOLAR SYNC WIRELESS ET SENSOR / RAIN SENSOR FOR 'SMART' OPERATION N/A E NIBCO T-580-70 TWO-PIECE BRONZE BALL VALVE - FULL PORT LINE SIZE HUNTER HQ-33D-LRC QUICK COUPLING VALVE WITH LOCKING YELLOW VINYL COVER 3/4" G H HUNTER ICZ-101-LF-40 ELECTRIC CONTROL DRIP VALVE ASSEMBLY WITH 1" ICV VALVE AND 1"PRESSURE REGULATING FILTER (PRESSURE REGULATOR IS 40 PSI AND FILTER IS 150 MESH)1"J PURPLE SCH 40 PVC PIPE SLEEVING - EXTEND 6" PAST EDGE OF HARDSCAPE - 18" MIN. COVER CHART SIZE L CHART SIZE LPURPLE SCH 40 PVC WIRE SLEEVING - EXTEND 6" PAST EDGE OF HARDSCAPE - 18" MIN. COVER LOT WATER METER - VERIFY IN THE FIELD AND ADJUST AS NECESSARY 3/4" N/A 1"KBRASS OR COPPER IRRIGATION LINE BETWEEN WATER METER AND POC EQUIPMENT PURPLE SCH 40 PVC NON-PRESSURE LATERAL LINE - 12" MINIMUM COVER CHART SIZE K HUNTER ICV-101G-FS ELECTRIC CONTROL VALVE WITH FILTER SENTRY / FLOW CONTROL 1"I M HUNTER A2C-1200-SS + (2) A2M-200 + A2C-WIFI AUTOMATIC WEATHER-BASED CONTROLLERWITH ET / RAIN SENSOR LISTED BELOW - WALL MOUNT - DETERMINE FINAL LOCATION IN FIELD ET HUNTER 'ROAM' REMOTE CONTROL SYSTEM - PROVIDE TO OWNER / MAKE AVAILABLE FOR ALL INSPECTIONSNOT SHOWN 1"KSCH 40 PVC IRRIGATION MAINLINE (1 1/2" AND SMALLER) - 18" MINIMUM COVER NETAFIM TLHCVXR-RW7-12xx DRIP LINE TUBING WITH 0.77 GPH EMITTERS AT 12" O.C. - ROWS OF TUBING AT 12"-14" O.C. - BURY TUBING 2"-3" DEEP - STAPLE DOWN BEFORE BACKFILL - CHECK VALVE+COPPER M/N/O FIELD FABRICATED MANUAL FLUSH VALVE / OPERATION INDICATOR 1/2" O RAIN BIRD 1806-SAM-PRS SPRINKLER WITH RAIN BIRD SQ-HLF NOZZLE - 2 PER TREE 0.2 GPM P SPARE WIRE STUB-OUT - LOCATE (2) 14 UF WIRES IN VALVE BOX - SEPARATE COLOR THAN ALL OTHER WIRES QSW POINT OF CONNECTIONMAKE IRRIGATION POINT OF CONNECTION AT LOT WATER METER. VERIFY EXACT LOCATION IN THE FIELD AND ADJUST AS NECESSARY. INSTALLSHUT-OFF VALVE AT POC FOR IRRIGATION SYSTEM ISOLATION. INSTALL REDUCED PRESSURE BACKFLOW PREVENTER DOWNSTREAM OFSHUT-OFF VALVE PER ALL LOCAL CODES. FINAL BACKFLOW PREVENTER LOCATION TO BE APPROVED IN THE FIELD BY THE OWNER OR AUTHORIZED REPRESENTATIVE. PIPING BETWEEN THE WATER METER AND THE BACKFLOW PREVENTER ASSEMBLY TO BE COPPER OR BRASSSIZED THE SAME AS THE MAINLINE SIZE DOWNSTREAM OF THE POC EQUIPMENT. INSTALL PRESSURE REGULATOR WITH BACKFLOWPREVENTER IF STATIC PRESSURE IS GREATER THAN 100 PSI. EXTEND 1" MAINLINE FROM BACKFLOW PREVENTER TO SYSTEMS AS SHOWN ONTHE PLANS. INSTALL MASTER VALVE DOWNSTREAM OF BACKFLOW PREVENTER AND WIRE TO CONTROLLER PER MANUFACTURER'SDIRECTIONS. INSTALL FLOW SENSOR DOWNSTREAM OF MASTER VALVE AND WIRE TO CONTROLLER PER MANUFACTURER'S DIRECTIONS.MAXIMUM DEMAND IS 6 GPM. MINIMUM DESIGN PRESSURE AT METER IS 80 PSI. CONTRACTOR SHALL VERIFY STATIC PRESSURE AT METERPRIOR TO START OF WORK AND NOTIFY THE LANDSCAPE ARCHITECT IN WRITING IMMEDIATELY IF A DISCREPANCY IS FOUND. DO NOT PROCEEDWITH ANY IRRIGATION INSTALLATION WORK UNTIL ANY AND ALL WATER SUPPLY AND PRESSURE ISSUES HAVE BEEN RESOLVED. IF STATICPRESSURE IS LESS THAN 80 PSI, CONTACT LANDSCAPE ARCHITECT AND DO NOT PROCEED UNTIL SOLUTION IS DECIDED. IF THE STATIC PRESSURE IS GREATER THAN 100 PSI, INSTALL A PRESSURE REGULATOR WITH THE BACKFLOW PREVENTER. CONTROLLERINSTALL IRRIGATION CONTROLLER OUTSIDE OF POOL EQUIPMENT ROOM AS SHOWN ON THE PLANS. FINAL CONTROLLER LOCATION TO BEAPPROVED IN THE FIELD BY THE OWNER OR AUTHORIZED REPRESENTATIVE. THE IRRIGATION CONTRACTOR SHALL COORDINATE 120V ACPOWER TO THE FINAL CONTROLLER LOCATION WITH GENERAL CONTRACTOR AND/OR ELECTRICAL CONTRACTOR AS NECESSARY, AND PAY ALLASSOCIATED COSTS. THE IRRIGATION CONTRACTOR SHALL MAKE ALL FINAL CONNECTIONS PER LOCAL CODES. MOUNT, GROUND, AND WIREALL THE CONTROL EQUIPMENT PER THE MANUFACTURER'S DIRECTIONS, THESE PLANS, AND PER ALL LOCAL CODES. CONTRACTOR TOPROVIDE TO OWNER A COMPLETE HAND-HELD MAINTENANCE REMOTE CONTROL KIT FOR THE CONTROLLER AS PROVIDED BY THE CONTROLLER MANUFACTURER. WEATHER SENSOR (ET SENSOR / RAIN SHUT-OFF DEVICE)INSTALL THE WEATHER SENSOR IN THE APPROXIMATE LOCATION SHOWN ON THE PLANS. LOCATE AND MOUNT PER MANUFACTURERS'DIRECTIONS. FINAL WEATHER SENSOR LOCATION TO BE DETERMINED IN THE FIELD AND PRE-APPROVED BY THE OWNER AND/OR ARCHITECTPRIOR TO MOUNTING. ENSURE THE SENSOR IS LOCATED WITHIN WIRELESS RANGE OF THE IRRIGATION CONTROLLER. TEST THE SIGNALSTRENGTH OF THE WIRELESS COMMUNICATION PRIOR TO MOUNTING. IT IS SUGGESTED TO NOT USE THE AUTOMATIC ET ADJUSTING FUNCTIONS OF THE CONTROL SYSTEM UNTIL THE PLANT MATERIAL IS FULLY ESTABLISHED.. SLEEVINGMAINLINE AND VALVES MAY BE SHOWN OUTSIDE OF PLANTED AREAS FOR CLARITY ONLY. INSTALL ALL IRRIGATION EQUIPMENT IN ADJACENTPLANTED AREAS EXCEPT WHERE SLEEVING IS SHOWN ON THE PLANS. ALL PIPES AND WIRES THAT MUST RUN UNDER HARDSCAPE TO BESLEEVED IN PVC SLEEVES ACCORDING TO THE LEGEND AND SLEEVING CHART, OR AS NOTED ON THE PLANS. DRIP LINE SYSTEMSSHRUB AREAS AS SHOWN SHALL BE IRRIGATED WITH DRIP LINE IRRIGATION. INSTALL ALL DRIP LINE SYSTEMS PER THE MANUFACTURER'S DIRECTIONS AND RECOMMENDATIONS. CONTRACTORS NOT FAMILIAR WITH DRIP LINE SYSTEM INSTALLATION SHALL CONTACT THEMANUFACTURER'S REPRESENTATIVE PRIOR TO START OF WORK FOR ON-SITE PRODUCT AND INSTALLATION TRAINING. TREE BUBBLERSTREE BUBBLERS TO BE PROVIDED TO ALL NEW TREES (2 EACH) AND / OR AS NOTED ON THE PLANS. ADJUST FINAL LOCATION OF TREEBUBBLERS TO MATCH FINAL TREE PLANTING IN THE FIELD. RELOCATE, ADD, AND / OR REMOVE BUBBLERS AS NECESSARY. GROUNDING RODSTO AVOID CONTACT WITH HIGH VOLTAGE POWER CABLES, GAS LINES, WATER LINES, OR DATA CABLES, PLEASE CONTACT THE OWNER'SREPRESENTATIVE AND 'DIG ALERT' (OR EQUAL) TO IDENTIFY POSSIBLE HAZARDS BELOW THE SURFACE. CONTACT WITH SUCH HAZARDS COULDRESULT IN SEVERE INJURY OR DEATH. CONTRACTOR SHALL PROVIDE WRITTEN PROOF TO OWNER SUCH PREEMPTIVE ACTION WAS TAKENPRIOR TO START OF WORK. IRRIGATION NOTES (AS APPLICABLE) : 1. GENERAL - ALL WORK SHALL BE IN ACCORDANCE WITH APPLICABLE CODES AND THESE PLANS. THE CONTRACTOR SHALL APPLY FOR ALLPERMITS AND PAY SAME.1.A. THE CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONS SHOWN ON THE PLANS AT THE SITE PRIOR TO COMMENCEMENTOF ANY WORK UNDER THIS CONTRACT.1.B. THE CONTRACTOR SHALL CARRY ALL WORKERS COMPENSATION, PUBLIC LIABILITY AND PROPERTY DAMAGE INSURANCE, AS REQUIRED BY THE OWNER AND/OR GOVERNING AGENCY. 2. SCOPE OF WORK - UNLESS OTHERWISE SPECIFIED, THE CONSTRUCTION OF IRRIGATION SYSTEMS SHALL INCLUDE THE FURNISHING,INSTALLING AND TESTING OF ALL POINTS OF CONNECTION, BACKFLOW DEVICES, AND MAINLINE; AND THE FURNISHING AND INSTALLINGOF CONTROLLERS, ELECTRIC CONTROL VALVES, OTHER SPECIFIED VALVES, LATERAL LINES, RISERS AND FITTINGS, SPRINKLER HEADS,AND DRIP LINES; AND EXCAVATION AND BACKFILL AND ALL OTHER WORK IN ACCORDANCE WITH THESE PLANS, DETAILS, AND NOTES. THECONTRACTOR SHALL FURNISH ALL LABOR, MATERIAL, EQUIPMENT PROPERTY, TRANSPORTATION, AND PERFORM ALL OPERATIONSREQUIRED FOR A COMPLETE AND OPERABLE IRRIGATION SYSTEM AS INDICATED ON, OR REASONABLY IMPLIED BY THE DRAWINGS,DETAILS, AND NOTES. INCLUDED AS A PART OF THE IRRIGATION WORK, BUT NOT LIMITED BY IT, ARE THE FOLLOWING:2.A. INSTALL COMPLETE OPERABLE INDEPENDENT IRRIGATION SYSTEMS PER THE PLANS, DETAILS, LEGENDS, AND NOTES.2.B. ALL IRRIGATION WORK SHALL BE GUARANTEED BY THE CONTRACTOR AS TO MATERIAL AND WORKMANSHIP, INCLUDING SETTLING OFBACKFILLED TRENCHES BELOW GRADE FOR A PERIOD OF ONE YEAR FOLLOWING THE DATE OF FINAL ACCEPTANCE OF THE WORK. 3. CHECK AND VERIFY ALL SITE CONDITIONS AND UTILITY LOCATIONS PRIOR TO ANY SITE WORK. IF IT IS FOUND THAT THE SITE VARIESFROM THE DRAWINGS, NOTIFY THE LANDSCAPE ARCHITECT. THE LANDSCAPE ARCHITECT SHALL DECIDE ALL QUESTIONS RELATING TOTHE INTERPRETATION OF THE DRAWINGS AND THE ACCEPTABLE FULFILLMENT OF THE CONTRACT. 4. COORDINATE ALL IRRIGATION WORK WITH PLANTING AND GRADING OPERATIONS TO AVOID ANY CONFLICT WITH PLANTING PITS,DRAINAGE SWALES, ETC. 5. PIPING SHOWN ON THE PLANS IS ESSENTIALLY DIAGRAMMATIC. CONTRACTOR SHALL ROUTE PIPING TO AVOID CONFLICT WITHSTATIONARY ELEMENTS AND IN SUCH A MANNER AS TO CONFORM WITH THE VARIOUS DETAILS AND DESIGN INTENT OF THESE PLANS.WHERE TREES, LIGHT STANDARDS, OR OTHER PHYSICAL OBSTRUCTIONS EXIST, THE PIPING AND SPRINKLER HEAD LOCATIONS SHALL BE ADJUSTED AND / OR RELOCATED AS NECESSARY TO OBTAIN FULL COVERAGE WITH MINIMAL OVER SPRAY. 6. THE CONTRACTOR SHALL AT ALL TIMES PROTECT HIS WORK FROM DAMAGE AND THEFT AND REPLACE ALL DAMAGED OR STOLEN PARTSAT HIS EXPENSE UNTIL THE WORK IS ACCEPTED IN WRITING BY THE OWNER AND/OR GOVERNING AGENCY. 7. EXTREME CARE SHALL BE EXERCISED IN EXCAVATING AND WORKING NEAR EXISTING UTILITIES. CONTRACTOR SHALL VERIFY THELOCATION AND CONDITION OF ALL UTILITIES AND BE RESPONSIBLE FOR ANY DAMAGE. CONTRACTOR SHALL CONTACT UNDERGROUNDSERVICE ALERT A MINIMUM OF TWO WORKING DAYS PRIOR TO DIGGING. 8. THE CONTRACTOR SHALL KEEP THE PREMISES CLEAN AND FREE OF EXCESS EQUIPMENT, MATERIALS, AND RUBBISH INCIDENTAL TO HISWORK. 9. THE IRRIGATION DESIGN IS BASED ON THE METER AND/OR POINT OF CONNECTION SIZE AND WATER PRESSURE INDICATED ON THEWATER SOURCE / POINT OF CONNECTION NOTE ON THE PLANS. CONTRACTOR SHALL VERIFY THE PRESSURE PRIOR TO CONSTRUCTION.SHOULD A DISCREPANCY EXIST, NOTIFY THE LANDSCAPE ARCHITECT PRIOR TO BEGINNING CONSTRUCTION. DO NOT PROCEED WITHANY IRRIGATION INSTALLATION WORK UNTIL ANY AND ALL WATER SUPPLY AND PRESSURE ISSUES HAVE BEEN RESOLVED. 10. CONTRACTOR SHALL MAKE POINT(S) OF CONNECTION (POC) AS NOTED ON THE PLANS. ALL FEES AND LOCAL REQUIREMENTS SHALL BETHE RESPONSIBILITY OF THE LANDSCAPE CONTRACTOR. 11. IRRIGATION CONTRACTOR SHALL COORDINATE 120V AC POWER TO FINAL CONTROLLER LOCATION WITH GENERAL CONTRACTOR AND/ORELECTRICAL CONTRACTOR AS NECESSARY. IRRIGATION CONTRACTOR SHALL PAY ALL ASSOCIATED FEES FOR ELECTRICAL SERVICE.IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING ALL FINAL CONTROLLER CONNECTIONS PER LOCAL CODES. 12. CONTRACTOR SHALL PROVIDE ALL EQUIPMENT REQUIRED TO PERFORM A MAINLINE PRESSURE TEST. THE HYDROSTATIC TEST SHALLHOLD A MINIMUM OF 150 PSI FOR 3 HOURS OR MORE. CONTRACTOR SHALL CONTACT THE OWNER'S REPRESENTATIVE A MINIMUM OF 48HOURS IN ADVANCE OF THE TEST FOR CERTIFICATION. 13. CONTRACTOR SHALL THOROUGHLY FLUSH THE ENTIRE MAINLINE PRIOR TO INSTALLING REMOTE CONTROL VALVES. ALL LATERAL LINESSHALL BE COMPLETELY FLUSHED PRIOR TO INSTALLING HEADS AND NOZZLES. FOR DRIP SYSTEMS, ALL PIPING / TUBING DOWNSTREAMOF THE CONTROL VALVE SHALL BE THOROUGHLY FLUSHED PRIOR TO 'CLOSING' SYSTEM (FOR GRID SYSTEMS), OR BEFORE INSTALLINGFLUSH VALVES. 14. ALL WIRES SHALL BE SOLID COPPER, PLASTIC INSULATED, U.F. DIRECT BURIAL WIRE. ALL COMMON WIRE SHALL BE AWG #12 WHITE; ALLCONTROL WIRES SHALL BE AWG #14 RED OR BLACK. CONTROLLERS SHALL HAVE SEPARATE COLOR CODED COMMON WIRES ANDCONTROL WIRES WHEN TWO OR MORE CONTROLLERS ARE ON THE PROJECT. 15. ALL CONTROL WIRES AND IRRIGATION PIPING THAT RUNS UNDER HARDSCAPE / PAVING SHALL BE ENCASED IN PVC SLEEVES PER THELEGEND. SLEEVES SHALL BE SIZED ACCORDING TO THE SLEEVING CHART ON THE PLANS. SLEEVES SHALL BE STRAIGHT RUNS OF PVC PIPE WITH NO FITTINGS INSTALLED UNDER HARDSCAPED AREAS. IF WIDTH OF HARDSCAPE EXCEEDS A FULL LENGTH OF PIPE, USEBELLED END CONNECTION OR COUPLER WITHIN SLEEVE, ENSURING SLEEVE IS LARGE ENOUGH FOR THE ADDED DIAMETER OF THECONNECTION. 16. THE FINAL LOCATION FOR CONTROL VALVES AND QUICK COUPLERS SHALL BE APPROVED IN THE FIELD BY THE LANDSCAPE ARCHITECTOR THE OWNER'S AUTHORIZED REPRESENTATIVE. ALL VALVES AND QUICK COUPLERS SHALL BE LOCATED IN SHRUB AREAS WHEREVERPOSSIBLE. 17. THE CONTRACTOR SHALL HEAT BRAND VALVE NUMBERS OR OTHER MARKINGS AS CALLED FOR IN THE IRRIGATION DETAILS ON INSIDE AND OUTSIDE OF ALL VALVE BOX LIDS. 18. ALL BRASS OR GALVANIZED CONNECTIONS SHALL BE COATED WITH TEFLON TAPE OR APPROPRIATE PIPE JOINT COMPOUND. ALL PVC TOPVC THREADED CONNECTIONS SHALL BE COATED WITH TEFLON TAPE. NO PIPE DOPE IS ALLOWED AT VALVE OR SPRINKLER HEADCONNECTIONS. ANY PVC TO METAL CONNECTIONS SHALL BE MADE WITH A MALE THREADED PVC FITTING AND A FEMALE THREADEDMETAL FITTING. 19. ALL PVC SOLVENT-WELD CONNECTIONS SHALL BE MADE WITH SOLVENT-WELD MATERIALS AS RECOMMENDED BY THE PIPEMANUFACTURER. SOLVENT-WELD PRIMER SHALL BE APPLIED AT ALL CONNECTIONS. 20. LOW HEAD DRAINAGE WILL NOT BE ALLOWED. CONTRACTOR TO DETERMINE IN THE FIELD WHICH HEADS DRAIN AFTER THE VALVE ISSHUT OFF. CONTRACTOR SHALL PROVIDE AND INSTALL ADDITIONAL IN-LINE CHECK VALVES AS NEEDED AT NO ADDITIONAL COST TO THEOWNER. 21. ALL PRESSURE SUPPLY LINES AND CONTROL WIRES TO HAVE 18"-24" MINIMUM COVER. ALL LATERAL LINES TO HAVE 12" MINIMUM COVER.FOR RECYCLED WATER SYSTEMS, PIPE DEPTH TO BE DETERMINED BY THE LOCAL GOVERNING AGENCY. 22. MAINLINE AND WIRE SLEEVING TO HAVE 24" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. MAINLINE ANDWIRE SLEEVING UNDER ALL VEHICULAR ACCESS WAYS TO HAVE 36" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATEBASE. LATERAL LINE SLEEVING TO HAVE 12" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. LATERAL LINESLEEVING UNDER ALL VEHICULAR ACCESS WAYS TO HAVE 36" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE.CONTRACTOR SHALL INSTALL SLEEVING UNDER ALL HARDSCAPE 36" WIDE OR GREATER. DUE TO GRAPHIC CLARITY, NOT ALL SLEEVESMAY BE SHOWN ON THE PLANS. CONTRACTOR SHALL INSTALL ALL SLEEVING PRIOR TO HARDSCAPE AND PAVING INSTALLATION. 23. THE RADIUS OF EACH HEAD IS TO BE ADJUSTED SO THAT HEAD-TO-HEAD COVERAGE IS MAINTAINED, BUT OVER SPRAY ON BUILDINGS,WALKS, WALLS, AND OTHER HARD SURFACES IS MINIMIZED. THIS SHALL INCLUDE, BUT NOT BE LIMITED TO USING THE BEST NOZZLERADIUS AND PATTERN, USING PRESSURE COMPENSATING DEVICES FOR NOZZLES, USING ADJUSTABLE NOZZLES, OR USING THE RADIUSADJUST SCREW ON INDIVIDUAL NOZZLES. 24. FINE TUNE EACH CONTROL VALVE FOR OPTIMUM OPERATION. THIS SHALL BE DONE BY TURNING DOWN THE FLOW CONTROL OF THE VALVE UNTIL SYSTEM PERFORMANCE STARTS TO SUFFER. AT THAT POINT, OPEN UP VALVE FLOW CONTROL ABOUT ONE-HALF TURN ORUNTIL THE VALVE IS JUST OPEN ENOUGH FOR DESIRED OPERATION. 25. CONTRACTOR SHALL INSTALL 2 EXTRA WIRES FROM CONTROLLER(S) TO EACH END OF THE MAINLINE. WIRES SHALL COME UP INTO ALLVALVE BOXES ALONG THE MAINLINE PATH WITH 36" EXPANSION COILS IN EACH BOX. SPARE WIRES SHALL BE COLOR-CODEDDIFFERENTLY THAN OTHER CONTROL WIRES FOR EACH CONTROLLER. 26. UPON COMPLETION OF THE PROJECT, THE CONTRACTOR IS TO TURN OVER TO THE OWNER THE FOLLOWING:26.a. A REPRODUCIBLE SET OF "AS-BUILT" DRAWINGS AND CONTROLLER CHART. 26.b. 2 KEYS FOR EACH CONTROLLER / CONTROLLER ENCLOSURE (AS APPLICABLE).26.c. 2 QUICK COUPLER KEYS AND MATCHING HOSE SWIVELS.26.d. 4 OF EACH SPRINKLER HEAD SPECIFIED (AS APPLICABLE).26.e. 100' OF EACH DRIP LINE TUBING SPECIFIED (AS APPLICABLE).26.f. 10 OF EACH DRIP EMITTER / FLUSH VALVE / DRIP SYSTEM APPARATUS SPECIFIED (AS APPLICABLE). 27. RECORD DRAWINGS - THE CONTRACTOR SHALL PROVIDE AND KEEP UP TO DATE A COMPLETE RECORD SET OF PRINTS WHICH SHALL BE CORRECTED DAILY AND SHOW EVERY CHANGE FROM THE ORIGINAL DRAWINGS. PRIOR TO FINAL INSPECTION, THE CONTRACTOR SHALLTRANSCRIBE ALL INFORMATION FROM THE RECORD SET TO A BLACK-LINE PRINT PROCURED FROM THE OWNER. ALL WORK SHALL BENEAT AND LEGIBLE, LOCATING THE FOLLOWING ITEMS FROM PERMANENT POINTS OF REFERENCE: SHUT-OFF VALVES, MAINLINE ANDCONTROL WIRE ROUTING, POC, BACKFLOW DEVICE, CONTROL VALVES, CONTROLLER, QUICK COUPLING VALVES, AND OTHER PERTINENTUNDERGROUND ITEMS. 28. "CONTROLLER CHART" - UPON APPROVAL OF THE FINAL RECORD DRAWINGS, PROVIDE ONE CHART FOR EACH CONTROLLER INSTALLED.28.A. THE CHART IS TO BE A REDUCED COPY OF THE APPROVED RECORD DRAWING (A BLACK-LINE PRINT REDUCED TO THE MAXIMUM SIZETHE CONTROLLER DOOR WILL ALLOW, COLORED WITH A DIFFERENT COLOR FOR EACH VALVE STATION'S AREA OF COVERAGE). 28.B. WHEN COMPLETED AND APPROVED, THE CHART SHALL BE LAMINATED BETWEEN TWO (2) PIECES OF 20 MIL. CLEAR PLASTIC ANDMOUNTED ON THE INSIDE OF THE CONTROLLER DOOR USING VELCRO TAPE OR EQUAL. 29. DRIP LINE IRRIGATION29.A. DRIP LINE TUBING IS SHOWN ON THE PLANS IN THE SUGGESTED LAYOUT. CONTRACTOR SHALL ADJUST LAYOUT AS DETERMINEDNECESSARY IN THE FIELD TO MATCH THE ACTUAL SITE CONDITIONS, DIMENSIONS, ETC.29.B.ALL DRIP LINE SYSTEMS SHALL BE INSTALLED PER THE MANUFACTURER'S RECOMMENDATIONS AND DIRECTIONS. THIS SHALLINCLUDE, BUT NOT BE LIMITED TO SOIL TYPE CONSIDERATION, PLANT TYPE CONSIDERATION, SLOPES, TYPICAL TUBING LAYOUT,SUPPLY HEADERS, FLUSH HEADERS, AIR-RELEASE VALVES, FLUSH VALVES, SOIL STAPLES, AND OPERATION INDICATORS, ETC. 29.C. EACH DRIP LINE SYSTEM SHALL HAVE A DRIP ZONE VALVE ASSEMBLY THAT INCLUDES A PRESSURE REGULATOR AND IN-LINE FILTERPER THE IRRIGATION LEGEND.29.D. EXTEND PVC LATERAL LINE PIPING PER IRRIGATION LEGEND FROM THE DRIP ZONE VALVE INTO THE PLANTING AREAS. ALL SUPPLYHEADERS AND FLUSH HEADERS SHALL BE PVC PIPING OR DRIP LINE TUBING AS SPECIFIED ON THE DRAWINGS.29.E. CONNECT THE DRIP LINE TUBING INTO THE PVC / POLY TUBING HEADERS PER THE MANUFACTURER'S DIRECTIONS, USING FITTINGSAS SUPPLIED BY THE MANUFACTURER OF THE DRIP LINE TUBING.29.F. DRIP LINE TUBING RUNS SHALL BE SPACED AT APPROXIMATELY 12" O.C. OR AS NOTED ON THE PLANS.29.G. TUBING SHALL RUN GENERALLY PARALLEL TO THE LONG AXIS OF THE PLANTING AREAS. THE EXCEPTION TO THIS WOULD BE SLOPEDAREAS WHERE THE TUBING SHALL RUN PARALLEL TO THE SLOPE CONTOURS. 29.H. FLUSH VALVES SHALL BE INSTALLED A THE TERMINAL ENDS AND/OR LOW POINTS OF ZONES IN ALL DIRECTIONS. AIR RELEASEVALVES, WHERE REQUIRED FOR BURIED SYSTEMS, SHALL BE INSTALLED AT THE HIGH POINTS OF EACH ZONE. REFER TO THEMANUFACTURER'S DIRECTIONS FOR THE QUANTITY OF FLUSH VALVES AND AIR-RELEASE VALVES RECOMMENDED FOR EACH ZONE.29.I. DRIP LINE TUBING SHALL BE SCRATCHED INTO FINISH GRADE 2"-3" DEEP, STAPLED DOWN, BACKFILLED, AND COVERED WITH MULCHPER THE PLANTING PLAN.29.J. EACH DRIP LINE ZONE SHALL INCLUDE AN OPERATION INDICATOR. THE OPERATION INDICATOR SHALL BE INSTALL AT THE FARTHESTPOINT AWAY FROM THE ZONE DRIP VALVE ASSEMBLY.29.K. ALL FITTINGS USED FOR DRIP LINE TUBING CONNECTIONS AND DRIP LINE TUBING TO PVC CONNECTIONS SHALL BE AS PRODUCEDAND SUPPLIED BY THE MANUFACTURER OF THE DRIP LINE TUBING. 219 UPUP(E) <MeasuredValue><Mea s u r e dVa l u e >FR ONT YA RD SE T BAC K F.S.+23.60' F.S.+57.79F.S.+24.25' F.G.+38.46' F.S.+57.79 F.S.+57.79 F.S.+57.79 F.S.+57.79 +20.25' F.S.+66.11' F.S.+60.51' F.S.+57.79' F.S.+56.75'DNUPUPUP UP UP UPUP UP UP (E) <M e a s u redV a l u e > (E ) <M e a s u r e dVa l u e > Point of connection down-stream of lot watermeter. Verify exactlocation in the field andadjust as necessary.MBPMVFS Install ball valve atPOC for irrigationsystem isolation. Extend 1" copper or brass mainlinepiping from POC to planter for irrigationPOC equipment (backflow preventer, master valve, and flow sensor).Position POC equipment away fromfront of house in low visibility location.Final location to be determined in thefield and be pre-approved by theowner's representative. 1 11" HZ 1 2 11" HZ 1 3 11" HZ 1 4 11" Trees Locate valves in adjacent planted areas.Final valve locations to be determined inthe field and be pre-approved by theowner's representative. Typical 3/4" irrigation piping (lateral line)between on-structure planters or where sleeving is not possible. Pipe to be installedby a licensed plumbing contractor. Irrigationcontractor shall coordinate as necessary. Typical 3/4" irrigation piping (lateral line)between on-structure planters or wheresleeving is not possible. Pipe to be installedby a licensed plumbing contractor. Irrigationcontractor shall coordinate as necessary. Typical manual flush valve / operationindicator assembly. Locate at all end points/ low points. Plumb all drip line systems so water flows towards a flush valve assembly. Extend mainline and valve wiresto Level 3. See Sheet L402. Sleeve any mainline andcontrol wiring where it mayrun under hardscape (typical). C Special Note to Irrigation Contractor:This is a complicated site with about 60' of elevation changebetween the low and high points. Pipe and wire routing locationsthroughout the site will have to be determined in the field for thebest solutions. It may be necessary to alter the layout from what isshown on these plans to best fit the site conditions. Anymodifications shall follow the design intent of this plan set. Majormodifications shall be discussed with and be pre-approved by thelandscape architect. The irrigation contractor shall make a detailedsite inspection prior to start of work. Unknown conditions are likelyto be discovered once excavation begins. Adjustments shall bemade in the field to accommodate the unique site. Locate controller and ET Sensor outside of pool storage room.Final location to be determinedin the field and be pre-approvedby the owner's representative. ET HZ 5 HZ 5 1" 1" 1" This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed toothers without the prior written consent of KAA DesignGroup, Inc. All rights reserved. © Copyright 2021 VELOCITY IRRIGATION 03 / 07 / 2023printed: drawn by: scale: sheet: proj. no. project: drawing issue dates / revisions: copyright: Date Submittal     19103 2741 OCEAN RESIDENCE 2741 OCEAN BLVD CORONA DEL MARCA 92625 USA L401 SECOND FLOOR IRRIGATION PLAN 1/8" = 1'-0"1-800 227-2600 TWO WORKING DAYS BEFORE YOU DIG Underground Service Alert CALL TOLL FREE:CALLB E FORE YOU DI G2 1/2" SLEEVE 3" SLEEVE 4" SLEEVE 8" SLEEVE6" SLEEVE 1 1/4" SLEEVE 1 1/2" SLEEVE 2" SLEEVE 12" SLEEVE N/A 1-8 WIRES 9-16 WIRES 55-100 WIRES 27-38 WIRES 39-54 WIRES N/A 100+ WIRES 17-26 WIRES 1 1/4" PIPE 3" PIPE 1 1/2" PIPE 4" PIPE 6" PIPE 2" PIPE 1" PIPE 3/4" PIPE 1/2" PIPE SCH 40 PVC SLEEVING CHART 1 1/4" PIPE 8" PIPE 4" PIPE6" PIPE 2 1/2" PIPE 1 1/2" PIPE2" PIPE 3" PIPE 1" PIPE 3/4" PIPE LATERAL PIPE SIZING VALVE SIZEFLOW (GPM) STATION # HYDROZONE # 220 12345678910111213141515R@ ( 7 3 / 1 6 " ) 14T @ ( 1 0 3 / 4 " ) MECH. 311 BEDROOM 03 308 CLOSET 03 310 LAUNDRY 309 HALL 301 STAIR HALL 300 WINE CABINET 313 GYM 303 GYMSTORAGE 304 BALCONY BALCONY GAME ROOM 306 VEST. 302 POWDER 312 BATH 03 307 W DR OPEN TO BELOW F.G.+38.46' UP DN P.A. 18R@(6 3/32")17T@(1-3")SHELL STREETWAY L A N E GOLDENROD A V E .1234567UP 7R@(7 1/4" ) 6T@(11" ) ELEV. GYMTERRACE 305 123454T@(11" ) F.S.+38.46' GROTTO BUILT-IN SEATINGGARDENTERRACE PROPERTY L I N E PROPERTY LINE PROPERTY LIN E PROPERTY LINEPROPER T Y L I N E PROPERTY LINEExtend mainline and valve wires to Level 2. See Sheet L401. C Locate controller and ET Sensoroutside of pool storage room. Final location to be determinedin the field and be pre-approvedby the owner's representative. ET 5 11" HZ 2 6 11" HZ 2 Typical 3/4" irrigation piping (lateral line)between on-structure planters or wheresleeving is not possible. Pipe to be installedby a licensed plumbing contractor. Irrigationcontractor shall coordinate as necessary. Typical 3/4" irrigation piping (lateral line) between on-structure planters or wheresleeving is not possible. Pipe to be installedby a licensed plumbing contractor. Irrigationcontractor shall coordinate as necessary. Typical manual flush valve / operationindicator assembly. Locate at all end points/ low points. Plumb all drip line systems sowater flows towards a flush valve assembly. Extend mainline and valve wiresto Level 4. See Sheet L403. Sleeve any mainline andcontrol wiring where it mayrun under hardscape (typical). Special Note to Irrigation Contractor:This is a complicated site with about 60' of elevation changebetween the low and high points. Pipe and wire routinglocations throughout the site will have to be determined inthe field for the best solutions. It may be necessary to alterthe layout from what is shown on these plans to best fit the site conditions. Any modifications shall follow the designintent of this plan set. Major modifications shall be discussedwith and be pre-approved by the landscape architect. Theirrigation contractor shall make a detailed site inspectionprior to start of work. Unknown conditions are likely to bediscovered once excavation begins. Adjustments shall bemade in the field to accommodate the unique site. Any existing irrigation on the hillside that is toremain shall be plumbed to the new mainlineand wired to the new controller. Add controllerexpansion modules as necessary. Identify inthe field what needs to remain. Adjust asnecessary based on field conditions. Locate valves in adjacent planted areas.Final valve locations to be determined inthe field and be pre-approved by theowner's representative. 1" 1" This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed toothers without the prior written consent of KAA DesignGroup, Inc. All rights reserved. © Copyright 2021 VELOCITY IRRIGATION 03 / 07 / 2023printed: drawn by: scale: sheet: proj. no. project: drawing issue dates / revisions: copyright: Date Submittal     19103 2741 OCEAN RESIDENCE 2741 OCEAN BLVD CORONA DEL MARCA 92625 USA L402 THIRD FLOOR IRRIGATION PLAN 1-800 227-2600 TWO WORKING DAYS BEFORE YOU DIG Underground Service Alert CALL TOLL FREE:CALLB E FORE YOU DI G2 1/2" SLEEVE 3" SLEEVE 4" SLEEVE 8" SLEEVE6" SLEEVE 1 1/4" SLEEVE 1 1/2" SLEEVE 2" SLEEVE 12" SLEEVE N/A 1-8 WIRES 9-16 WIRES 55-100 WIRES 27-38 WIRES 39-54 WIRES N/A 100+ WIRES 17-26 WIRES 1 1/4" PIPE 3" PIPE 1 1/2" PIPE 4" PIPE 6" PIPE 2" PIPE 1" PIPE 3/4" PIPE 1/2" PIPE SCH 40 PVC SLEEVING CHART 1 1/4" PIPE 8" PIPE 4" PIPE6" PIPE 2 1/2" PIPE 1 1/2" PIPE2" PIPE 3" PIPE 1" PIPE 3/4" PIPE LATERAL PIPE SIZING VALVE SIZEFLOW (GPM) STATION # HYDROZONE # 1/8" = 1'-0" 221 123456789101112131415UP 15R @ ( 7 3 / 1 6 " ) 14T @ ( 1 0 3 / 4 " ) CLOSET 02 415 STAIR HALL 400 HALL 410 MASTER BATH TERRACE 421 LINEN 409 BATH 01 413 (E) BEDROOM 02 414 (E) BEDROOM 01 411 MASTERCLOSET 405 MASTER HALL 401 MASTER BEDROOM 407 MASTERBATH 403 CLOSET 01 412 BATH 02 416 CRAWLSPACE BALCONY BALCONY UP OPEN TO BELOW UP 4"F.S.+48.04' F.S.+55.25' UPPER SPATERRACEBELOW 21R@(6 29/64")20T@(1-3")SHELL STREETWAY LA N E GOLDENROD A V E . OCEAN BL V D. (ABOVE A T F I F T H F L O O R L E V E L ) MASTERTERRACE 417 1%1 2 UP2R@( 6" ) 1T@(11 " ) UP DN ELEV. MASTERBEDTERRACE 422 12UP2R@(6 " ) 1T@(11" ) 123456789101112UP 12 R @ ( 7 3 / 1 6 " ) 11T @ ( 1 1 " ) 1/2"3"4"F.S.+56.75' PROPERTY L I N E PROPERTY L I N E PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERT Y LI N E PROPERTY LINEExtend mainline and valve wiresto Level 3. See Sheet L402. Extend mainline and valve wiresto Level 5. See Sheet L404. Typical 3/4" irrigation piping (lateral line)between on-structure planters or wheresleeving is not possible. Pipe to be installedby a licensed plumbing contractor. Irrigationcontractor shall coordinate as necessary. Typical manual flush valve / operationindicator assembly. Locate at all end points/ low points. Plumb all drip line systems so water flows towards a flush valve assembly. Special Note to Irrigation Contractor: This is a complicated site with about 60' of elevation changebetween the low and high points. Pipe and wire routinglocations throughout the site will have to be determined inthe field for the best solutions. It may be necessary to alterthe layout from what is shown on these plans to best fit thesite conditions. Any modifications shall follow the designintent of this plan set. Major modifications shall be discussed with and be pre-approved by the landscape architect. Theirrigation contractor shall make a detailed site inspectionprior to start of work. Unknown conditions are likely to bediscovered once excavation begins. Adjustments shall bemade in the field to accommodate the unique site. Any existing irrigation on the hillside that is toremain shall be plumbed to the new mainlineand wired to the new controller. Add controllerexpansion modules as necessary. Identify in the field what needs to remain. Adjust asnecessary based on field conditions. 8 1 1" HZ 3 9 41" Trees 7 11" HZ 3 Locate valves in adjacent planted areas. Final valve locations to be determined inthe field and be pre-approved by theowner's representative. Install two microsprayheads for each newtree (typical). Sleeve any mainline and control wiring where it mayrun under hardscape (typical). 1" 1" This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed toothers without the prior written consent of KAA DesignGroup, Inc. All rights reserved. © Copyright 2021 VELOCITY IRRIGATION 03 / 07 / 2023printed: drawn by: scale: sheet: proj. no. project: drawing issue dates / revisions: copyright: Date Submittal     19103 2741 OCEAN RESIDENCE 2741 OCEAN BLVD CORONA DEL MARCA 92625 USA L403 FOURTH FLOOR IRRIGATION PLAN 1-800 227-2600 TWO WORKING DAYS BEFORE YOU DIG Underground Service Alert CALL TOLL FREE:CALLB E FORE YOU DI G2 1/2" SLEEVE 3" SLEEVE 4" SLEEVE 8" SLEEVE6" SLEEVE 1 1/4" SLEEVE 1 1/2" SLEEVE 2" SLEEVE 12" SLEEVE N/A 1-8 WIRES 9-16 WIRES 55-100 WIRES 27-38 WIRES 39-54 WIRES N/A 100+ WIRES 17-26 WIRES 1 1/4" PIPE 3" PIPE 1 1/2" PIPE 4" PIPE 6" PIPE 2" PIPE 1" PIPE 3/4" PIPE 1/2" PIPE SCH 40 PVC SLEEVING CHART 1 1/4" PIPE 8" PIPE 4" PIPE6" PIPE 2 1/2" PIPE 1 1/2" PIPE2" PIPE 3" PIPE 1" PIPE 3/4" PIPE LATERAL PIPE SIZING VALVE SIZEFLOW (GPM) STATION # HYDROZONE # 1/8" = 1'-0" 222 500 DINING ROOM 502 BATH 511 FOYER 501 LIVING ROOM 503 OFFICE 512 HALL 510 HALL 506 POWDERROOM 508 12345UP 5R@(6 9/16" ) 4T@(1'-2" ) 1 23 UP 3R@(5" ) 2T@(1'-1/2" ) PANTRY 505 123 4 567 89 1011UP11R@(6 1/8" ) 10T@(1'-2" ) 12UP RE F R STORAGE UPOCEAN B L V D.SHELL STREETWAY LA N E GOLDENROD A V E . 15R@(6 27/64")14T@(1-3")12UP2R@(6" ) 1T@(11" ) 123UP 3R@(5" ) 2T@(1'-4 1/4" ) UP DN ELEV. DINING TERRACE 515 LIVING ROOM TERRACE 514 OFFICE TERRACE 513 KITCHEN 504 UP2R@(6 " ) 1T@(11" ) 1 2 3 UP 3R@(5 5/16" ) 2T@(11" ) 123456789101112UP 12 R @ ( 7 3 / 1 6 " ) 11T @ ( 1 1 " ) PROPERTY L I N EPROPERTY LINEPROPERTY L I N E PROPERTY LINEPROPERTY LINEPROPERTY LINE12 2 1" Trees 11 21" HZ 4 13 21" TreesLocate valves in adjacent planted areas.Final valve locations to be determined inthe field and be pre-approved by theowner's representative. Typical 3/4" irrigation piping (lateral line)between on-structure planters or wheresleeving is not possible. Pipe to be installedby a licensed plumbing contractor. Irrigationcontractor shall coordinate as necessary. Typical manual flush valve / operationindicator assembly. Locate at all end points / low points. Plumb all drip line systems sowater flows towards a flush valve assembly. Special Note to Irrigation Contractor:This is a complicated site with about 60' of elevation change between the low and high points. Pipe and wire routinglocations throughout the site will have to be determined inthe field for the best solutions. It may be necessary to alterthe layout from what is shown on these plans to best fit thesite conditions. Any modifications shall follow the designintent of this plan set. Major modifications shall be discussedwith and be pre-approved by the landscape architect. Theirrigation contractor shall make a detailed site inspectionprior to start of work. Unknown conditions are likely to bediscovered once excavation begins. Adjustments shall bemade in the field to accommodate the unique site. Any existing irrigation on the hillside that is toremain shall be plumbed to the new mainlineand wired to the new controller. Add controllerexpansion modules as necessary. Identify inthe field what needs to remain. Adjust asnecessary based on field conditions. Install two microsprayheads for each newtree (typical). Sleeve any mainline and control wiring where it mayrun under hardscape (typical). 1" SW Extend mainline and valve wiresto Level 4. See Sheet L403. 10 61" HZ 4 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed toothers without the prior written consent of KAA DesignGroup, Inc. All rights reserved. © Copyright 2021 VELOCITY IRRIGATION 03 / 07 / 2023printed: drawn by: scale: sheet: proj. no. project: drawing issue dates / revisions: copyright: Date Submittal     19103 2741 OCEAN RESIDENCE 2741 OCEAN BLVD CORONA DEL MARCA 92625 USA L404 FIFTH FLOOR IRRIGATION PLAN 1-800 227-2600 TWO WORKING DAYS BEFORE YOU DIG Underground Service Alert CALL TOLL FREE:CALLB E FORE YOU DI G2 1/2" SLEEVE 3" SLEEVE 4" SLEEVE 8" SLEEVE6" SLEEVE 1 1/4" SLEEVE 1 1/2" SLEEVE 2" SLEEVE 12" SLEEVE N/A 1-8 WIRES 9-16 WIRES 55-100 WIRES 27-38 WIRES 39-54 WIRES N/A 100+ WIRES 17-26 WIRES 1 1/4" PIPE 3" PIPE 1 1/2" PIPE 4" PIPE 6" PIPE 2" PIPE 1" PIPE 3/4" PIPE 1/2" PIPE SCH 40 PVC SLEEVING CHART 1 1/4" PIPE 8" PIPE 4" PIPE6" PIPE 2 1/2" PIPE 1 1/2" PIPE2" PIPE 3" PIPE 1" PIPE 3/4" PIPE LATERAL PIPE SIZING VALVE SIZEFLOW (GPM) STATION # HYDROZONE # 1/8" = 1'-0" 223 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed toothers without the prior written consent of KAA DesignGroup, Inc. All rights reserved. © Copyright 2021 VELOCITY IRRIGATION 03 / 07 / 2023printed: drawn by: scale: sheet: proj. no. project: drawing issue dates / revisions: copyright: Date Submittal     19103 2741 OCEAN RESIDENCE 2741 OCEAN BLVD CORONA DEL MARCA 92625 USA L405 IRRIGATION DETAILS N.T.S.                4" * 2 3 4 6 5 8 7 FLOW 9 10 11 5 6 12 13 1. MASTER VALVE PER IRRIGATION LEGEND2. FINISH GRADE 3. RECTANGULAR PLASTIC VALVE BOX WITH LOCKING LID (NDS #314BCB) HEATBRAND "MV" ON LID IN 2" HIGH BLOCK LETTERS4. SCH 80 PVC MALE ADAPTER (2 REQUIRED) USE REDUCING ADAPTERS WHEREMAINLINE IS LARGER THAN VALVE5. SCH 80 PVC 45 DEGREE ELL (4 REQUIRED)6. MAINLINE PIPING PER IRRIGATION LEGEND (PLAN SIZE)7. RECTANGULAR PLASTIC VALVE BOX EXTENSION AS REQUIRED8. COMMON BRICK SUPPORTS (4 REQUIRED)9. WATERPROOF WIRE CONNECTORS (2 REQUIRED)10. #14 UF WIRES TO CONTROLLER (COLOR CODE DIFFERENTLY THAN COMMONWIRE, CONTROL WIRES, AND FLOW SENSOR WIRES)11. I.D. TAG WITH "MV" PRINTED ON IT (CHRISTY'S #ID-STD-Y1)12. FILL BASE OF BOX WITH PEA GRAVEL13. NATIVE SOIL* 1/2" IN TURF AREAS, 2" IN SHRUB AREAS 2" 4"18"1MV SECTION /ELEVATION 1. LOW VOLTAGE WIRES - 3 MAXIMUM2. WIRES PASS THROUGH GROOVES IN TUBE LID TO ALLOW LID TO CLOSE3. CLOSE TUBE LID AFTER WIRE ISINSERTED INTO TUBE4. POLY TUBE PRE-FILLED WITHWATERPROOF GEL5. LOCK TABS PREVENT WIRE REMOVALONCE CONNECTOR IS INSERTED6. SCOTCHLOK ELECTRICAL SPRINGCONNECTOR - WIRES SHALL BEPRE-STRIPPED OF 1/2" OF THEINSULATION PRIOR TO INSERTION INTOTHE CONNECTOR - TWIST CONNECTORONTO WIRES TO SEAT FIRMLY INSERT SCOTCHLOK CONNECTOR ANDWIRES INTO TUBE UNTIL THE CONNECTORPASSES THE LOCK TABS. NOTES:WIRE CONNECTOR SHALL BE A 3M DBYDIRECT BURY SPLICE KIT. KIT SHALL INCLUDE A SCOTCHLOK SPRINGCONNECTOR, A POLYPROPYLENE TUBE ANDA WATERPROOF SEALING GEL. TUBE SHALLBE SUPPLIED PRE-FILLED WITH GEL. DIRECT BURY SPLICE KIT SHALL BE USED TOELECTRICALLY CONNECT 2-3 #14 OR 2 #12PRE-STRIPPED COPPER WIRES. LARGER OR GREATER QUANTITIES OF WIRES SHALLREQUIRE A LARGER APPROVED WIRECONNECTOR. SECTION / ELEVATION 5 6 4 3 2 1 3 4 5 6 7 8 9 1 2 4"18"2" 4" 1. BALL VALVE PER IRRIGATION LEGEND (MAINLINE SIZE)2. RECTANGULAR PLASTIC VALVE BOX WITH LOCKING LID (NDS#314BCB) HEAT BRAND "BV" ON LID IN 2" HIGH BLOCK LETTERS3. FINISH GRADE 4. SCH 80 PVC MALE ADAPTER (2 REQUIRED)5. SCH 80 PVC 45 DEGREE ELL (4 REQUIRED)6. NATIVE SOIL7. MAINLINE PIPING PER IRRIGATION LEGEND 8. COMMON BRICK SUPPORTS (4 REQUIRED)9. FILL BASE OF BOX WITH PEA GRAVEL* 1/2" IN TURF AREAS, 2" IN SHRUB AREAS NOTES:OFF-SET VALVE BOX AROUND BALL VALVE TO ALLOW SPACE FORFULL MOVEMENT OF THE BALL VALVE HANDLE. * SECTION / ELEVATION 1. QUICK COUPLING VALVE PER IRRIGATION LEGEND2. #4x36" REBAR SUPPORT STAKE (2 REQUIRED)3. STAINLESS STEEL CLAMP (2 REQUIRED)4. FINISH GRADE5. 10" ROUND PLASTIC VALVE BOX WITH LOCKING LID (NDS #312BCB)HEAT BRAND "QC" ON LID IN 2" HIGH BLOCK LETTERS6. 3/4"x6" SCH 80 PVC NIPPLE7. 3/4" SCH 40 PVC STREET ELL (3 REQUIRED)8. COMMON BRICK SUPPORTS (3 REQUIRED)9. 3/4"x12" SCH 80 PVC NIPPLE10. 3/4" SCH 40 PVC ELL (SxT)11. 3/4" SCH 40 PVC MAINLINE (12" MINIMUM LENGTH)12. SCH 80 PVC MAINLINE FITTING (TEE OR ELL) WITH 3/4" SLIP OUTLET13. MAINLINE PIPING PER IRRIGATION LEGEND (PLAN SIZE)14. NATIVE SOIL15. FILL BASE OF BOX WITH PEA GRAVEL* 1/2" IN TURF AREAS, 2" IN SHRUB AREAS 1 2 6 7 8 4 5 9 3 2"*10 11 12 13 6"36"7 7 SECTION / ELEVATION 18"15 14 WALL 1 2 3 4 1. AUTOMATIC CONTROLLER PER LEGEND - MOUNT TO WALL PER MANUFACTURER'S DIRECTIONS2. ELECTRICAL JUNCTION BOX FOR 115V AC POWER CONNECTION3. 1/2" CONDUIT WITH 115V AC POWER WIRES TO POWER SOURCE4. SCH 40 PVC CONDUIT FOR CONTROL WIRES5. SECURE ALL CONDUITS TO WALL WITH "C" CLAMP IN A MINIMUM OFTWO PLACES (TYP)6. FINISH GRADE7. WALL 5 SIDE VIEWFRONT VIEW 4'-5'7 18" 6 24" SECTION /ELEVATION  4" * 4 5 6 7 9 8 10 11 12 14 13 2 18"15 16 17 1 3 18 SECTION / ELEVATION 2" 4"A2FLOW20 19 1. REMOTE CONTROL VALVE PERIRRIGATION LEGEND2. SCH 40 PVC MALE ADAPTER(2 REQUIRED) VALVE SIZE 3. RECTANGULAR PLASTIC VALVE BOX WITHLOCKING LID (NDS #314BCB) HEATBRAND STATION NUMBER ON LID IN 2"HIGH BLOCK LETTERS 4. FINISH GRADE5. PVC LATERAL LINE PER IRRIGATIONLEGEND (VALVE SIZE)6. SCH 40 PVC 45 DEGREE ELL7. SCH 40 PVC 45 DEGREE ELL (BUSH UPTO LATERAL LINE PLAN SIZE)8. RECTANGULAR PLASTIC VALVE BOXEXTENSION AS REQUIRED9. COMMON BRICK SUPPORTS (4 REQUIRED)10. WATER PROOF WIRE CONNECTORS (2 REQUIRED) 11. #14 UF WIRES TO CONTROLLER(COLOR CODED)12. I.D. TAG WITH STATION NUMBERPRINTED ON IT (CHRISTY'S #ID-STD-Y1) 13. SCH 40 PVC ELL (VALVE SIZE)14. MAINLINE PIPING PER IRRIGATIONLEGEND (VALVE SIZE)15. SCH 80 PVC TEE (OUTLET TO BE VALVE SIZE)16. MAINLINE PIPING PER IRRIGATIONLEGEND (PLAN SIZE)17. FILL BASE OF BOX WITH PEA GRAVEL18. NATIVE SOIL19. SCH 80 PVC THREADED NIPPLE (3")20. BALL VALVE PER IRRIGATION LEGEND(SAME SIZE AS RCV)* 1/2" IN TURF AREAS, 2" IN SHRUB AREAS SECTION / ELEVATION 6" 4" 4" * 6 7 8 9 13 12 3 2 20 19 8 18 17 1618"-24"15 A21 14 4 5 10 11 1. REMOTE CONTROL VALVE PER LEGEND2. RECTANGULAR JUMBO PLASTIC VALVEBOX WITH LOCKING LID (NDS #318BCB)HEAT BRAND STATION NUMBER AND "DZ" ONLID IN 2" HIGH BLOCK LETTERS3. I.D. TAG WITH STATION NUMBER PRINTEDON IT (CHRISTY'S #ID-STD-Y1)4. SCH 40 PVC BALL VALVE5. SCH 80 PVC CLOSE NIPPLE6. FINISH GRADE7. NATIVE SOIL8. SCH 40 PVC MALE ADAPTER9. PVC PIPING TO SYSTEM (CONNECT ANDADAPT AS NECESSARY)10. RECTANGULAR PLASTIC VALVE BOXUSED AS EXTENSION AS REQUIRED11. PRESSURE REGULATOR PER LEGEND 12. WYE-FILTER PER LEGEND13. FILL BASE OF BOX WITH PEA GRAVEL14. COMMON BRICK SUPPORTS(4 REQUIRED)15. MAINLINE PIPING PER IRRIGATIONLEGEND (PLAN SIZE)16. SCH 80 PVC MAINLINE FITTING WITH 1"OUTLET 17. 1" SCH 40 PVC MAINLINE PIPING(LENGTH AS REQUIRED)18. 1" SCH 40 PVC ELL19. #14 UF WIRES TO CONTROLLER(COLOR CODED)20. WATERPROOF WIRE CONNECTOR(2 REQUIRED)* 1/2" IN TURF AREAS, 2" IN SHRUB AREAS  4 5 6 7 9 10 1. FLOW SENSOR PER IRRIGATION LEGEND2. #14 UF WIRES TO CONTROLLER (COLOR CODE DIFFERENTLY THAN COMMONWIRE, CONTROL WIRES, AND MASTER VALVE WIRES) 3. WATERPROOF WIRE CONNECTORS (2 REQUIRED)4. FINISH GRADE 5. RECTANGULAR PLASTIC VALVE BOX WITH LOCKING LID (NDS #314BCB)HEATBRAND "FS" ON LID IN 2" HIGH BLOCK LETTERS6. MAINLINE PIPING PER IRRIGATION LEGEND (SENSOR SIZE)7. RECTANGULAR PLASTIC VALVE BOX EXTENSION AS REQUIRED8. COMMON BRICK SUPPORTS (4 REQUIRED)9. FILL BASE OF BOX WITH PEA GRAVEL10. NATIVE SOIL* 1/2" IN TURF AREAS, 2" IN SHRUB AREAS 82" 4"18"-24"2 3 11 * FLOW MIN. 5x PIPE DIA.STRAIGHT PIPEMIN. 10x PIPE DIA.STRAIGHT PIPE SECTION /ELEVATION 1. HUNTER SOLAR SYNC ET SENSOR - MOUNT IN FULLSUN LIGHT AND EXPOSURE TO RAIN, BUT NOTSPRINKLERS2. MOUNT TO WALL, OR EAVE, ETC. PER THEMANUFACTURER'S DIRECTIONS3. RUN LEAD WIRES TO CONTROLLER - WIRE PERMANUFACTURER'S DIRECTIONS (NOT NEEDED FORWIRELESS SOLAR SYNC MODEL) 1 2 3 NOTES:A. INSTALL, MOUNT, AND WIRE THE SENSOR PER THE MANUFACTURER'SDIRECTIONS.B. FINAL SENSOR LOCATION TO BE DETERMINED IN THE FIELD ANDAPPROVED BY THE OWNER.C. FINAL SENSOR LOCATION SHALL BE IN A LOW VISIBILITY AREA WITHMAXIMUM VANDAL RESISTANCE. D. FOR MOST ACCURATE PRECIPITATION MEASUREMENT, LOCATE THESENSOR SO THAT IT IS EXPOSED TO THE ELEMENTS AS MUCH ASPOSSIBLE.E. THE SENSOR HAS AN INTEGRATED BRACKET FOR MOUNTING. USEANY COMBINATION OF ADAPTERS / FITTINGS AS MAY BE REQUIRED TOMOUNT IN THE SPECIFIC LOCATION FOR THIS SITE.F. ALL WIRING FROM THE STATION TO THE CONTROLLER SHALL BE INCONDUIT.        1 2 3 4 5 SECTION / ELEVATION 6 6" 1. FINISH GRADE2. CLEAN BACKFILL WITH ALL ROCKS 1" OR LARGER REMOVED - 90% COMPACTIONREQUIRED - SEE SPECS3. NON-PRESSURE LATERAL LINE PER LEGEND (SNAKE IN TRENCH)4. PRESSURE MAINLINE PER LEGEND (SNAKE IN TRENCH)5. CONTROL WIRES - INSTALL BELOW PRESSURE MAINLINE6. UNDISTURBED NATIVE SOIL NOTES:BUNDLE AND TAPE WIRES AT 10' O.C. PIGTAIL AND LOOP WIRES AT ALL CHANGES INDIRECTION. SPLICING OF WIRE RUNS IS NOT PERMITTED WITHOUT PRIOR APPROVAL FROMOWNER AND LANDSCAPE ARCHITECT. RUN CONTROL WIRES IN SAME TRENCH AS MAINLINE WHERE POSSIBLE. INSTALL 12"x12"x12" CONCRETE THRUST BLOCKS AT ALL CHANGES INDIRECTION OF PRESSURE MAINLINE (45'S, 90'S, TEES, ETC.) AND AT ALL TERMINAL POINTS.18"-24"6" 6"12"6" MIN 6" MIN 1 2 3 4 5 SECTION / ELEVATION 6 1. HARDSCAPING AND AGGREGATE (TYPICAL)2. CLEAN SAND BACKFILL - COMPACT TO MATCH DENSITY OF NATIVE SOIL3. LATERAL LINE IN SCH 40 PVC SLEEVE4. PRESSURE MAINLINE IN SCH 40 PVC SLEEVE5. CONTROL WIRES IN SCH 40 PVC SLEEVE6. UNDISTURBED NATIVE SOIL NOTES:SIZE ALL SLEEVES PER THE IRRIGATION PLANS. EXTEND SLEEVES 6" MINIMUMBEYOND EDGE OF HARDSCAPE (AT EACH END) INTO THE PLANTING AREAS. * SLEEVING UNDER ALL VEHICULAR ACCESS WAYS TO HAVE 36" MINIMUM COVERFROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. 6" 6" 6"12" *24" *   ELEVATION SECTION 1 2 3 5 6 4 7 1 2 3 5 6 4 7 1. FINISH GRADE OF MULCH LAYER 2. MULCH TOP DRESSING PER PLANTING PLAN3. POLY TUBING PER IRRIGATION LEGEND4. FINISH GRADE5. STEEL TUBING-SOIL STAPLE (NETAFIM TLS6 OR APPROVED EQUAL)6. NATIVE SOIL7. DEPTH OF MULCH PER PLANTING PLAN OR SPECIFICATIONS NOTES:LOCATE STAPLES ALONG TUBING AT ABOUT 5' O.C. AND AT ALL FITTINGS (TEES,ELLS, ETC.) AND CHANGES IN DIRECTION OF TUBING. BURY TUBING PER THEIRRIGATION PLAN / NOTES. FV FV 1. MANUAL FLUSH VALVE / OPERATION INDICATOR PLUMBED TO FLUSHMANIFOLD AT LOW POINT AND ALLEND POINTS2. PVC EXHAUST HEADER PERIRRIGATION LEGEND3. PVC FLUSH MANIFOLD TO TUBINGCONNECTION - TECHLINE MALEADAPTER4. PVC LATERAL LINE FROM DRIP ZONEVALVE PER IRRIGATION LEGEND5. PVC SUPPLY HEADER PERIRRIGATION LEGEND6. PVC SUPPLY HEADER TO TUBINGCONNECTION - TYPICAL7. TECHLINE DRIP LINE TUBING PERIRRIGATION LEGEND8. PERIMETER LATERALS APPROXIMATELY 4" FROM PLANTEREDGE9. AREA PERIMETER NOTES:THE TOTAL LENGTH OF ALLINTERCONNECTED DRIP LINE SHALL NOTEXCEED THE MAXIMUM RUN LENGTHRECOMMENDED BY THEMANUFACTURER. REFER TO THEMANUFACTURER'S GUIDELINES ANDINSTALLATION DETAILS FOR THEINSTALLATION OF ALL DRIP LINE SYSTEMS. QUANTITY AND LOCATION OFALL FLUSH VALVES AND AIR RELEASEVALVES SHALL MEET THEMANUFACTURER'S GUIDELINES.2 1 5 6 7 8 9 1 2 3 4 PLAN VIEW LAYOUT OUTEMITTERS INTRIANGULARPATTERN 12" 1" 1. 'GPH IRRIGATION' GDFN-R FLUSH VALVE / INDICATOR2. MULCH LAYER PER PLANTING PLAN3. FINISH GRADE4. NATIVE SOIL / BACKFILL PER SPECIFICATIONS5. HUNTER PROS-12-CV 12" HI-POP SPRAY HEAD6. FLUSH HEADER PIPING PER LEGEND7. 1/2" MARLEX STREET ELL8. FLUSH HEADER FITTING WITH 1/2" FEMALE THREADEDOUTLET - ADAPT AS NECESSARY9. 1/2"x12" MIN. SCH 80 PVC THREADED NIPPLE10. 1/2" SCH 40 PVC STREET ELL TxT 3 4 5 6 7 9 10 7SECTION / ELEVATION NOTES:USE TEFLON TAPE ON ALL PVC TOPVC CONNECTIONS; NO PIPE DOPEALLOWED. ADAPT TO DRIP SYSTEMAS REQUIRED (POLY OR PVC).ONLY USE BOTTOM INLET OFSPRINKLER HEAD. IF POSSIBLE,LOCATE FLUSH / INDICATORASSEMBLY IN AREA WITH EASYACCESS FOR MAINTENANCE. 8 1 22"-3" 12"-18" 3 4 5 6 7 1. REDUCED PRESSURE BACKFLOWPREVENTER PER IRRIGATION LEGEND2. BRASS NIPPLE(S) (R/P SIZE)3. WILKINS 500XL SERIES PRESSUREREGULATOR (R/P SIZE)4. WILKINS YBP-80 STRAINER (R/P SIZE) 5. 6" THICK CONCRETE SUPPORT BLOCK6. FINISH GRADE7. NATIVE SOIL8. BRASS ELL (R/P SIZE)9. SCH 80 PVC MALE ADAPTER 8 9 10 (BUSH UP TO MAINLINE SIZEWHERE R/P DEVICE IS SMALLER THANMAINLINE SIZE)10. MAINLINE PIPING PER IRRIGATION LEGEND(TO SYSTEM)11. COPPER OR BRASS MAINLINE PIPING (FROM P.O.C.) NOTES:INSTALL PER ALL LOCAL CODES. FINAL LOCATIONTO BE APPROVED IN THE FIELD BY THELANDSCAPE ARCHITECT AND/OR OWNER. INSTALLREGULATOR UPSTREAM OF ALL EQUIPMENT. SECTION / ELEVATION 11 FLOW6"6"18"-24"6"-12" 6" 6" 8 4 1 2 1 2 3 4 518"-24"1. FINISH GRADE 2. TAPE END OF WIRES TOGETHER WITHELECTRICIANS TAPE3. CONTROL WIRES / COMMON WIRES PERIRRIGATION LEGEND4. RECTANGULAR PLASTIC VALVE BOX WITHLOCKING LID (NDS #314BCB) HEAT BRAND"SW" ON LID IN 2" HIGH BLOCK LETTERS5. NATIVE SOIL6. COMMON BRICK SUPPORTS (4 REQUIRED) 7. WIRES TO / FROM LANDSCAPED AREAS8. COIL WIRES IN BOX - MINIMUM 36" COIL * SECTION / ELEVATION 8 6 7 9 9. FILL BASE OF BOX WITH PEA GRAVEL - 2 CU. FT. MIN.* 1/2" IN TURF AREAS, 2" IN SHRUB AREAS NOTES:WIRE SPLICES ARE ONLY ALLOWED WITH PREAPPROVAL FROM LANDSCAPE ARCHITECTAND / OR OWNER. ALL CONTROL WIRESPLICES SHALL BE INSTALLED IN PULL BOXES.ALL SPLICES SHALL BE MADE WITHWATERPROOF WIRE CONNECTORS.  IRRIGATION MAINTENANCE SCHEDULE THE IRRIGATION MAINTENANCE SCHEDULE TASKS LISTED BELOW ARE INTENDED AS MINIMUM STANDARDS AND MORE FREQUENT ATTENTION MAY BE REQUIREDDEPENDING ON THE PARTICULAR SITE CONDITIONS. FREQUENCY MAINTENANCE TASK QUARTERLY CONTROLLER CABINET - OPEN CABINET AND CLEAN OUTDEBRIS AND REPLACE BATTERY AS NECESSARY. CHECKWIRING AND REPAIR AS NEEDED AND CHECK CLOCK ANDRESET IF NECESSARY. MONTHLY IRRIGATION SCHEDULE - ADJUST SCHEDULE FORSEASONAL VARIATIONS AND OTHER CONDITIONS WHICHMAY AFFECT THE AMOUNT OF WATER NEEDED TOMAINTAIN PLANT HEALTH. ADJUST AS NECESSARY. QUARTERLY POC - VISUALLY INSPECT COMPONENTS FOR LEAKS,PRESSURE SETTINGS, SETTLEMENT OR OTHER DAMAGEAFFECTING THE OPERATION OF A COMPONENT. REPAIRAS NEEDED. QUARTERLY REMOTE CONTROL VALVES, ISOLATION VALVES ANDQUICK COUPLER VALVES - VISUALLY INSPECT FORLEAKS, SETTLEMENT, WIRE CONNECTIONS ANDPRESSURE SETTINGS. REPAIR OR ADJUST AS NEEDED. QUARTERLY MAINLINE AND LATERALS - VISUALLY INSPECT FOR LEAKSOR SETTLEMENT OF TRENCHES. REPAIR AS NEEDED. WEEKLY SPRINKLERS - VISUALLY CHECK FOR ANY BROKEN,MISALIGNED OR CLOGGED HEADS, HEADS WITHINCORRECT ARC, INADEQUATE COVERAGE OROVER-SPRAY AND LOW HEAD DRAINAGE. REPAIR ASNEEDED. MONTHLY FILTERS AND STRAINERS - VISUALLY CHECK FOR LEAKS,BROKEN FITTINGS. CLEAN AND FLUSH SCREENS. REGULATORAND FILTER MAYBE ONE UNIT. 12" PLAN VIEW 1. FINISH GRADE OF MULCH LAYER2. MULCH TOP DRESSING PER PLANTING PLAN3. FINISH GRADE4. NATIVE SOIL / BACKFILL PERSPECIFICATIONS5. 4" POP-UP HEAD & BUBBLER NOZZLE PERLEGEND6. 1/2" MARLEX STREET ELL 7. 1/2" SCH 40 PVC STREET ELL TxT8. 1/2" x 12" MIN. SCH 80 PVC THREADEDNIPPLE9. 1/2" MARLEX STREET ELL10. SCH 40 PVC LATERAL LINE FITTING WITH1/2" FEMALE THREADED OUTLET11. LATERAL LINE PIPING PER LEGEND12. DEPTH OF MULCH PER PLANTING PLAN ORSPECIFICATIONS13. TREE STAKE PER PLANTING PLAN14. TRUNK OF TREE15. ROOT BALL SECTION / ELEVATION 5 15 10 13 11 14 1 212 3 4 5 6 7 8 910 11 NOTES:LOCATE TREE BUBBLERS ONOPPOSITE SIDES OF THEPLANT ADJACENT TO THEROOTBALL. LOCATEBUBBLERS AND ROUTEPIPING TO AVOID TREESTAKES AND DAMAGE TOROOTBALL. USE TEFLON TAPE ON ALL PVC TO PVCCONNECTIONS; NO PIPEDOPE ALLOWED. 224 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed toothers without the prior written consent of KAA DesignGroup, Inc. All rights reserved. © Copyright 2021 VELOCITY IRRIGATION 03 / 07 / 2023printed: drawn by: scale: sheet: proj. no. project: drawing issue dates / revisions: copyright: Date Submittal     19103 2741 OCEAN RESIDENCE 2741 OCEAN BLVD CORONA DEL MARCA 92625 USA L406 IRRIGATION SPECIFICATIONS N/A IRRIGATION SPECIFICATIONS (AS APPLICABLE) : 1.SCOPE OF WORK 1.1. THE WORK CONSISTS OF FURNISHING LABOR, TOOLS, MACHINERY,MATERIALS, AND PROCEDURE REQUIRED TO COMPLETE THE SPRINKLERSYSTEM, INSTALLED READY FOR USE WITHOUT FURTHER COST IN LABOROR MATERIALS TO THE CITY/OWNER.1.2. WHEN NOT OTHERWISE SPECIFIED, WORKMANSHIP AND MATERIALSHALL CONFORM TO THE LOCAL PLUMBING CODE. 1.3. THE CONTRACTOR SHALL APPLY FOR ALL NECESSARY PERMITS AND PAY FOR SAME. 1.4. THE CONTRACTOR SHALL KEEP THE PREMISES CLEAN AND FREE OFEXCESS EQUIPMENT, MATERIALS AND RUBBISH INCIDENTAL TO THISWORK. 1.5. THE INTENT OF THE DRAWINGS AND SPECIFICATIONS IS TO INDICATEAND SPECIFY A COMPLETE SPRINKLER SYSTEM, INSTALLED AND READYFOR USE WITHOUT FURTHER COST IN LABOR OR MATERIALS TOCITY/OWNER. 1.6. ANY ITEM SHOWN OR WRITTEN ON THE DRAWINGS OR IN THESESPECIFICATIONS SHALL BE CONSIDERED TO APPEAR ON BOTH. 1.7. IN THE EVENT OF "CONFLICT" BETWEEN THE DRAWINGS ANDSPECIFICATIONS, THE LANDSCAPE ARCHITECT SHALL BE CONSULTED. 1.8. PRIOR TO SUBMISSION OF HIS BID, THE CONTRACTOR SHALL EXAMINE THE SITE, THE COMPLETE DRAWINGS OF THE PROJECT AND THE SPECIFICATIONS OF SAME, IN ADDITION TO THE DRAWINGS AND SPECIFICATIONS FOR THE SPRINKLER IRRIGATION PORTION OF THEWORK. 2. REFERENCE SPECIFICATIONS AND STANDARDS 2.1. THE INTENT OF THE DRAWING AND SPECIFICATIONS IS TO GRAPHICALLYINDICATE AND SPECIFY A COMPLETE AND EFFICIENT SPRINKLERIRRIGATION SYSTEM. 2.2. PLOT DIMENSIONS ARE APPROXIMATE. CONTRACTOR SHALL CAREFULLYCHECK AND VERIFY ALL DIMENSIONS AND SHALL REPORT ANYVARIATIONS TO THE LANDSCAPE ARCHITECT. 2.3. DUE TO THE SCALE OF THE DRAWINGS, IT IS NOT POSSIBLE TO INDICATEALL OFFSETS, FITTINGS, ETC. WHICH MAY BE REQUIRED. CONTRACTOR SHALL CAREFULLY INVESTIGATE THE STRUCTURAL AND FINISHED CONDITIONS AFFECTING ALL HIS WORK, AND PLAN HIS WORK ACCORDINGLY. DRAWINGS ARE GENERALLY DIAGRAMMATIC AND INDICATIVE OF THE WORK TO BE INSTALLED. THE WORK SHALL BEINSTALLED IN THE MOST DIRECT AND WORKMANLIKE MANNER, SO THATCONFLICTS BETWEEN SPRINKLER SYSTEMS, PLANTING ANDARCHITECTURAL FEATURES WILL BE AVOIDED. 2.4. LANDSCAPE ARCHITECT/OWNER'S REPRESENTATIVE SHALL DECIDE ALLQUESTIONS RELATIVE TO THE QUALITY OF WORKMANSHIP ANDMATERIALS FURNISHED. 2.5. THE LANDSCAPE ARCHITECT SHALL DECIDE ALL QUESTIONS RELATINGTO THE "INTERPRETATION" OF THE DRAWINGS AND SPECIFICATIONS ANDTHE ACCEPTABLE FULFILLMENT OF THE CONTRACT. 3. SUBSTITUTIONS 3.1. THE CONTRACTOR SHALL FURNISH THE ARTICLES, EQUIPMENT OR MATERIALS SPECIFIED BY NAME IN THE DRAWINGS AND SPECIFICATIONS. NO SUBSTITUTION WILL BE ALLOWED WITHOUT PRIOR WRITTEN APPROVAL BY THE LANDSCAPE ARCHITECT. 3.2. EQUIPMENT OR MATERIALS INSTALLED OR FURNISHED WITHOUT THEPRIOR APPROVAL OF THE LANDSCAPE ARCHITECT MAY BE REJECTEDAND THE CONTRACTOR REQUIRED TO REMOVE SUCH MATERIALS FROMTHE SITE AT THIS OWN EXPENSE. 3.3. APPROVAL OF ANY ITEM, ALTERNATE OR SUBSTITUTE, INDICATES ONLYTHAT THE PRODUCT(S) APPARENTLY MEET THE REQUIREMENTS OF THEDRAWINGS AND SPECIFICATIONS ON THE BASIS OF THE INFORMATIONSUBMITTED. 3.4. MANUFACTURER'S WARRANTIES SHALL NOT RELIEVE THE CONTRACTOR OF HIS LIABILITY UNDER THE GUARANTEE. SUCH WARRANTY SHALL ONLY SUPPLEMENT THE GUARANTEE. 3.5. THE LANDSCAPE ARCHITECT CAN, AT HIS OPTION, REQUIRE A MANUFACTURER'S WARRANTY ON ANY PRODUCT OFFERED FOR USE. 4. IRRIGATION GUARANTEE 4.1. THE ENTIRE SPRINKLER SYSTEM SHALL BE UNCONDITIONALLYGUARANTEED BY THE CONTRACTOR AS TO MATERIAL ANDWORKMANSHIP, INCLUDING SETTLING OF BACK-FILLED AREAS BELOWGRADE FOR A PERIOD OF ONE (1) YEAR FOLLOWING THE DATE OF FINALACCEPTANCE OF WORK. 4.2. IF, WITHIN ONE (1) YEAR FROM THE DATE OF FILING OF THE NOTICE OFCOMPLETION, SETTLEMENT OCCURS AND ADJUSTMENTS IN PIPES,VALVES AND SPRINKLER HEADS, SOD OR PAVING IS NECESSARY TOBRING THE SYSTEM, SOD OR PAVING TO THE PROPER LEVEL OF THEPERMANENT GRADES, THE CONTRACTOR, AS PART OF THE WORK UNDER HIS CONTRACT, SHALL MAKE ALL ADJUSTMENTS WITHOUT COST TO THE CITY/OWNER, INCLUDING THE COMPLETE RESTORATION OF ALL DAMAGED PLANTING, PAVING, OR OTHER IMPROVEMENTS OF ANY KIND. 4.3. SHOULD ANY OPERATIONAL DIFFICULTIES DEVELOP IN CONNECTIONWITH THE SPRINKLER SYSTEM WITHIN THE SPECIFIED GUARANTEEPERIOD WHICH, IN THE OPINION OF THE CITY/OWNER, MAY BE DUE TOINFERIOR MATERIAL AND/OR WORKMANSHIP, SAID DIFFICULTIES SHALLBE IMMEDIATELY CORRECTED BY THE CONTRACTOR TO THESATISFACTION OF THE CITY/OWNER AT NO ADDITIONAL COST TO THECITY/OWNER, INCLUDING ANY AND ALL OTHER DAMAGE CAUSED BYSUCH DEFECTS. 5. RESPONSIBILITY 5.1. THE CONTRACTOR SHALL LOCATE LINES, VALVES, AND OTHER UNDERGROUND UTILITIES, ETC., PRIOR TO EXCAVATING TRENCHES. THE CONTRACTOR SHALL BE HELD RESPONSIBLE FOR ANY DAMAGE TO EXISTING UTILITIES. 6. RECORD DRAWINGS 6.1. LOCATIONS ON DRAWINGS ARE DIAGRAMMATIC AND APPROXIMATEONLY, AND SHALL BE CHANGED AND ADJUSTED AS NECESSARY OR ASDIRECTED TO MEET EXISTING CONDITIONS AND TO FOLLOW THE INTENTOF THE DRAWINGS AND SPECIFICATIONS IN OBTAINING COMPLETEWATER COVERAGE. IT IS, THEREFORE, THE CONTRACTOR'SRESPONSIBILITY TO RECORD ANY CHANGES AS TO LOCATION OFEQUIPMENT ON "AS-BUILT" DRAWINGS. 6.2. PROCEDURE FOR "AS-BUILT" PREPARATION SHALL BE: 6.2.1. OBTAIN FROM THE LANDSCAPE ARCHITECT ONE (1) SET OFREPRODUCIBLE DRAWINGS. RECORD ACCURATELY ON THIS SET ALL CHANGES IN THE WORK CONSTITUTING DEPARTURES FROM THE ORIGINAL CONTRACT DRAWINGS. 6.2.2. DIMENSION FROM TWO PERMANENT POINTS OF REFERENCE(BUILDINGS, MONUMENTS, SIDEWALKS, CURBS, PAVEMENT). POSTINFORMATION ON "AS-BUILT" DRAWINGS, DAY-TO-DAY, AS THEPROJECT IS INSTALLED. ALL DIMENSIONS NOTED ON DRAWINGSSHALL BE ONE-QUARTER (1/4) INCH IN SIZE. 6.2.3.SHOW DIMENSIONAL LOCATIONS AND DEPTHS OF THE FOLLOWING: ALL POINT OF CONNECTION / CONTROL EQUIPMENT ROUTING OF SPRINKLER PRESSURE LINES (DIMENSION MAXIMUMOF ONE-HUNDRED (100) FEET ALONG ROUTING AND ALLDIRECTIONAL CHANGES)BALL VALVES / GATE VALVESSPRINKLER CONTROL VALVES (BURIED ONLY)QUICK COUPLING VALVESROUTING OF CONTROL VALVE WIRINGOTHER RELATED EQUIPMENT (AS MAY BE DIRECTED BY THE LANDSCAPE ARCHITECT) 6.2.4. MAINTAIN "AS-BUILT" DRAWINGS ON SITE AT ALL TIMES. 6.2.5. MAKE ALL CHANGES TO REPRODUCIBLE DRAWINGS IN INK (NO BALL-POINT PEN). USE ERADICATING FLUID WHEN REDOINGDRAWINGS. MAKE CHANGES IN A MANNER EQUAL TO THE ORIGINALDRAWING. 7. CONTROLLER CHARTS 7.1. "AS-BUILT" DRAWINGS SHALL BE APPROVED BY LANDSCAPE ARCHITECTOR LANDSCAPE COORDINATOR BEFORE CHARTS ARE PREPARED. 7.2. PROVIDE ONE CONTROLLER CHART OF THE MAXIMUM SIZE CONTROLLERDOOR WILL ALLOW, FOR EACH CONTROLLER SUPPLIED, SHOWING THEAREA COVERED BY AUTOMATIC CONTROLLER. 7.3. THE CHART SHALL BE A REDUCTION OF THE ACTUAL "AS-BUILT" SYSTEMDRAWING. IF THE CONTROLLER SEQUENCE IS NOT LEGIBLE WHEN THE DRAWINGS IS REDUCED, ENLARGE IT TO A SIZE THAT WILL BE READABLE WHEN REDUCED. 7.4. CHART SHALL BE BLACK-LINE PRINT AND A DIFFERENT PASTEL COLOR USED TO SHOW AREA OF COVERAGE FOR EACH STATION. 7.5. WHEN COMPLETED AND APPROVED, HERMETICALLY SEAL THE CHARTBETWEEN TWO PIECES OF PLASTIC, EACH PIECE BEING A MINIMUMTWENTY (20) MIL THICKNESS. 7.6. CHARTS SHALL BE COMPLETED AND APPROVED PRIOR TO FINALINSPECTION OF THE IRRIGATION SYSTEM. 8. OPERATION AND MAINTENANCE MANUALS 8.1. PREPARE AND DELIVER TO THE LANDSCAPE ARCHITECT WITHIN TEN (10)CALENDAR DAYS PRIOR TO COMPLETION OF CONSTRUCTION, ALLREQUIRED AND NECESSARY DESCRIPTIVE MATERIAL IN COMPLETE DETAIL AND SUFFICIENT QUANTITY, PROPERLY PREPARED IN FOUR INDIVIDUALLY BOUND COPIES. DESCRIBE THE MATERIAL INSTALLED IN SUFFICIENT DETAIL TO PERMIT OPERATING PERSONNEL TO UNDERSTAND, OPERATE AND MAINTAIN ALL EQUIPMENT. INCLUDE SPAREPARTS LIST AND RELATED MANUFACTURER INFORMATION FOR EACHEQUIPMENT ITEM INSTALLED. EACH MANUAL SHALL INCLUDE THEFOLLOWING: INDEX SHEET STATING SUBCONTRACTOR'S ADDRESS AND TELEPHONENUMBER.DURATION OF GUARANTEE PERIOD.LIST OF EQUIPMENT WITH NAMES AND ADDRESSES OF MANUFACTURER'S LOCAL REPRESENTATIVES.COMPLETE OPERATING AND MAINTENANCE INSTRUCTIONS ON ALL MAJOR EQUIPMENT. 8.2. IN ADDITION TO THE MAINTENANCE MANUALS, PROVIDE THE MAINTENANCE PERSONNEL WITH INSTRUCTIONS FOR MAJOR EQUIPMENT AND SHOW WRITTEN EVIDENCE AT THE END OF THE PROJECT THAT THIS SERVICE HAS BEEN RENDERED. 8.3. LOOSE SPRINKLING EQUIPMENT, OPERATING KEYS AND SPARE PARTSWILL BE FURNISHED BY THE CONTRACTOR IN QUANTITIES AS SHOWN ONPLANS OR IN SPECIFICATIONS. 9. MATERIALS 9.1. USE NEW MATERIALS OF THE BEST GRADE OF EACH RESPECTIVE KINDAND OF THE SAME MANUFACTURERS FOR ALL ITEMS OF ONE TYPE. 9.2. STEEL PIPE. 9.2.1. STEEL PIPE AND STEEL FITTINGS WHERE INDICATED ON THEDRAWINGS OR SPECIFIED SHALL BE SCHEDULE 40 GALVANIZED MILDSTEEL THREADED PIPE AND BEADED GALVANIZED MALLEABLE IRONTHREADED FITTINGS, EXCEPT COUPLINGS WHICH SHALL BE A.P.I. (AMERICAN PIPE INSTITUTE) STEEL COUPLINGS. THREAD ON PIPE AND FITTINGS SHALL BE OF TAPER TYPE. 9.2.2. ALL UNIONS TWO (2) INCHES AND SMALLER SHALL BE GROUND JOINTPATTER. UNIONS LARGER THAN TWO (2) INCHES SHALL BE FLANGEDUNIONS. ALL FLANGED UNIONS SHALL BE PLACED WITHONE-SIXTEENTH (1/16) INCH THICK ASBESTOS FIBER GASKETS.RIGHT AND LEFT COUPLINGS SHALL BE USED INSTEAD OF GROUNDJOINT UNIONS IN ALL UNDERGROUND LINES, EXCEPT AT VALVES. 9.2.3. STEEL STREET ELBOWS, BUSHINGS, CLOSE NIPPLES, AND LONGSCREWS SHALL NOT BE USED IN THE WORK. 9.3. PLASTIC PIPE 9.3.1. PLASTIC PIPE SHALL BE EXTRUDED FROM VIRGIN PVC (POLYVINYLCHLORIDE) TYPE 1, GRADE 11 (CLASS 1220) AS MANUFACTURED BY LASCO INDUSTRIES, BALDWIN, PACIFIC WESTERN, JOHNS-MANVILLE OR EQUAL. CLASS SCHEDULE AS INDICATED IN THE LEGEND. 9.3.2. ALL PLASTIC PIPE SHALL BE CONTINUOUSLY AND PERMANENTLY MARKED WITH THE FOLLOWING INFORMATION: MANUFACTURER'SNAME, NOMINAL PIPE SIZE, PVC 1220, S.D.R. (STANDARD DIMENSIONRATIOS, OR THE PRESSURE RATING IN POUNDS PER SQUARE INCH)AND THE N.S.F. (NATIONAL SANITATION FOUNDATION). 9.3.3. PLASTIC FITTINGS SHALL BE PVC 11, I.P.S, (INTERNATIONAL PIPESOCIETY), SCHEDULE 40, N.S.F., SCHEDULE 80, N.S.F., ANDSCHEDULE 80 THREADED FITTINGS AS SHOWN IN THE DETAILS ASMANUFACTURED BY SLOANE MANUFACTURING CO. SOLVENT ANDPRIMER ARE TO BE PER PIPE MANUFACTURER'SRECOMMENDATIONS. 9.4. PVC PRESSURE RATED PIPE TYPE 1220 (PVC CLASS 160, 200 & 315) AND TYPE 1120 (PVC SCHEDULE 40 & PVC SCHEDULE 80) 9.4.1. TYPE I GRADE II PRESSURE RATED PIPE. 9.4.2. MATERIALS SHALL MEET THE REQUIREMENTS SET FORTH IN ASTMD1784-60T. 9.4.3. OUTSIDE DIAMETER OF PIPE SHALL BE THE SAME SIZE AS IRON PIPE. 9.4.4. PIPE SHALL BE MARKED AT INTERVALS WITH THE FOLLOWINGINFORMATION (NOT TO EXCEED 5'): MANUFACTURER'S NAME,NOMINAL SIZE, PVC TYPE AND GRADE (I.E., PVC 1220) SDR RATINGCLASS, NSF APPROVAL AND COMMERCIAL STANDARD DESIGNATION. 9.4.5. PVC FITTINGS SHALL BE PVC TYPE II, SCHEDULE 40 NSF, SCHEDULE80 NSF, OR APPROVED. 9.4.6. SOLVENT SHALL BE #175 GRAY NSF APPROVED AS MANUFACTUREDBY INDUSTRIAL POLYCHEMICAL SERVICE, GARDENA CALIFORNIA. 9.4.7. CAUTIONED SHALL BE UTILIZED IN HANDLING TYPE I PIPE DUE TO THE POSSIBILITY OF CRACKING OR OF SPLITTING WHEN DROPPED OR HANDLED CARELESSLY. 9.4.8.WHEN CONNECTION IS PLASTIC TO METAL, MALE ADAPTERS SHALLBE HAND TIGHTENED, PLUS ONE TURN WITH A STRAP WRENCH.JOINT COMPOUND SHALL BE PERMATIX TYPE II. 9.5. SPRINKLER HEADS 9.5.1. SPRINKLER HEADS SHALL BE AS SHOWN ON PLAN. 9.6. VALVES 9.6.1. REMOTE CONTROL VALVES - ELECTRIC REMOTE CONTROL VALVESSHALL BE AS SHOWN ON PLAN. 9.6.2. QUICK COUPLING VALVES - QUICK COUPLING VALVES SHALL BE ASINDICATED ON PLANS AND SHALL HAVE A LOCKING COVER. EACHQUICK COUPLER VALVE SHALL HAVE A MOLDED VINYL COVER,YELLOW IN COLOR (PURPLE WHERE CALLED FOR IN RECYCLED WATER SYSTEMS). ALL QUICK COUPLER VALVES KEYS AND HOSE SWIVELS SHALL BE OF SAME MANUFACTURER AS THE QUICK COUPLER. 9.7. AUTOMATIC CONTROLLERS - AUTOMATIC CONTROLLERS SHALL BE ASSHOWN ON PLANS AND DETAILS. 9.8. CONTROL WIRES FOR RCV'S - ALL WIRING TO BE USED FOR CONNECTINGTHE AUTOMATIC CONTROLLER TO THE ELECTRICAL SOLENOIDACTUATED BY REMOTE CONTROL VALVE SHALL BE SOLID COPPER, PVCINSULATION, SINGLE CONDUCTOR, UL APPROVED UNDERGROUNDFEEDER CABLE. EACH PILOT OR "HOT" WIRE SHALL BE BLACK ORCOLOR-CODED WITH THE COMMON WIRE BEING WHITE. 9.9. RUN TWO SPARE CONTROL WIRES TO THE FARTHEST VALVE IN EACHMAINLINE DIRECTION. SHOW ON AS-BUILTS. COLOR CODE DIFFERENTTHAN PILOT AND COMMON WIRES. 9.10. WIRING FOR FLOW SENSORS AND MASTER VALVES SHALL BE AS RECOMMENDED BY THE MANUFACTURER AND SHALL BE COLOR CODED DIFFERENTLY THAN COMMON WIRE, CONTROL WIRES, AND SPAREWIRES. 9.11. VALVE BOXES - ALL REMOTE CONTROL VALVES, SHUT-OFF VALVES,FLOW SENSORS, AND QUICK COUPLING VALVES SHALL BE INSTALLED INSUITABLE VALVE BOXES AS SHOWN IN DETAILS, COMPLETE WITHLOCKING COVERS. ALL SHALL BE N.D.S. OR APPROVED EQUAL ANDSHALL BE IDENTIFIED ON THE LID WITH HEAT-BRANDED NUMBERS /LETTERS IN 2" HIGH BLOCK LETTERS AS SHOWN ON THE DETAILS. ALLBOXES SHALL HAVE GREEN COVERS (PURPLE FOR RECYCLED WATERSYSTEMS). 9.12. BACKFLOW PREVENTION UNITS THE BACKFLOW PREVENTION UNITSSHALL BE AS SHOWN ON PLANS AND DETAILS. 9.13. DRIP LINE AND INTEGRAL DRIP LINE COMPONENTS - THE DRIP LINE SHALL BE TECHLINE HCVXR AS MANUFACTURED BY NETAFIM IRRIGATION, INC. DRIPPER FLOW RATE AND SPACING SHALL BE AS INDICATED ONDRAWINGS. 9.13.1. TECHLINE FITTINGS: ALL TECHLINE CONNECTIONS SHALL BE MADEWITH APPROVED TECHLINE INSERT FITTINGS. 9.13.2. SOIL STAPLES (TLS6): ALL TECHLINE INSTALLATIONS SHALL BE HELDIN PLACE WITH TECHLINE SOIL STAPLES SPACED EVENLY EVERY 3' -5' ON CENTER, AND WITH TWO STAPLES ON EACH CHANGE OFLOCATION. 9.13.3. LINE FLUSHING VALVES: ALL TECHLINE SYSTEMS SHALL BEINSTALLED WITH MANUAL FLUSHING VALVE AS INDICATED ONDRAWINGS. TECHLINE HCVXR ZONES DO NOT REQUIRE AN AUTOMATIC LINE FLUSHING VALVES, BUT MUST HAVE A MANUAL FLUSHING PORT(S) IN THE POSITION THAT AN AUTOMATIC FLUSH VALVE WOULD BE POSITIONED. 9.13.4. AIR/VACUUM RELIEF VALVES: EACH INDEPENDENT TECHLINESUBSURFACE IRRIGATION ZONE (TUBING WITHOUT CHECK VALVES),SHALL BE INSTALLED WITH AN AIR/VACUUM RELIEF VALVE AT THEZONE'S HIGHEST POINT(S). TECHLINE HCVXR SUBSURFACE ZONES(TUBING WITH CHECK VALVES), DO NOT REQUIRE AN AIR/VACUUMRELIEF VALVE WHEN BURIED. 9.13.5. PRESSURE REGULATOR: A PRESSURE REGULATOR SHALL BEINSTALLED AT EACH ZONE VALVE OR ON THE MAIN LINE TO ENSUREOPERATING PRESSURES DO NOT EXCEED SYSTEM REQUIREMENTS.THE PRESSURE REGULATOR SHALL BE AS CALLED FOR ON THEPLANS. 9.13.6. SYSTEM FILTER: A Y-FILTER OR DISC FILTER SHALL BE INSTALLED AT EACH ZONE VALVE AS CALLED FOR ON THE PLANS. A SYSTEM (MAIN LINE) FILTER SHALL ALSO BE INSTALLED TO ENSURE ADDED PROTECTION. 9.14. ANY OTHER EQUIPMENT NOT SPECIFICALLY NOTED HEREIN BUTREQUIRED BY THE PLANS, DETAILS, OR LEGENDS SHALL BE SUPPLIEDAND INSTALLED IN STRICT ACCORDANCE WITH THE MANUFACTURERSRECOMMENDATIONS. IF ANY QUESTION ARISES AS TO PROPERPROCEDURE, IT SHALL BE RESOLVED WITH THE LANDSCAPE ARCHITECTBEFORE INSTALLATION. 10. INSTALLATION 10.1. SITE CONDITIONS 10.1.1. ALL SCALED DIMENSIONS ARE APPROXIMATE. THE CONTRACTORSHALL VERIFY ALL DIMENSIONS ON THE SITE PRIOR TO PROCEEDINGWITH WORK UNDER THIS CONTRACT. 10.1.2. EXTREME CARE SHALL BE EXERCISED IN EXCAVATING AND WORKING NEAR EXISTING UTILITIES. CONTRACTOR SHALL BE RESPONSIBLE FOR DAMAGE TO ANY FACILITIES. 10.1.3. SHOULD UTILITIES NOT LOCATED OR MARKED BE FOUND DURINGEXCAVATION, THE CONTRACTOR SHALL PROMPTLY NOTIFY THEOWNER AND SHALL DISCONTINUE WITH WORK IN THE AREA, EXCEPTNECESSARY EMERGENCY WORK NECESSARY TO REPAIR ORPREVENT DAMAGE UNTIL INSTRUCTIONS ARE RECEIVED. 10.1.4. FAILURE TO NOTIFY THE OWNER OF DISCOVERY OF SUCH UTILITIESOR DAMAGE THERETO WILL RESULT IN THE CONTRACTOR BEINGLIABLE FOR ANY AND ALL DAMAGE CAUSED TO THE UTILITIES AS ARESULT OF HIS ACTIONS. 10.1.5. THE CONTRACTOR SHALL, BEFORE STARTING WORK ON THESPRINKLER SYSTEM, CAREFULLY CHECK ALL FINISH GRADES TO SATISFY HIMSELF THAT HE MAY PROCEED WITH THE WORK. 10.2. WATER SUPPLY 10.2.1. THE CONTRACTOR SHALL ARRANGE FOR THE PROVISION OF THEWATER SUPPLY AND COORDINATE WITH THE OWNER ASNECESSARY. 10.2.2. THE CONTRACTOR SHALL CONNECT TO THE WATER SOURCE ASINDICATED ON THE DRAWINGS. 10.3. ELECTRICAL 10.3.1. THE OWNER SHALL ARRANGE FOR THE PROVISION OF THEELECTRICAL SUPPLY. POWER SOURCES SHALL BE AS INDICATED ONTHE DRAWINGS. THE CONTRACTOR SHALL CONNECT AT THE POINTSHOWN ON THE DRAWINGS. 10.3.2.THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING ELECTRICAL CONNECTIONS TO THE AUTOMATIC CONTROLLERS. ALL WIRING SHALL BE ROUTED AS SHOWN ON PLANS. ALL ELECTRICAL WORK SHALL BE IN ACCORDANCE WITH ALL LOCAL OR COUNTYORDINANCES. 10.4. EXISTING UTILITIES - THE CONTRACTOR SHALL LOCATE AND MARK ALLEXISTING UTILITIES SUCH AS POWER, TELEPHONE, DOMESTIC WATERAND TILE DRAINS. EXTREME CARE SHALL BE TAKEN BY THECONTRACTOR WHEN EXCAVATING OR WORKING IN THESE AREAS ANDCOORDINATION AND COOPERATION WITH OTHER CONTRACTOR ISREQUIRED AS THE WORK PROGRESSES TO THESE AREAS. 10.5. TRENCHES IN GENERAL 10.5.1. TRENCHES SHALL BE DUG STRAIGHT, AND PIPE SHALL HAVE THECONTINUOUS SUPPORT FOR THE DITCH BOTTOM AND SHALL BE LAIDTO AN EVEN GRADE. TRENCHING EXCAVATION SHALL FOLLOW THELAYOUT INDICATED ON THE DRAWINGS. 10.5.2. ALL PRESSURE SUPPLY LINES SHALL HAVE A MINIMUM DEPTH OFEIGHTEEN (18) INCHES MINIMUM UNLESS OTHERWISE NOTED. 10.5.3. ALL NON-PRESSURE SUPPLY LINES SHALL HAVE A MINIMUM DEPTH OF TWELVE (12) INCHES MINIMUM AS SHOWN IN THE DETAILS. 10.5.4. ALL LINES SHALL HAVE A MINIMUM CLEARANCE OF SIX (6) INCHES FROM EACH OTHER AND FROM LINES OF OTHER TRADES. 10.5.5. NO LINE SHALL BE INSTALLED DIRECTLY OVER ANOTHER LINE. 10.5.6. IF NECESSARY, CALL UNDERGROUND ALERT, OR SIMILAR COMPANY. 10.6. BACKFILLING 10.6.1. BACKFILL FOR TRENCHING SHALL BE COMPACTED TO DRY DENSITYEQUAL TO THE ADJACENT UNDISTURBED SOIL, AND SHALL CONFORMTO THE ADJACENT GRADES WITHOUT DIPS, SUNKEN AREAS, HUMPSOR OTHER IRREGULARITIES. INITIAL BACKFILL ON ALL LINES SHALLBE OF A FINE GRANULAR MATERIAL WITH NO FOREIGN MATTERLARGER THAN ONE-HALF (1/2) INCH IN SIZE. 10.6.2. IF, IN THE OPINION OF THE CONTRACTOR/LANDSCAPE ARCHITECT, THE EXCAVATED MATERIAL IS NOT SATISFACTORY FOR USE AS BACKFILL, THE CONTRACTOR SHALL DISPOSE OF THIS UNSATISFACTORY MATERIAL. 10.6.3. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY SETTLING OFTRENCHES FROM HIS WORK. 10.7. PVC PIPE 10.7.1. PVC PIPE SHALL BE INSTALLED IN A MANNER WHICH WILL PROVIDEFOR EXPANSION AND CONTRACTION AS RECOMMENDED BY THEPIPE MANUFACTURER. 10.7.2. ALL PLASTIC TO METAL JOINTS SHALL BE MADE WITH PLASTIC MALEADAPTERS, UNLESS OTHERWISE SHOWN IN DETAILS. 10.7.3. THE JOINTS SHALL BE ALLOWED TO SET AT LEAST TWENTY-FOUR(24) HOURS BEFORE PRESSURE IS APPLIED TO THE SYSTEM ON PVCPIPE. 10.7.4. AFTER ALL NEW SPRINKLER PIPING AND RISERS ARE IN PLACE AND CONNECTED, AND ALL NECESSARY WORK AS BEEN COMPLETED AND PRIOR TO THE INSTALLATION OF SPRINKLER HEADS, CONTROL VALVES SHALL BE OPENED AND A FULL HEAD OF WATER USED TOFLUSH OUT THE SYSTEM. AFTER THE SYSTEM IS THOROUGHLYFLUSHED, RISERS SHALL BE CAPPED OFF AND THE SYSTEMPRESSURE TESTED. 10.7.5. SPRINKLER LINES SHALL BE TESTED IN PLACE BEFORE BACKFILLINGFOR A PERIOD OF NOT LESS THAN TWENTY-FOUR (24) HOURS ANDSHALL SHOW NO LEAKAGE OR LOSS OF PRESSURE. DURING THETEST PERIOD, MINIMUM TEST PRESSURE AT THE HIGHEST POINT OFTHE SECTION BEING TESTED, SHALL BE 100 POUNDS PER SQUAREINCH. 10.7.6. AT THE CONCLUSION OF THE PRESSURE TEST, THE HEAD SHALL BE INSTALLED AND TESTED FOR OPERATION IN ACCORDANCE WITH DESIGN REQUIREMENTS UNDER NORMAL OPERATING PRESSURE, CONTRACTOR SHALL VERIFY HEAD PRESSURES WITH PITOT TUBE OR PRESSURE GAUGE ASSEMBLY, AND ADJUST VALVE TOCORRESPOND WITH DESIGN PRESSURE. 10.8. SPRINKLERS 10.8.1. ALL POP-UP SPRINKLERS SHALL BE PROVIDED WITH SWING JOINTSAND SHALL BE ADJUSTED TO THE PROPER HEIGHT. ALL NOZZLESSHALL BE ADJUSTED FOR PROPER THROW RADIUS FOR EFFICIENTCOVERAGE. 10.8.2. SPRINKLER HEADS AND RISERS SHALL BE INSTALLED ACCORDINGTO DETAILS. 10.9. DRIP LINE INSTALLATION 10.9.1. INSTALL ALL DRIP LINE AS INDICATED ON DRAWINGS. USE ONLY TEFLON TAPE ON ALL THREADED CONNECTIONS. 10.9.2. CLAMP TECHLINE INSERT FITTINGS WITH OETIKER CLAMPS WHEN OPERATING PRESSURE EXCEEDS SPECIFIC DRIP LINE FITTINGREQUIREMENTS. 10.9.3. WHEN INSTALLING TECHLINE, INSTALL SOIL STAPLES AS LISTEDBELOW: SANDY SOIL - ONE STAPLE EVERY THREE (3') FEET AND TWO (2)STAPLES ON EACH CHANGE OF DIRECTION (TEE, ELBOW, ORCROSS).LOAM SOIL - ONE STAPLE EVERY FOUR (4') FEET AND TWO (2)STAPLES ON EACH CHANGE OF DIRECTION (TEE, ELBOW, ORCROSS).CLAY SOIL - ONE STAPLE EVERY FIVE (5') FEET AND TWO (2)STAPLES ON EACH CHANGE OF DIRECTION (TEE, ELBOW, OR CROSS). 10.9.4. CAP OR PLUG ALL OPENINGS AS SOON AS LINES HAVE BEEN INSTALLED TO PREVENT THE INTRUSION OF MATERIALS THATWOULD OBSTRUCT THE PIPE. LEAVE IN PLACE UNTIL REMOVAL ISNECESSARY FOR COMPLETION OF INSTALLATION. 10.9.5. THOROUGHLY FLUSH ALL WATER LINES BEFORE INSTALLING VALVESAND OTHER HYDRANTS. 10.9.6. TEST IN ACCORDANCE WITH HYDROSTATIC TESTS ASRECOMMENDED BY THE MANUFACTURER. 10.10. VALVES 10.10.1. REMOTE CONTROL VALVES SHALL BE ADJUSTED SO THAT THE MOSTREMOTE SPRINKLER HEADS OPERATE AT THE PRESSURERECOMMENDED BY THE HEAD MANUFACTURER. REMOTE CONTROL VALVES SHALL BE ADJUSTED SO THAT A UNIFORM DISTRIBUTION OF WATER IS APPLIED BY THE SPRINKLER HEADS TO THE PLANTING AREAS FOR EACH INDIVIDUAL VALVE SYSTEM. 10.10.2. QUICK COUPLING VALVES SHALL BE SET IN VALVE BOXESAPPROXIMATELY 12" FROM WALKS, CURBS, HEADER BOARDS, ORPAVED AREAS WHERE APPLICABLE. VERTICAL POSITIONING OFQUICK COUPLING VALVES SHALL BE SUCH THAT SLEEVE TOP WILLBE FLUSH WITH THE SETTLED FINISH GRADE AS DETERMINED AFTERTHE TURF IS ESTABLISHED AND 2" ABOVE GRADE IN GROUND COVERAREAS. 10.11.VALVE BOXES 10.11.1. VALVE BOXES SHALL BE SET ONE-HALF INCH (1/2") ABOVE THE DESIGNATED FINISH GRADE IN LAWN AREAS AND ONE INCH (1") ABOVE FINISH GRADE IN GROUND COVER AREAS. 10.11.2. VALVE BOXES INSTALLED NEAR WALKS, CURBS, HEADER BOARDS AND PAVING SHALL ABUT THOSE ITEMS. TOP SURFACES SHALL BEFLUSH WITH ITEMS LISTED ABOVE. 10.12. AUTOMATIC CONTROLLER LOCATION AND INSTALLATION 10.12.1. THE AUTOMATIC CONTROLLER SHALL BE INSTALLED AT THE APPROXIMATE LOCATION SHOWN ON THE PLAN. VERIFY EXACTLOCATION WITH THE OWNER. 10.12.2. ALL LOCAL AND OTHER APPLICABLE CODES SHALL TAKEPRECEDENCE IN CONNECTING THE 110 VOLT ELECTRICAL SERVICETO CONTROLLER. OWNER SHALL PROVIDE POWER TO CONTROLLER.CONTRACTOR SHALL COMPLETE HOOK-UP TO CONTROLLER. 10.12.3. THERE SHALL BE ADEQUATE COVERAGE OF EARTH (18" MINIMUM)OVER THE 24-VOLT CONTROL WIRE. INSTALL WIRE IN TRENCH AND TAPE TO MAIN LINES ON SIDE OF PIPE AT 10' INTERVALS. 10.13. CONTROL WIRE 10.13.1. ALL ELECTRICAL EQUIPMENT AND WIRING SHALL COMPLY WITHLOCAL AND STATE CODES AND BE INSTALLED BY THOSE SKILLEDAND LICENSED IN THE TRADE. 10.13.2. CONNECTING AND SPLICING OF WIRE AT THE VALVES OR IN THEFIELD SHALL BE MADE USING A DRI-SPLICE CONNECTOR OR EQUAL. 10.13.3. FOR WIRE-WIRE DECODER SYSTEMS, REFER TO THEMANUFACTURER'S RECOMMENDATIONS AND DIRECTIONS FORWIRING, AND ANY SPECIFIC NOTES ON THE PLANS AND/OR DETAILS. 10.14. PRESSURE TEST 10.14.1. ALL PRESSURE LINES SHALL BE TESTED UNDER PRESSURE WITHWATER AND AIR OF ONE-HUNDRED FIFTY (150) POUNDS PER SQUARE INCH, AND ALL NON-PRESSURE LINES SHALL BE TESTED UNDER THE EXISTING STATIC PRESSURE, AND BOTH BE PROVEN WATERTIGHT. 10.14.2. PRESSURE SHALL BE SUSTAINED IN THE LINES FOR A 24 HOUR PERIOD. IF LEAKS DEVELOP, THE JOINTS SHALL BE REPLACED ANDTHE TEST REPEATED UNTIL THE ENTIRE SYSTEM IS PROVENWATERTIGHT. 10.14.3. TEST SHALL BE OBSERVED AND APPROVED BY THE OWNER PRIORTO BACKFILL. 10.14.4. UPON COMPLETION OF EACH PHASE OF THE WORK, THECONTRACTOR SHALL CHECK AND ADJUST EACH SPRINKLER HEADTO MEETING THE SITE REQUIREMENTS. 10.15. COVERAGE TEST - UPON COMPLETION OF ALL SYSTEMS, THECONTRACTOR, IN THE PRESENCE OF THE ARCHITECT, SHALL PERFORM ACOVERAGE TEST TO DETERMINE IF THE COVERAGE OF WATER AFFORDED ALL AREAS IS COMPLETE AND ADEQUATE. THE CONTRACTOR SHALL CHANGE ANY HEADS, NOZZLES, OR ORIFICES AS MAY BE REQUIRED TO PROVIDE COVERAGE AS INDICATED ON THE DRAWINGS AND AS SPECIFIED. 10.16. LOWERING OF HEADS - UNLESS OTHERWISE NOTED, ALL SPRINKLERSINSTALLED IN LAWN AREAS SHALL BE LOWERED TO FINISH GRADEWITHIN FIVE DAYS FOLLOWING NOTIFICATION BY THE CITY/OWNER. ATTHE TIME OF LOWERING HEADS, THE CONTRACTOR SHALL COMPLETELYCHECK AND ADJUST THE ENTIRE SYSTEM AND MAKE ANY REPAIRS THATARE NECESSARY TO COMPLETE THIS WORK TO THE SATISFACTION OFTHE CITY/OWNER, LANDSCAPE ARCHITECT AND/OR OWNER'S CHOSENREPRESENTATIVE. THE CONTRACTOR SHALL NOTIFY THE OWNER INWRITING UPON COMPLETION OF THIS WORK. 10.17. WORKMANSHIP AND PROCEDURE 10.17.1. THE ROUTING OF THE PRESSURE SUPPLY LINES AS INDICATED ON THE DRAWINGS IS DIAGRAMMATIC. THE CONTRACTOR SHALL INSTALL LINES IN A MANNER THAT CONFORMS WITH THE VARIOUS DETAILS, WITHOUT OFFSETTING THE VARIOUS ASSEMBLIES FROMTHE PRESSURE SUPPLY LINE. 10.17.2. NO MULTIPLE ASSEMBLIES SHALL BE INSTALLED ON PLASTIC LINES.EACH ASSEMBLY SHALL BE PROVIDED WITH ITS OWN OUTLET. 10.17.3. ALL ASSEMBLIES SPECIFIED HEREIN SHALL BE INSTALLED INACCORDANCE WITH THE RESPECTIVE DETAIL. IN THE ABSENCE OFDETAIL DRAWINGS OR SPECIFICATIONS PERTAINING TO THESPECIFIC ITEMS REQUIRED TO COMPLETE THE WORK, THECONTRACTOR SHALL PERFORM SUCH WORK IN ACCORDANCE WITHTHE BEST STANDARD PRACTICE AND TO THE SATISFACTION OF THELANDSCAPE ARCHITECT/CONTRACTOR. 11. INSPECTION OF WORK 11.1. INSTALLATIONS AND OPERATIONS MUST BE APPROVED BY THE CITY/OWNER AND LANDSCAPE ARCHITECT. 11.2. PRIOR TO COMMENCING WORK, THE CONTRACTOR SHALL ARRANGE AMEETING WITH THE CITY/OWNER, AT WHICH TIME THE CONTRACTORWILL BE INFORMED OF SPECIFIC INSPECTIONS REQUIRED AND THEMETHOD OF CALLING FOR SUCH INSPECTIONS AS THE INDIVIDUAL WORKIS COMPLETED. 12. RESPONSIBILITY 12.1. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL WORK TO BEPERFORMED UNDER THIS CONTRACT. NO CONTRACTOR SHALL BERELIEVED OF HIS LIABILITY TO COMPLETE THE WORK SHOWN ON THEDRAWINGS AND INDICATED IN THE SPECIFICATIONS, UNLESSAUTHORIZED IN WRITING BY THE CITY/OWNER OR OWNER'S APPROVED REPRESENTATIVE. 12.2. THE CONTRACTOR SHALL PROTECT HIS WORK FROM DAMAGE AND THEFT AT ALL TIME, AND REPLACE ALL DAMAGED OR STOLEN PARTS ATHIS EXPENSE UNTIL THE WORK IS ACCEPTED IN WRITING BY THECITY/OWNER. 12.3. THE CONTRACTOR SHALL PROTECT THE CITY/OWNER'S PROPERTY FROMINJURY OR LOSS. ALL DAMAGE TO EXISTING PROPERTY (BUILDINGS,UTILITIES, ETC.) OR PLANTING (TREES, SHRUBS, LAWNS OR GROUNDCOVERS) CAUSED BY THE CONTRACTOR DURING HIS OPERATION OR ASA RESULT OF MALFUNCTION OF INSTALLED WORK DURING THEGUARANTEE PERIOD SHALL BE REPAIRED AT THE CONTRACTOR'SEXPENSE. 12.4.THE CONTRACTOR SHALL CAREFULLY NOTE ALL FINISH GRADE BEFORE COMMENCING WORK. ANY FINISH GRADE CHANGED DURING THE COURSE OF HIS WORK SHALL BE RESTORED TO THE ORIGINAL CONTOURS. 12.5. THE CONTRACTOR SHALL CAUSE MINIMUM INTERFERENCE WITHWORKMEN OR THE MATERIALS AND EQUIPMENT OF OTHER TRADESPEOPLE WORKING ON THE PROJECT. 13. COMPLETION CLEAN-UP 13.1. UPON COMPLETION OF WORK, THE CONTRACTOR SHALL REMOVEEXCESS MATERIALS, RUBBISH, DEBRIS, ETC., AND HIS CONSTRUCTIONAND INSTALLATION EQUIPMENT FROM THE PREMISES. 14. MAINTENANCE 14.1. UPON FINAL ACCEPTANCE BY THE CITY/OWNER, THE CONTRACTORSHALL PROVIDE A NINETY (90) DAY MAINTENANCE SERVICE FOR THE ENTIRE IRRIGATION SYSTEM. THIS SHALL INCLUDE, BUT NOT BE LIMITED TO BROKEN SPRINKLER REPAIR AND/OR REPLACEMENT, CLOGGED DRIP LINE REPAIR / REPLACEMENT, BROKEN PIPE REPAIR AND/OR REPLACEMENT, ADJUSTMENT OF HEADS, ADJUSTMENT OF CONTROLLERPROGRAMMING, AND WEEKLY INSPECTIONS FOR ANY MALFUNCTIONS. END OF SECTION 225 BG (E)2'-3 5 /8"EAVE(E)1'-8 3 /8"EAVE (E)2'-1 3 /16"EAVE (E)1'-1013/16"EAVE(E)3'-8 " (E ) 6 '-41/16"(E ) 3 '-67/8"(E ) 6 '-51/8"4'-0"S.Y.SETBACK 10'-0 " REARYARD SETBACK10 ' - 0 "REAR YAR D SETBAC K 4'-0"S.Y. S E T B A C K 10'-0"FRONTYARD SETBACK136'-11/16" 72'-55/8"94'-7"116'-10 5 / 8 "67'-83/16"84'-113/4" (E)1 1 /4" (E)3'-103/4" (E )6 '-61/8"(E)3'-57/8" (N)1'-117/8"(N)2'-1/8" F.S.+23.60' F.S.+57.79F.S.+24.25' F.G.+38.46' F.S.+57.79 F.S.+57.79 F.S.+57.79 F.S.+57.79 F.S.+20.25' F.S.+66.11' F.S.+60.51' F.S.+57.79' F.S.+56.75' F.S.+38.46' F.S.+49.79 F.S.+57.75' F.G.+19.00' F.S.+48.04' F.S.+38.46' F.S.+34.61' EXISTINGTRASHENCLOSUREWALLS CURB PIZZA OVEN (E)T.O.W. + 2 3 . 6 3 EXISTING WALL TO REMAIN EXISTING WALLTO REMAIN EXISTING WALL TO REMAIN EXISTING WALL TO REMAIN TO BE MAINTAINED, NOT EXCEED CURB HEIGHT NOTE: PLANTING ALONGOCEAN BLVD. TO BEMAINTAINED AT MAXIMUM36" HEIGHT FROM EXISTINGGRADE WAY L AN ESHELL STREET GOLDENRO D A V E . OCEAN B L V D . NOTE: AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY DINING TERRACELEVEL 5 LIVING ROOM TERRACE LEVEL 5 LOWER SPA TERRACELEVEL 2 LANDSCAPE TERRACE LEVEL 3 SPA TERRACE LEVEL 2 MASTER TERRACE LEVEL 4 COVERED TERRACE LEVEL 2 OFFICE TERRACELEVEL 5 F.S.+34.61' F.S.+48.04' F.S.+55.25' F.S.+49.79 NOTE: ALL LANDSCAPING, INCLUDING TREES, ONPRIVATE PROPERTY SHALL BE MAINTAINED TO BEBELOW THE HIGHEST POINT OF THE RESIDENCE. AM POOLLEVEL 2 POOL DECKLEVEL 2 (E)2'-13/16EAVAAE ((E))11/4"E)3'-57/8" RO RO RO WF WF WF WF WF BG BG BG BG BG BG BG BG BG BG BG BG BG BG BGBG BG BGBG BG BG BG BG BGBG BG BG BG RORO RORORORORORORORORORORORORORORORORORORORORORO RORORORORORORORORORORORORORORORORORORORORORORORO RORORORORORORORORORORORORORORORORORORORORORORORO RORORORORORORORORORORORORORORORORORORORORORORORO RO RO BG BG BG BG BG BG BG BG BG BG BG BG BGBG BG BG BG BGBGBG BGBG BGBG BG BG WF BG BG BG BG WF WF WF WF WF WF WF WF WF WF WF WF WF WF WF WF WF WFWFWFWFWF WFWFWFWFWFWF WFWF RO BG BG BG BG BG BG RO RORO RO WFWFRO RO WF WF RO RO RO RO RO WF WF WF WF RO WF RO RO RO RO RO RO RO RO RO WF RO RO RO RO RO RO RO RO WF RO RO RO RO RO RO RO WF RO RO RO RO RO RO RO BG BG WF WF WF WF WF WF RO WF RO RORO RO RO RO RO RO WF RO RO RO RO RO RO RO RO RO WF RO RO RO RO RO RO WF WF WF RO RO RO RO RO RO RO RO RO RO RO RO WF WF WF WF WF WF RO RO WF WF WF WF RO WF RO RO RO RO WF RO RO RO RO RO RO RO RO RO WF RO RO BG BG BG BG WF BG BG BG BG BG BG BG WFWF BG BG BG BG BG BG BG BG BG RO RORORORORO RORO RORORORO AM AM AM AM AM AM AM RO RO BG BG BGBG BGBG BGBG BGBG BGBGBGBGBGBGBGBGBGAM AM AM AM AM AM CM CM LN BGBG BGBG BGBG BGBG BGBG BGBG LNLNLN BGBG BGBG BGBG BG BG BG BG BG WF WF WF WF WF RO WF WF RO WF WF RO RO RO RO WF RO WF WF WF RO RO WF WF RO RORO RO WF RO WF WF WF WF RORO WFWF RO RO WF WF WF WFRO WF WF WF WF WF WF WF WF WF WF WF WF WF WF WF WF WF WF RO LN RO BG LN LN LN LN LN LN CS BGBG BGBG BGBG BGBG WFWFWFWFWFWFWF RO RO RO WF RO WF RO RO WF RO WF RO RO RO RO RO WF WF WF WF WF WF WF WF WFWF WF WF RO RO RO RORO RO WF WF WF RO WF WF WF WF WF WF WF RO RORO RO RO RO RO RO RO WF WF WF WF RO RO BG BG BG BG BG BG RO RO RO RO RO WF RO RO WF WF WFBGBGBGBGBGBGBGBGBGBGWF RO WF RO WF WF RO RO WF RO WF WF RO RO RORO RORO RORORO RORORORO RO RO (E)4'-1 3 /1 6 " (E ) 5 '-113/1 6" (E)53/8"(E)3'-65/8" NEW RETAININGWALL PER CIVIL WALL-MOUNTED CONDENSERSPER MEP (TYP.) CURB T.O.W. +66.27' T.O.W. +66.60 T.O.P. +70.44' T.O.W. +60.50' T.C. +66.65'F.S.+65.91' T.C. +65.99' F.S.+65.42' T.C. +67.47'F.S.+67.01' T.O.W. +61.50' T.O.W. +54.00' T.O.F. +70.11' T.O.R. +70.10' T.O.R. +69.61' T.C. +67.24'F.S.+66.57' T.O.R. +70.07' T.O.R.+57.50' T.O.P. +52.48' T.O.R. +51.06' T.O.W. +60.50' T.O.W. +41.50' T.O.W. +41.50' T.O.W. +34.61' (E)T.O.W. +23.63' T.O.W. +27.78' (E)T.O.W. +27.88' T.O.P. +28.29' T.O.W. +29.80' (E)T.O.W. +23.63' T.O.W. +27.78' T.O.R. +23.75' (E)T.O.W. +20.25' (E)T.O.W. +24.25' T.O.P. +28.29' T.O.R. +27.75'T.O.W. +35.86' T.O.W. +31.86' T.O.W. +27.08'T.O.W. +27.08' T.O.+26.25' (E)T.O.W. +21.13' T.O.W. +29.80' T.O.W. +27.78' T.O.W. +57.00' TO BE MAINTAINED,NOT EXCEED CURBHEIGHT T.O.W. +20.13' (E)T.O.W. +24.25' T.O.P. +28.29' T.O.R. +27.75' (E)T.O.W.+24.25' SPA NEW POOLUNDER SEPARATEPERMIT NEW SPA UNDERSEPARATEPERMIT PROPERTYLINEPROPERTYLINE PROPERTYLINE SETBACKLINE SETBACK L I NE SETBACK L INE SETBAC K L INE SETBACKLINESETBACK LINEPROPERTY L INE PROPERTY L INE PROPERTYLINE SETBACK L INE PROPERTYLINESETBACKLINEPROPE R T Y LINE PROPERTYLINEPROPERTYLINESETBACK LINESETBACKLINE(50) (55) (60) (65) (66) (64) (63) (62) (61) (40) (35) (45) PLANTING SCHEDULE / LEGEND (ALL FLOORS) TYPE 1. TREES 2. SHRUBS ABBRV. AM AM CM CS BG LN LN RO RO WF BOTANICAL NAME Arbutus marina Arbutus marina Citrus meyeri Cupressus sempervirens Bougainvillea glabra Laurus nobilis Laurus nobilis Rosmarinus officinalis Rosmarinus officinalis Westringia fruticosa 'Mundi' COMMON NAME Marina Strawberry Tree Marina Strawberry Tree Meyer Lemon Mediterranean 'Italian' Cypress Bougainvillea Bay Laurel Bay Laurel Rosemary Rosemary Mundi Coast Rosemary SIZE 36" Box 48" Box 24" Box 36" Box 15 Gal. 15 Gal. 36" Box 15 Gal. 5Gal. 15 Gal. SPACING PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN PER PLAN WUCOLS LOW LOW MODERATE LOW LOW LOW LOW VERY LOW VERY LOW LOW QUANTITY 7 4 2 1 132 2 9 152 113 179 GROWTH CHARACTERISTIC 30' TALL (TO BE MAINTAINED NOTTO EXCEED CURB HEIGHT)30' TALL (TO BE MAINTAINED NOTTO EXCEED CURB HEIGHT) 10'-12' TALL 30' TALL, 4' WIDE, NARROW (TO BEMAINTAINED) 4' TALL BY SPREADING HEDGE (TO BE MAINTAINED) HEDGE (TO BE MAINTAINED) 3' x 3' 3' x 3' (TO BE MAINTAINED AT MAX.36" FROM EXISTING GRADE) 4' x 4' TOTAL SQ. FT. OF NEW PLANTING AREA: APPROX. 1400 SQ FT NOTES: 1. TURF AREA DOES NOT EXCEED 25% OF LANDSCAPE PLANTING AREA(PROHIBITED ON SLOPE AREAS AND PARKWAYS LESS THAN 10 FEETWIDE) 2. 75% OF LANDSCAPE AREA MUST BE PLATED WITH CLIMATE ADAPTEDPLANTS WITH AN AVERAGE WUCOLS PLANT FACTOR OF 0.3. 3. COMPOST AT A RATE OF FOUR CUBIC YARDS PER 1,000 SQUARE FEETTO A DEPTH OF SIX INCHES.3-INCH MULCH LAYER APPLIED TO ALL PLANTING AREAS (EXCLUDINGTURF AREAS) 4. AUTOMATIC IRRIGATION CONTROLLERS WILL USEEVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR DATAAND WILL HAVEMANUAL SHUT-OFF VALVES 5. ALL LANDSCAPING, INCLUDING TREES, ON PRIVATE PROPERTY SHALL BE MAINTAINED TO BE BELOW THE HIGHEST POINT OF THE RESIDENCE. I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE PRESCRIPTIVE COMPLIANCE OPTION TO THE MWELO. PROJECT INFORMATION PROJECT NAME:2741 OCEAN RESIDENCEPROJECT ADDRESS:2741 OCEAN BLVD CORONA DEL MAR CA 92625 USATOTAL LANDSCAPE AREA:1747 SQ.FT. (1362 SQ.FT. PLANTING AREA + 385 SQ.FT. POOL & SPAAREA)PROJECT TYPE:SINGLE FAMILY RESIDENTIALWATER SUPPLY TYPE:MUNICIPALPROJECT APPLICANT:KAA DESIGN GROUP ADDRESS:12921 WEST WASHINGTON BLVD, LA CA 90066 USA T: (310) 821-1400PROPERTY OWNER:BLUES 1905, LLC 2741 OCEAN BOULEVARD CORONA DEL MAR, CA 92625 L500 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 3/16" = 1'-0", 1:1.04, 1:66.09 PLANTING PLAN 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 03/08/23 05/15/23 06/14/23 CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 226 (E)2'-3 5 /8"EAVE (E)1'-8 3 /8"EAVE (E)2'-1 3 / 1 6"EAVE (E)1'-1013/16"EAVE (E )3'-8"(E) 6 '-41/16"(E) 3 '-67/8"(E)6'-51/8" 4'-0"S.Y.SETBACK 10'-0"REARYARD SETBACK10 ' - 0 "REAR Y ARD SE TBAC K 4'-0"S.Y. S E T B A C K 10'-0 "FRONTYARD SETBACK136'-11/16" 72'-5 5/ 8 "94'-7"116'-105/8"67'-83/16"84'-113/4" (E)1 1 /4"(E)3'-103/4" (E )6'-61/8 "(E)3'-57/8" (N)1'-11 7 / 8"(N)2'-1/8" NEW PLANTING AREA (1362 SQ.FT.) EXISTING BLUFF PLANTING NOTE: SEE L500 FOR DETAILED PLANTING PLAN AND SCHEDULE. LEGEND POOL & SPA (385 SQ. FT.) NOTE: ALL LANDSCAPING, INCLUDING TREES,ON PRIVATE PROPERTY SHALL BE MAINTAINEDTO BE BELOW THE HIGHEST POINT OF THERESIDENCE. (E)1'-83/8"EAVAAE (E)2'-13/16"EAVAAE(((E))6'-41/16"(((E))6'-51/8" ((E))11/4"(((E))3'-57/8" CS AM AM AM AM AM AM AM AM AM AM AM AM AM CS (E )4 '-1 3 / 16 " (E ) 5 ' -1 13/16" (E)53/8"(E)3'-65/8" 52.80sqft 332.03 sq ft PROPOSED SHRUBS:Bougainvillea glabra - BougainvilleaOlea europaea 'Little Ollie' - Little Ollie Dwarf OliveWestringia fruticosa 'Mundi' -Mundi Coast Rosemary PROPOSED TREES:Arbutus Marina - Marina Strawberry Tree(to be maintained not to exceed the curb height, TYP.) PROPOSED SHRUBS: Laurus nobilis - Bay Laurel          #&%&$ #  # %#(##)#  &"#$$&$$"#'# $ %##   % )"#$$  !& '#!& '  &#&$ !$) &#  &#!" %% %%(#'  $%# #&%!$ &  & !$%!$#)        %%!$"!#&%!#&$%#  &#  %#%* !  %#!#  &" %"$  )$#'!&%!  !& '#!& '  &$#!#"           TOTALSQ.FT.OFNEWPLANTINGAREA:APPROX. 1400 SQ.FT. THE PROPOSED PROJECT CONSIST OF REPLACEMENT PLANTINGS WITH EQUAL OR LOWERWATER NEEDS; AND THE IRRIGATION SYSTEM IS DESIGNED, OPERABLE AND PROGRAMMED TO COMPLY WITH THE CITY'S WATER CONSERVATION REGULATIONS. I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE PRESCRIPTIVE COMPLIANCE OPTION TO THE MWELO.                                                          EXISTING PLANTING AREA EXISTING BLUFF PLANTING LEGEND PROPOSED HARDSCAPE + BUILDING FOOTPRINT                                                                     EXISTING PLANTING: Pittosporum tobira - Australian LaurelStrelitzia nicolai - Giant Bird of Paradice Yucca ElephantipesCycas revoluta - Sago PalmBougainvillea glabra - BougainvilleaFicus microcarpa LINE OF PROPOSEDHARDSCAPE + BUILDING FOOTPRINT LINE OF PROPOSEDHARDSCAPE + BUILDING FOOTPRINT PROPOSED PLANTING AREA EXHIBIT 3/32" = 1'-0" 1EXISTING PLANTING AREA EXHIBIT 3/32" = 1'-0" 2 NOTES: 1. TURF AREA DOES NOT EXCEED 25% OF LANDSCAPE PLANTING AREA (PROHIBITED ON SLOPE AREAS ANDPARKWAYS LESS THAN 10 FEET WIDE) 2. 75% OF LANDSCAPE AREA MUST BE PLATED WITH CLIMATE ADAPTED PLANTS WITH AN AVERAGE WUCOLS PLANT FACTOR OF 0.3. 3. COMPOST AT A RATE OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES. 3-INCH MULCH LAYER APPLIED TO ALL PLANTING AREAS (EXCLUDING TURF AREAS) 4. AUTOMATIC IRRIGATION CONTROLLERS WILL USE EVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR DATA AND WILL HAVE MANUAL SHUT-OFF VALVES 5. ALL LANDSCAPING, INCLUDING TREES, ON PRIVATE PROPERTY SHALL BE MAINTAINED TO BE BELOW THEHIGHEST POINT OF THE RESIDENCE. PROJECT INFORMATION PROJECT NAME:2741 OCEAN RESIDENCEPROJECT ADDRESS:2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA TOTAL LANDSCAPE AREA:1747 SQ.FT. (1362 SQ.FT. PLANTING AREA + 385 SQ.FT. POOL & SPAAREA)PROJECT TYPE:SINGLE FAMILY RESIDENTIAL WATER SUPPLY TYPE:MUNICIPAL PROJECT APPLICANT:KAA DESIGN GROUP ADDRESS:12921 WEST WASHINGTON BLVD, LA CA 90066 USA T: (310) 821-1400PROPERTY OWNER:BLUES 1905, LLC 2741 OCEAN BOULEVARD CORONA DEL MAR, CA 92625 L501 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP,RH,EB 06/14/2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 3/32"=1'-0",1:59.92 PLANTING EXHIBIT 2741 OCEANBLVD CORONA DEL MAR CA92625USA 07/12/22 architectsevens date submittal 12/21/22 03/08/23 05/15/23 06/14/23 CDP Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921 West Washington Blvd . Los Angeles . CA90066 310 821 1400 . fax 310 821 1440kaadesigngroup.com K AA D esign G roup 227 PERSTRUCTURAL1/8"GROUT JOINTS MAX. STONE TREADS&RISERS PERFINISH SCHEDULE;SLAB MATERIALTO MATCHADJACENTPAVING WATERPROOFING OVER STRUCTURALCONCRETESUBSTAIR;TIEINTO WP SYSTEMSAT BELOW-GRADE WALLS LANDINGTOBESINGLEPIECE;SEEHARDSCAPE PLANFOR SIZE 1/2"SLOPE PER GRADE PLAN F.S.2"-3"LAYER OFCRUSHED STONEFINISHSTONE PER MATERIALSPLAN STONE RETURNAT EXPOSEDEDGE OFPAVING(TYP.) COMPACTED SUB-GRADE(PER GEOTECHNICALSOILREPORT) STONEPAVING PERFINISHSCHEDULE, CONFIRM PATTERN& LAYOUT PRIOR TOINSTALLING MORTAR COMPACTED GRAVEL&SOILSUB BASE(PER GEOTECHNICALREPORT) CONCRETE SLAB&REINFORCING PER STRUCTURAL 1/8"GROUT JOINTS WATERPROOFING PER WP CONSULTANT RECOMMENDATION FLUSHMETALDECKDRAIN;INSTALLPER MANUFACTURER'SSPECIFICATIONS COLLAR TO MATCHMATERIALOFDRAIN ALIGN CONCRETE SLAB&REINFORCING PER STRUCTURAL CONCRETE PAVINGFINISHPERFINISHSCHEDULE,CONFIRM JOINTLAYOUTPRIOR TO POURING SUB SLAB WATERPROOFINGPER WP CONSULTANTRECOMMENDATION COMPACTED GRAVEL&SOILSUB BASE(PER GEOTECHNICALREPORT) 3/4"TOOLED JOINTWHERE OCCURS, PERHARDSCAPE PLAN;20%SLAB THICKNESS MAX. COMPACTED GRAVEL&SOILSUB BASE(PER GEOTECHNICALREPORT) CONCRETE SLAB&REINFORCING PER STRUCTURAL CONCRETE PAVINGFINISHPERFINISHSCHEDULE,CONFIRM JOINTLAYOUT PRIOR TO POURING SUB SLAB WATERPROOFING PER WP CONSULTANT RECOMMENDATION PLANTINGSOIL/PEBBLES 1/4"RADIUS EDGE CONCRETE SLAB&REINFORCING PER STRUCTURAL CONCRETE PAVINGFINISHPERFINISHSCHEDULE, CONFIRM JOINTLAYOUT PRIOR TO POURING SUB SLAB WATERPROOFINGPER WP CONSULTANT RECOMMENDATION COMPACTED GRAVEL&SOILSUB BASE(PER GEOTECHNICALREPORT)2"2"MIN.LAYER OF3/8"CRUSHED STONE COMPACT TOP 12"MIN. SUBGRADE MATERIALTOMIN.95%OFRELATIVE COMPACTION NATIVE SOIL 6"4"11/2"P.A./F.G. SLOPE PERGRADE PLAN F.S. CONCRETE SUB-SLAB COMPACTED GRAVELSUB-BASE MORTAR SETTING BED FINISHSTONE PER MATERIALSPLAN #3REBAR AT 18"O.C. BOTHWAYSKEEP3"CLEARFROM EDGES 1/8"GROUT JOINT MITERED EDGE AT EXPOSEDEDGE OFPAVING(TYP.)11 1/2"F.S. SLOPE PERGRADE PLAN CONCRETE SUB-SLAB WALLPER PLANS MORTAR BED FINISHSTONE PER MATERIALSPLAN #3REBAR AT 18"O.C. BOTHWAYSKEEP3"CLEARFROM EDGES COMPACTED GRAVELSUB BASE (PER GEOTECHNICALSOILREPORT) COMPACTED SUB-GRADE (PER GEOTECHNICALSOILREPORT) EXPANSIONJOINT, PER DETAIL04/L700 25/64"3/4"*3/16" 3/8" TWO COMPONENTPOLYURETHANE SEALANT-COLOR TOMATCHCONCRETE. SUBMITCOLOR SAMPLES PRIORTOINSTALLATION BACKER ROD EXPANSIONJOINTMATERIALW/SELF-LEVELINGSEALER TO MATCHPAVINGCOLOR (PROVIDE SAMPLEFOR APPROVALPRIOR TOCONSTRUCTION) 1/2"DIA.x12"LONGSTEELSLIPDOWELAT3'-0"O.C. SLEEVE ONEEND. CENTERINCONCRETE 1/8"RAD. EDGE AT PEDESTRIANPAVING&1/4"RAD.EDGE AT VEHICULAR PAVING #3REBAR@18"O.C.KEEP3"CLEAR FROM ALLPAVINGEDGES CONCRETE PAVINGFINISHSURFACE;REFER TOLANDSCAPE MATERIALSPLAN CONCRETE PAVINGFINISHSURFACE;REFER TOLANDSCAPE MATERIALSPLAN CONCRETE PAVINGFINISHSURFACE;REFER TOLANDSCAPE MATERIALSPLAN 3/8"JOINT SEALER 1/8"RAD. EDGE AT PEDESTRIANPAVING&1/4"RAD.EDGE AT VEHICULAR PAVING 3"9"1"SOLIDSTONE EDGINGONMORTAR SETTING BEDPER MATERIALSPLAN JOINTFILLED WITHCRUSHED STONE PER MATERIALSPLAN F.G. PER GRADINGPLAN SEE DETAIL ALIGN TURF 8"CRUSHEDSTONEAT STONE PAVINGEDGE TYP.(3") 3"=1'-0"6 STONEPAVINGTYP.(3") 3"=1'-0"5 CONCRETEPAVINGATAREADRAIN TYP.(3") 3"=1'-0"4 CONCRETEPAVINGTYP.(3") 3"=1'-0"2 CONCRETEPAVINGEDGECONDITION TYP.(3") 3"=1'-0"3STONE LANDINGTO STAIR TRANSITIONTYP.(11/2") 11/2"=1'-0"7CRUSHEDSTONEPAVINGTYP.(3") 3"=1'-0"11 STONE TILEPAVING EDGEAT PLANTINGAREATYP.(3") 3"=1'-0"8 STONETILEPAVINGATVERTICALSURFACE TYP.(3") 3"=1'-0"10 CONCRETE PAVINGJOINTS TYP.(3") 3"=1'-0"1 STONE EDGEBANDTYP.(3") 3"=1'-0"9 L700 This document contains information proprietary to KAADesign Group, Inc. and is furnished in confidence for thelimited purpose of evaluation, bidding or review. Thisdocument or its contents may not be used for any otherpurpose and may not be reproduced or disclosed to otherswithout the prior written consent of KAA Design Group,Inc. All rights reserved. © Copyright 2021 SP, RH, EB 06 / 14 / 2023printed: drawn by: scale: sheet: 19103proj. no. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 3" = 1'-0", 1 1/2"= 1'-0" PAVING DETAILS 2741 OCEAN BLVD CORONA DEL MAR CA 92625 USA 07/12/22 architectsevens date submittal 12/21/22 12/21/22 03/08/23 05/15/23 06/14/23 CDP Submittal Plan Check Submittal CDP Submittal II CDP Submittal III CDP Submittal IV 12921WestWashingtonBlvd.LosAngeles .CA90066 310821 1400 .fax 310821 1440kaadesigngroup.com K AA Design G roup 228 OCEAN BOULEVARDCLELLCCCCCLELEOVOUANOOOOONNOUOUVVRDLOEOOOBRAEANLRABUEA WAY LANESHELL LANEBLOCK 33CORONA DEL MAR M.M. 3/42 N50°00'00"W 67.69'N26°48'09"E 1 3 6 . 1 0 ' 84.98' N40°0 0 ' 0 0 " E 72.47' N20°05'00"E05000050505"E"E 116.89'94.59'9'594.59492'18"EEEEN10°32'18NN3 N49°33'52"WBLOCK 33CORONA DEL MAR M.M. 3/42 DDBANDONEDNEDNANBAAOOABABABAAAAOFFOFFN OFONNNRTIOOTIRTOOPOPOPPOPOOPOPPPPOOPPPPP NNNNANAAAEAAEEAEEAOCEECOCOOCEA PERRERPEPPEPD D RDRDULEVARDRARVAVLEOULEULUOUOUOOOBOBOBBOBBBBRDRRREVARULUOU 98-666-686ON 9NOONNONOTIOTIUTTTTOLUTUULOLLUTTLUSOSOSOSSSESEESEEERERROLUTIONOONO.NONO.O.NON. 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RDRDDDD OOO DDDD ION NOOON 999NONNNNO.OOOO. 0006000060060160111111111111 3'52DONDODOONONOONOOONOOOOOOOOOOOOOOOOOOOOOOOOOODOODOOODDDODOODDDOOOOOOOOONNNNNNNNOOOOOO AAAAAAAANANNNNNNANANANNANNNANNNEAAEAAEAAEAAEEEAAANAEAEAEACECECECECECECECECCCCCCCCCCCCCCCC7.75577575755777000000000066660000000006660000990 SSS T/SLAB=20.2522550.=2B025225=20.25022022002202020220022000220202022=T/T 222LALALABBSLABLALALA/SSSSLLAAABB=PAD=18.751PAD=PADDDPADDPADDPADPADPADDPADDDPADPPPADPADPAD=1DD 77755AAAAADD 00 MA AAPP EEAAVVVRRDDDDDDDDUU NNOOOOOOOONN 6666666600 AAPPPPPPPPPOO CCCCCCCCC AAAAAAAAAAARRUU LL 00 00000000 AAOO OOOCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCEEAAAAAARRLL NNOO 66 11111111 AAAAAAAAOO CC AARRUULL LL NNOO 0000000000 00 AAOO CCEERRUULLVV LL OOOOO OO 000000 001111111111111 AA EE DDUUEE OO NNOO 666666600 AA LL UU OO OO 00 PPPP OOOOOLLEEVV OO UU OONNNN 666666 AAAPPPPPP OOOOOOOOOOOUUEEEVVAA OOLL NNNNOOOOO 6600 OOO OOUUUUUUUULLVVAA LLUUUUUUUUUU OONNOOOOOO 00 00 PPPPPPPOO EEEEEEOOEEVV DD UU OONN 99NNNNNNNNNNNOO 6600 OOOCCUULLEEAARR UU OONNOO 666666666 1111111111111 AAPPOO CCUUEEVVAARRRRR TTII NNNNNNNNNOO 00 PP EEAALLLLEEVVRRRRRRRRDD OOOOOONNNNNNOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOONN 11 AAPPPOO OOOOOOOOOOOOOOCCEE NNLLVVAARR OOLL OO 000 AAPPOO CC AAAAAAAAAEEEVVAADDDDDDDDDDD OONNOO 66 EAAAAAAAAEANNNNNNNNNN FF AANANAAAANNNNNNNNNN TSS VA TTTTT AA TSS A TTT AAA 323 EEEE 1 689 E 666 3L /4 2'182322322223232322232232323232323333232322323323333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333232222 ANNY JOB NO.SHEET 139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.com CIVIL ENGINEERINGLAND SURVEYINGSTORMWATER QUALITY OF PLANS PREPARED BY: PREPARED FOR:APVD.DATER E V I S I O N SBYDATEAPPD.: DATE: DWG. NO. H. SCALE: V. SCALE:SURVEY DATE: CHD.: DRN.: 1"=8' N/A4/27/2021 5/15/23 O.R. C.R. C.R. 22223 1 3 C-12741 OCEAN BLVDBLOCK 33, CORONA DEL MAR M.M. 3/422741 OCEAN BOULEVARD, NEWPORT BEACH, CAPRELIMINARY GRADING ANDDRAINAGE PLANCITY OF NEWPORT BEACH NOTES LEGEND TOPOGRAPHIC SURVEY BY: APEX LAND SURVEYING, INC.HUNTINGTON BEACH, CA 92646 PHONE: (714) 488-5006 FAX: (714) 333-4440EMAIL: APEXLSINC@GMAIL.COMEASEMENT NOTES SCOPE OF WORK ADDITIONAL NOTES NOTICE TO CONTRACTOR REQUIRED CERTIFICATIONS / APPROVALS In addition to any certifications required by the agencies having jurisdiction over this project, the following approvals from the Civil engineer of record are required: 1. Foundation forms for improvements on or abutting property lines is required prior to concrete pour. 2. Location, size, and depth of all drain lines prior to backfill. 3.Stormwater Best Management Practices (BMPs) at each significant construction stage and at project completion to ensure that BMPs have been constructed and/or installed in accordance with the approved Grading Plan and Water Quality Management Plan. PIPE NOTE TO CONTRACTOR: PVC SCH40 SHALL BE USED UNDER BUILDING SLABS. EARTHWORK QUANTITIES: 229 SECTION SECTION SECTION JOB NO.SHEET 139 Avenida NavarroSanClemente,CA 92672949.4 9 2 .8 5 8 6www.toalengineering.com CIVIL ENGINEERINGLANDSURVEYINGSTORMWATERQUALITY OF PLANS PREPARED BY: PREPARED FOR:APVD.DATER E V I S I O N SBYDATEAPPD.: DATE: DWG. NO. H. SCALE: V. SCALE:SURVEY DATE: CHD.: DRN.: 1"=8' N/A4/27/2021 5/15/23 O.R. C.R. C.R. 22223 2 3 C-22741 OCEAN BLVDBLOCK 33, CORONA DEL MAR M.M. 3/422741 OCEAN BOULEVARD, NEWPORT BEACH, CASECTIONSSECTION NOTES: 230 OCEAN BOULEVARDCLELLCCCCCCLELEOVOUANOOOOONNOUOUVVOOEEOOLLOOBRARDABUEAEANLR WAY LANESHELL LANEN50°00'00"W 67.69'697.667696976766767N26°48'09"E 1 3 6 . 1 0 ' 84.98'98498 84 N40°0 0 ' 0 0 " E E0"E'0000 40°N4 72.47' N20°05'00"E000000505EE 116.89'94.59'9'594.5949N10°32'18"EEEENN N49°33'52"WBLOCK 33 CORONA DEL MARM.M. 3/42 RRRRR 1111 RRRR 1 RRRRRR 11111111 T/SLAB=12.71 PAD=11.21 994.599N103218E T/SLAB=20.25PAD=18.75 WAY LANEWAY LANE 3'527. T/SLAB=20.25 PAD=18.75 00 BBBBB R BBBBBBB 323 1111 689 E 2'18222323232323223222232232322323232323232333333323233232323332333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333331 JOB NO.SHEET 139 Avenida NavarroSanClemente,CA 92672949.4 9 2 .8 5 8 6www.toalengineering.com CIVIL ENGINEERINGLANDSURVEYINGSTORMWATERQUALITY OF PLANS PREPARED BY: PREPARED FOR:APVD.DATER E V I S I O N SBYDATEAPPD.: DATE: DWG. NO. H. SCALE: V. SCALE:SURVEY DATE: CHD.: DRN.: 1"=8' N/A4/27/2021 5/15/23 O.R. C.R. C.R. 22223 3 3 C-32741 OCEAN BLVDBLOCK 33, CORONA DEL MAR M.M. 3/422741 OCEAN BOULEVARD, NEWPORT BEACH, CACONTROL POLLUTION PREVENTIONPLANNOTE YEAR-ROUND BMP REQUIREMENTS LEGEND 1 EROSION CONTROL BMPs TEMPORARY SEDIMENT CONTROL WIND EROSION CONTROL TRACKING CONTROL WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL NON-STORMWATER MANAGEMENT SURVEY NOTES 1. TOPOGRAPHIC SURVEY PREPARED BY RdM SURVEYING, INC. 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CUT/FILL LEGEND 20' - 30' 10' - 20' 0 - 10' -10' - 0 -20' - -10' -30' - -20' -40' - -30' EARTHWORK QUANTITIES: 232 SPON - PO Box 102 - Balboa Island, CA 92662  November 2, 2023 Newport Beach Planning Commission Regarding PA2022-0315 9/9/23 Good day Mr. Chairman and Members of the Planning Commission, SPON is a 501(c)3 non-profit dedicated to preserving and protecting the environmental and residential qualities of Newport Beach. SPON supports the appellants in the Dawson Residence Appeal (PA2022-0315) noticed for hearing before the Planning Commission on November 9, 2023. Our understanding is PA2022-0315 requests the expansion of the existing non-conforming home at 2741 Ocean Boulevard onto the previously undeveloped bluff face that was formerly public right-of-way, immediately adjacent to Lookout Point, in an area many hope will be improved by the Ocean Boulevard Vision Plan. This intrusion of new development closer to Ocean Boulevard will permanently degrade the public's enjoyment of this important public view area, and result in the loss of one of the few surviving pieces of bluff face around China Cove. The proposal is contrary to the City's policy commitments to confine bluff development to within the existing line of development. It is also appears to violate the City's code provision prohibiting the expansion of existing non- conforming residences that block public coastal views, as 2741 Ocean Boulevard already does. SPON urges the Commission to act to preserve and protect the environmental and residential qualities of Newport Beach by supporting the appeal and denying the application. Thank you for your service, Charles Klobe President Plannig Commission - November 9, 2023 Item No. 2a - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) From:sam@rubbercal.com To:Planning Commission Subject:Dawson Residence PA2022-0315 Date:November 03, 2023 1:01:05 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello, I am a Newport Beach resident and I want to voice my appreciation of the Dawson Residence project. I believe this will add to the beautification of our community and I support it completely. It would be a shame if it wasn’t completed. Best regards, Sam Esmaili Plannig Commission - November 9, 2023 Item No. 2a - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) From:Kate Boundy To:Planning Commission Subject:Dawson PA2022-0315 Date:November 04, 2023 7:48:45 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Sir/Madam, I am writing in support of the project planned by the Dawson family at 2741 Ocean Boulevard. I believe this will benefit the community and add to the look of the neighbourhood. This project should go ahead, Sincerely, Kate Boundy Sent from my iPad Plannig Commission - November 9, 2023 Item No. 2a - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) From:Felicia Bell To:Planning Commission Subject:2471 Ocean Blvd - Corona del Mar. 92625 Date:November 05, 2023 3:55:20 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am writing in support of the project approval for the subject property. Having friends and family in the area, we have visited the Ocean Blvd home and surrounding area many timesover the years. It is our understanding that the project meets all city codes and requirements ....no variances required. The remodeled project will greatly enhance the area and add value tothe surrounding community. It appears that the homeowners have worked very hard to make this project meet all conditions and it is time for the Planning Commission to move this projectforward. Thank you for your consideration.....we look forward to your support in approving thisproject. Captain Ronald K. Bell and Felicia Bell -- Felicia F. BellDRE#00429681 Broker Associate, GRICoronado Shores Company Cell: 619-920-9124 Plannig Commission - November 9, 2023 Item No. 2a - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) From:Jon Kline To:Planning Commission Cc:Heather Kline; Raquel Dawson Subject:Dawson Project - 2741 Ocean Blvd Date:November 06, 2023 7:26:50 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Planning Commissioners, We wish to express our support for the Dawson Residence project at 2741 Ocean Blvd, which was approved thispast August by the Zoning Administrator and is being presented to you for approval on November 9th. We own a home at 2711 Ocean Blvd, on the same China Cove bluff as the Dawson Family. We understand theyhave been working with the city for several years to create a beautiful new home for their family on their property.The project seems to us to be appropriate to its location and likely less invasive than the current home on the site.While we are not experts on all city requirements, after looking at the plans it would seem to us to be consistent withthe City's objectives and will further enhance what is already an incredible neighborhood. We hope that the City will work constructively with the Dawson's to approve their dream home. Sincerely, Jon & Heather Kline Plannig Commission - November 9, 2023 Item No. 2a - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) From:Ryan Blute To:Planning Commission Subject:Dawson Residence (PA2022-0315) - Letter of Support Date:November 07, 2023 2:01:43 AM Attachments:Dawson Letter - 2741 Ocean Blvd.pdf [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Newport Beach Planning Commission, Please see attached for a letter of support of the Dawson family and their home at 2741 OceanBlvd. We understand that this home is on the agenda for your upcoming meeting. Best regards and please let me know if you need further information. Ryan Blute 112 Sapphire AveNewport Beach, CA 92662 Planning Commission - November 9, 2023 Item No. 2b - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 112 Sapphire Avenue, Newport Beach, CA 92662 November 6, 2023 CITY OF NEWPORT BEACH PLANNING COMMISSION 100 CIVIC CENTER DRIVE NEWPORT BEACH, CA 92660 Dear Curtis, Mark, Tristan, Brady, Jonathan, Lee, and David, We are writing in support of the beautification and improvement of the family home of Craig and Raquel Dawson, located at 2741 Ocean Blvd. Our roots to the area are deep as my mother’s family were one of the first homeowners on Balboa Island and my 74-year-old mother grew up paddling around the bay. Additionally, her grandparents, the Rolfes, were one of the original owners on Bayside Place, just off Bayside Drive and my mother spent her summers in 1950’s and 60’s enjoying the beauty of China Cove. We remain connected to the community and first moved back to Newport Beach 20+ years ago and are homeowners on Balboa Island. The Dawson family, including their three children Rachel, Gabriella, and Michael, have been close friends of ours for more than 20 years and we can wholeheartedly attest to their love and respect for Corona del Mar. This goes well beyond the physical real estate; they are kind neighbours, value the Corona del Mar community, volunteer to help less fortunate people in Orange County, and are exactly the kind of family which helps the neighbourhood flourish and maintain its desirability. We have taken many a Duffy boat on the bay and know the site of the Dawson’s home well, both from the water and the street. It is clear that the home is in urgent need of investment both inside and out to align it with the standards we see throughout the neighborhood. Craig and Raquel have been working hard and in good faith for over five years (!) with the city, architects, designers, and contractors to create an improvement project that both respects the positions of other stakeholders and meets all requirements/ordinances. At their own significant expense and loss of time, they have modified plans numerous times to adhere to your requirements. Additionally, Craig and Raquel fostered an open dialogue with their neighbors from the outset to hear their concerns and to minimize any negative externalities. At this point, after years of opposition, all of the City’s requirements have been met and it seems unfortunate that Craig and Raquel’s family home continues to face appeals and delays. We all want the best for our neighborhood, including kind and friendly families as our neighbors, well-maintained and safe homes, and a continued appreciation of the bay. The Dawson’s home project will provide all of those benefits to Ocean Blvd and beyond. Sincerely, Ryan Blute, Nancy Erin Blute, and Katherine (Rolfe) Blute Planning Commission - November 9, 2023 Item No. 2b - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) From:Sindy Lin Murray To:Planning Commission Subject:DAWSON RESIDENCE - 2741 Ocean - Neighbor Support Date:November 07, 2023 9:00:00 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Staff and Members of the Newport Beach Planning Commission, My husband and I, John & Sindy Murray, are the owners of 2608 Cove Street, Corona del Marin China Cove. We are writing to express our full support for our neighbors, Craig & Raquel Dawson, and their project at 2741 Ocean Boulevard. We have known the Dawsons since 2014when our children attended school together. Our friendship with the Dawsons coincides with the entire duration of time they’ve been working on making 2741 Ocean into their dream residence. Their plans for the property wouldfar improve the current structure, giving it an aesthetically pleasing facelift that it inarguably needs, seamlessly beautify the neighborhood and add remarkable value to the area. For nearlya decade, Raquel and Craig have worked tirelessly within the limits of this unusual lot to create a perfect family home, all the while being mindful of City planning and building codesand regulations, and generously and respectfully addressing the many concerns raised by immediate neighbors and other residents that reside outside of China Cove. We have observedtheir incredible diligence with which they’ve tackled on the many years of obstacles that have come their way and their willingness to amend their project to appease those peripherallyinvolved with costly revisions and their sacred resource of time. The hearth they had intended to create for their family has now taken so long within this arduous process that their kids havegrown and will likely be out of the house before its completion. While there is beauty and respect within these government systems whereby stakeholders can voice their concerns to be heard and addressed, we being friends with the Dawsons as long aswe have, feel like perhaps the voices of those who support this project and have an actual stake within the China Cove neighborhood should register louder at this time. We adamantlyfeel that good people with good intentions having gone through extraneous steps to appease and pacify certain appellants, should be allowed to move forward with their dream homeespecially since it will add value to all. Thank you for your attention and consideration. Respectfully, John & Sindy Murray Planning Commission - November 9, 2023 Item No. 2b - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) From:Judith Graves To:Planning Commission Subject:2741 Ocean Boulevard, Corona Del Mar Date:November 07, 2023 11:55:35 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am writing to you in support of the Dawson project at 2741 Ocean Avenue in beautiful Corona Del Mar. I am an educator and have been a member of the community for 37 years. I think the project would beautify the area, improve views, and would add value to the area. The Dawson’s have been working with the city’s Community Development Department for several years to design their family home (2014-2017) with a new home design and (2017-2023) with a remodel and addition. The project meets all city codes and requirements. It is asking for no new variances. The addition is all below curb height as required and within the buildable area. I would think this would be less invasive than a total rebuild which would require much more excavation. Investing in the community should be recognized as a positive upgrade to our special area. Again, I strongly support the project. Sincerely, Judith Graves, Ph.D. 949.230.2804 Planning Commission - November 9, 2023 Item No. 2b - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) From:Schucking, Ivor To:Planning Commission Subject:2741 Ocean Boulevard Project - Dawson Family Date:November 07, 2023 12:58:37 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Newport Beach Planning Commission, I am writing to support the Dawson’s 2741 Ocean Boulevard project for a remodel and addition. I have known the Dawsons for almost 25 years and I have closely followed their plans for their dream house, which they bought in 2014. I can appreciate that the design has taken several years with close involvement from the city. I strongly believe the plans for the property will beautify the neighborhood by modernizing the property without significant deleterious effects to the surrounding neighborhood. Ivor Schucking Cell number 1-949-637-7836 ********************************************************************** E-mail sent through the Internet is not secure. Western Asset therefore recommends that you do notsend any confidential or sensitive information to us via electronic mail, including social security numbers, account numbers, or personal identification numbers. Delivery, and ortimely delivery of Internet mail is not guaranteed. Western Asset therefore recommends that you do not send time sensitive or action-oriented messages to us via electronic mail.********************************************************************** Planning Commission - November 9, 2023 Item No. 2b - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) November 9, 2023, Planning Commission Item 2 Comments These comments on a Newport Beach Planning Commission agenda item are submitted by: Jim Mosher (jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229). Item No. 2. DAWSON RESIDENCE (PA2022-0315) Five other people and I are asking the Planning Commission to review the approval of a Coastal Development Permit allowing the Dawsons to develop the slope above their property at 2741 Ocean Boulevard. That review presents the Commission with what may seem a difficult decision, for while the staff report argues for the Dawson’s right to develop their property, the granting of the CDP has to be considered from the perspective of our state’s Coastal Act, and our Local Coastal Program, which are intended to protect the public’s competing right to enjoy coastal resources, including preservation and enhancement of the continuous greenbelt that has long existed on the seaward side of Ocean Boulevard – of which the subject slope is still perceived by most as a part of our long-treasured Lookout Point Park. Indeed, the City itself has one department – Public Works – currently directed by our Council to prepare a plan to improve the entire length of the Ocean Boulevard greenbelt so it can be enjoyed as a more beautiful and publicly accessible continuous park, while another department – Community Development – seems directed to enable private development of the same space. While arguments can be made that the requested development is allowed under the City’s Planning and Zoning regulations, even though it will spoil the continuity of existing and potentially enhanced greenbelt, we believe that from the Coastal Act perspective, this application for a CDP must be denied. From that perspective, this seems, at least to me, a request for development inconsistent with our Local Coastal Program on land over which the applicant has questionable rights. Adding Public Right-of-Way to 2741 Ocean Blvd Requires a CDP As the staff report correctly observes, in 1998 our City Council adopted Resolution No. 98-66 abandoning the Ocean Blvd public right-of-way on which most of the proposed development would occur. As illustrated by the Orange County Tax Assessor’s map, this created a highly anomalous situation in which two private parcels purportedly now intrude nearly to the centerline of what was originally designated as a major public thoroughfare: Planning Commission - November 9, 2023 Item No. 2c - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) November 9, 2023, PC agenda Item 2 comments - Jim Mosher Page 2 of 8 By staff’s estimate this added 5,556 square feet to the formerly 4,971 square foot parcel at 2741 Ocean Boulevard, more than halving its density (dwelling units per acre), and created 3,964 square feet of entirely new buildable area at 2741 Ocean, where only 2,727 square feet had existed, significantly increasing the allowed intensity of development in this coastal resource rich area. As suggested in my comments the day prior to the August 10 Zoning Administrator hearing, the problem with this from a Coastal Act perspective is that Section 30106 of the Coastal Act has, since 1976, defined a “change in the density or intensity of use of land,” including such things as private owners merging lots, as “development” requiring a Coastal Development Permit,1 yet 1 Using the search function on the Coastal Commission website to look for “vacation of” yields dozens of examples of agencies seeking CDP’s to vacate public right-of-way, often denied. See particularly the W17a-11-2007 report upholding the denial of a CDP to vacate PROW in Venice, California, challenged by litigation,Electric Pointe, LLC v. California Coastal Commission, Cal: Court of Appeal, 2nd Appellate Dist., 5th Div. 2009, resolved by both the trial and appellate courts in favor of the Coastal Commission’s belief that abandonments are indeed development requiring a CDP. Planning Commission - November 9, 2023 Item No. 2c - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) November 9, 2023, PC agenda Item 2 comments - Jim Mosher Page 3 of 8 Resolution No. 98-66 was adopted without the CDP that is apparently still required to make it effective. In 2016, this requirement was memorialized in Section 21.44.045 of our LCP Implementation Plan, but it was equally applicable in 1998. More recently, with the recording of Resolution No. 2014-89, the City attempted to abandon part of the unused public right-of-way of Buena Vista Boulevard, along the Peninsula harborfront, again without the CDP required to complete the action. In two subsequent cases, where adjoining homeowners sought CDP’s to redevelop their homes,W8b-5-2015 and W7g-3-2017, the Coastal Commission warned that the City’s vacation of PROW was unpermitted, and that no development on the purportedly abandoned land can be approved until a CDP validating the abandonment has been approved. Under Public Resources Code Section 30625(c), decisions of the Coastal Commission are expected to guide local governments in their future actions. So, following the Coastal Commission’s example, it would seem the Planning Commission should be pausing consideration of the Dawsons’ development request until a CDP validating the Resolution No. 98-66 abandonment has been granted. Previous Variances Do Not Apply to CDP The staff report correctly notes that variances to existing zoning standards were granted to 2741 Ocean Boulevard in 1961,1986 and 1988 (the latter, apparently, retroactive, if such things are allowed, to justify elements built inconsistent with the 1986 variance). In addition, a Council action in 1960, apparently unreviewed by the Planning Commission of the day, allowed the roof of the original residence to exceed the Ocean Boulevard curb height by one foot. However, from the Coastal Act perspective, under which the CDP request has to be reviewed, none of this is relevant. Our Local Coastal Program Implementation Plan, codified as Title 21 of our Municipal Code, was adopted in 2016, establishing new and independent development standards by which Coastal Development Permit applications were to be reviewed. As NBMC Section 21.12.020.D says: “Where conflict occurs between the provisions of this Implementation Plan and any other City Code title, chapter, resolution, guideline, or regulation, the Coastal Land Use Plan and this Implementation Plan shall control.” The variances described above were both to non Local Coastal Program regulations and prior to the adoption of LCP standards, with which most conflict. While the variances may have made most, but not all, of what currently exists on 2741 Ocean Boulevard legal when it was constructed, any parts of that which deviated from the 2016 IP development standards became “legally nonconforming” with regard to the issuance of CDP’s. Existing Nonconforming Structure Impairs Views, Precluding Expansion The staff report does not make it easy to be sure exactly what features of the existing residence are nonconforming with respect to the local Planning and Zoning code. The footnote to Table 1 suggests it is too close to Way Lane and to the property on the north. Condition of Approval No. 35 in the draft resolution suggests there is a wall built, not just too close, but in the Way Lane Planning Commission - November 9, 2023 Item No. 2c - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) November 9, 2023, PC agenda Item 2 comments - Jim Mosher Page 4 of 8 public right-of-way that does not yet have an encroachment permit, and one of the plans suggests portions of the northernmost garage were built over the north property line. As noted above, much more, including building heights, is undoubtedly nonconforming with respect to the Local Coastal Program development standards adopted in 2016. As to the consequences of nonconformity, it seems important for the Planning Commission to understand that in 2017, the City requested amendments to the original LCP Implementation Plan to, among other things, allow expansion of nonconforming residences by up to 75% of the existing floor area. In reviewing that request, the Coastal Commission proposed, and the City Council eventually accepted, strict new controls on what nonconforming residences could be added to. Those are now codified in NBMC Section 21.38.040.G, and must be followed in approving CDP requests. Details of the changes can be found in the Addendum to Item 24b on the Coastal Commission’s Wednesday, December 12, 2018,agenda. In short, the Commission agreed to remove the previous restriction to 50% additions, and allow, but not promise, up to 75% additions, but subject to a strict multi-part review. One part sets up various criteria that must be met before the approval of any addition can be considered. Another part provides factors that need to be considered in deciding how much addition (up to 75%) should be allowed. As the staff report acknowledges, Ocean Boulevard is a designated Coastal View Road in the LCP, and among the circumstances that must exist before any addition can be considered is that the existing nonconforming structure “Does not block or impair public views to and along the sea or shoreline or to coastal bluffs and other scenic coastal areas.” The staff report correctly notes that there are expansive coastal views near and over the existing structure. However, the test is not whether views exist, but whether the existing nonconforming structure impairs them. The following comparison of a black and white photo from August 1, 1948, when there was no development on the bluff, to a color photo from a similar location in 2023, leaves little doubt that the view that was once visible from this coastal view road is no longer visible. Likewise, the staff report indicates the proposed addition will not be visible to those looking toward the bluff from the China Cove beach or the harbor or the designated public view point West Jetty Park, because its location on the formerly prominent bluff is hidden by the existing nonconforming building. Similarly, public views along the bluff from Ocean Boulevard have obviously been impaired by the bluff face development, including by the existing home at 2741 Ocean Boulevard. So despite the existence of views from other locations, and even the remnants of views remaining over the roof of 2741 Ocean Boulevard, it seems indisputable that this is an application involving a nonconforming structure that impairs public views compared to what they would be without it. Under the strict new development standard of NBMC Subsection 21.38.040.G.1.b, that precludes approving a CDP for any expansion to it. Planning Commission - November 9, 2023 Item No. 2c - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) November 9, 2023, PC agenda Item 2 comments - Jim Mosher Page 5 of 8 Example of public view from Ocean Boulevard, above Shell Street, in 1948: Example of impaired public view from similar location in 2023: Planning Commission - November 9, 2023 Item No. 2c - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) November 9, 2023, PC agenda Item 2 comments - Jim Mosher Page 6 of 8 Even if the existing building did not already impair views, the permissible amount of addition would be limited by the considerations required in Subsection 21.38.040.G.2, which do not appear to be addressed in the proposed resolution. For example, more expansion could be considered if the existing structure were “architecturally or historically significant,” which this is not. Less expansion would be considered if “the nonconforming structure can be modified to, or replaced with, a conforming structure that would restore or enhance visual quality in a visually degraded area,” which this likely could be. Applicant Even Seeks to Increase, Rather Than Correct, Nonconformities In addition to the amendments to the Implementation Plan that preclude expanding nonconforming structures that impair public coastal views, I believe there is a general principle that one does not permit changes to nonconforming structures that increase the degree of nonconformity, which in the Coastal Development Permit context appears to be codified in Subsection 21.38.040.G.4, which requires that “The addition shall comply with all applicable development standards and use regulations of this Implementation Plan.” In the present case, the staff report acknowledges the request includes the addition of a swimming pool, but is vague about its location. The plans suggest it will be added on the second level, above one of the garages, and largely in the required rear setback area along Way Lane. Such an addition appears inconsistent with the development standards of the Implementation Plan. Like the City’s Zoning Code, Subsection D.15 of Section 21.30.110 (Setback Regulations and Exceptions) says “Swimming pools, spas, and other similar devices/equipment that are placed directly upon the existing grade and are less than forty-two (42) inches in height may be located within a required front, side, or rear setback area other than those abutting an alley.” The proposed pool appears to be neither directly upon the required grade or less than 42 inches in height. It might be noted that a similar pool proposal was a major stumbling block to a 2017 development proposal by the Dawsons, and had to be removed before the Planning Commission approved permits, which, incidentally, they did without consideration of Coastal Act issues (see Item 3 from the Planning Commission’s April 6, 2017, meeting). Whoever Owns It, The Bluff is Protected Hopefully the preceding comments have established: (1) that in the eyes of the Coastal Act, the 1998 abandonment of public right-of-way required approval of a Coastal Development Permit to complete, for which reason the Planning Commission should defer consideration of this application until that issue has been resolved, and (2) that under the regulations of the Implementation Plan, additions to the existing view-impairing building are not allowed. Should the owners of 2741 Ocean Boulevard be able to get the City to resolve the first issue in their favor, and come back with a proposal eliminating or seeking relief from the deviations from LCP standards that make it nonconforming, the question remains whether they would then have a right to develop the currently undeveloped slope that has long appeared to be an extension of Lookout Point Park. The staff report correctly notes that the China Cove bluffs are not part of the Implementation Plan’s Bluff Overlay District, where negotiated lines of development have been established. This Planning Commission - November 9, 2023 Item No. 2c - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) November 9, 2023, PC agenda Item 2 comments - Jim Mosher Page 7 of 8 seems more likely inadvertent than intentional. In certifying the Implementation Plan, the Coastal Commission and their staff had hundreds of pages of complicated code to review. The amendments they suggested show they did notice City staff had omitted the majestic bluffs around the Upper Bay. They may not have noticed every omission. In any event, one standard that the Planning Commission must apply in approving a CDP, as set forth in NBMC Section 21.52.015.F, is that the request “Conforms to all applicable sections of the certified Local Coastal Program,” which includes the City’s Coastal Land Use Plan as well as its Implementation Plan. So the view and bluff protection policies of the CLUP apply whether or not they are explicitly implemented. The staff report also correctly notes that in areas like China Cove, that are not part of the Bluff Overlay District, under Subsection 21.30.030.C.1.d of the Implementation Plan’s Natural Landform and Shoreline Protection provisions the setbacks defer to the normal setbacks of the district, rather than to the special ones set in the Bluff Overlay. But adhering to setbacks does not ensure a right to develop if the development conflicts with other policies. It may be of interest to the Planning Commission that, like the Implementation Plan, our Coastal Land Use Plan, as adopted in 2005, was the product of back-and-forth between the City and the Coastal Commission. The City’s own original proposal to ensure bluff protection was to completely prohibit any development on natural slopes greater than 40% unless such a prohibition deprived the owner of any economic use of their property (see originally proposed Policy 4.4.3-5). That standard would have clearly prohibited approval of the current request to build on the slope adjoining Lookout Point Park. The policies were rewritten and consolidated,2 removing that inflexible standard, but in our appeal, we list numerous of the rewritten view and bluff protection policies that the application appears inconsistent with.. Chief among those are Coastal Land Use Policy 4.4.3-8, which, aside from public improvements allowed subject to various conditions, commits the City to “Prohibit development on bluff faces, except private development on coastal bluff faces along Ocean Boulevard, Carnation Avenue and Pacific Drive in Corona del Mar determined to be consistent with the predominant line of existing development,”3 and Policy 4.4.3-9, which repeats that “Where principal structures exist on coastal bluff faces along Ocean Boulevard, Carnation Avenue, and Pacific Drive in Corona del Mar, require all new development to be sited in accordance with the predominant line of existing development in order to protect public coastal views.” The staff report suggests the pattern of development on the China Cove bluffs has been to build from Way Lane up to the Ocean Boulevard setback. But that is a “pattern” of development, not a “line.” The line was established by the setbacks, which were generally 10 feet seward of the public right-of-ways established during the original subdivision of Corona del Mar in 1904. 3 Staff reads a following sentence (“Permit such improvements only when no feasible alternative exists and when designed and constructed to minimize alteration of the bluff face, to not contribute to further erosion of the bluff face, and to be visually compatible with the surrounding area to the maximum extent feasible” as allowing private development adhering to those standards. They appear, however, to be standards that public improvements must adhere to, to be allowed.) 2 Reasons for the changes are in the Coastal Commission staff report. Planning Commission - November 9, 2023 Item No. 2c - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) November 9, 2023, PC agenda Item 2 comments - Jim Mosher Page 8 of 8 Fronting the subject property, that included the 80-foot wide Ocean Boulevard right-of-way, crossed by the 50-foot wide Goldenrod (originally “33rd Avenue”) view corridor that extended over Pirate’s Cove. The setback lines have controlled the line of development since its inception. And although some properties, including 2741 Ocean Boulevard have obtained variances allowing them to intrude up to the original right-of-way lines, none of them have ever gone beyond that line. Because of that historical restriction, the predominant line of development cannot possibly be landward of the original right-of-way. If anything, 2741 Ocean, with its variance, is already beyond the line and too close to Ocean Boulevard. This reason, alone, suggests the slope above 2741 Ocean Boulevard, even if it was legally abandoned, is not available for private development. Conclusion The staff report recommendation seems to suggest the Planning Commission has no option but to deny the appeal. The Planning Commission should be aware that Section 21.64.030.D of the Implementation Plan gives them several other options. For the reasons stated above, I believe the Planning Commission’s proper option, indeed its duty under the Coastal Act, is to deny the Coastal Development Permit, or at the very least, as in the case of the Coastal Commission’s actions on the Buena Vista Boulevard properties, to defer action on it until the City has obtained 4 the separate CDP necessary to complete the abandonment of the property on which the Dawsons propose to build. In summary, even if the abandonment had been approved by the Coastal Commission, the plain language of the Implementation Program does not allow an addition to the existing nonconforming structure. Even if it did, the slope on which the addition is proposed is not land the LCP makes available for development. While this result may seem inconsistent with non-LCP code sections that would allow private development in the same areas, applying our Local Coastal Program, as written, to this, and all, CDP applications is the Planning Commission’s duty. And it is needed to preserve the Ocean Boulevard greenbelt for the enjoyment of present and future generations. 4 Originally, the City would have had to apply to the Coastal Commission. Now that its Local Coastal Program has been certified, it can approve its own CDP, but its decision will be appealable to the Coastal Commission. Planning Commission - November 9, 2023 Item No. 2c - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) From:J Kirkowski To:Planning Commission Subject:Ocean Boulevard Project Date:November 08, 2023 9:53:39 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Planning Commissioners, Good morning. This Thursday, I understand that you are considering the approval of plans for the residence at 2741 Ocean Boulevard in CDM. I further understand this was approved thispast August by the Zoning Administrator. As a resident of Corona Del Mar, I believe this project will enhance China Cove and improve values in Corona Del Mar village as well as the Newport Beach Harbor. I therefore wanted tosend a note of support for its approval. Regards, John Kirkowski Planning Commission - November 9, 2023 Item No. 2c - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) From:Michal Dawson To:Planning Commission Subject:Support for the Dawson project at 27441 Ocean Blvd, CDM Date:November 08, 2023 11:19:25 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am writing to support the Dawson remodel & addition project @ 2741 Ocean Blvd, CDM. I support the project because it will beautify the neighborhood & improve views. I believe it meets all city codes / requirements. No new variances. They have been working on getting the property improved for the pas 9 yrs. This project will increase property values as well. I hope the Planning Commission will approve the Dawson's plans for a remodel and let the project begin. Sincerely, Michal L. Dawson Planning Commission - November 9, 2023 Item No. 2c - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) From:Jurjis, Seimone To:Rodriguez, Clarivel Subject:FW: 2741 Ocean Blvd. Corona del Mar, Ca Date:November 08, 2023 4:12:41 PM Attachments:image001.png Seimone Jurjis Assistant City Manager / Director of Community Development Community Development Department Office: 949-644-3282 100 Civic Center Drive Newport Beach, CA 92660 From: Karen K James <kjdelmar@yahoo.com> Sent: November 08, 2023 3:34 PM To: Dept - City Council <CityCouncil@newportbeachca.gov> Cc: Kathy Hamilton <cocoh1@icloud.com>; Karen Carlson <kkc2616@aol.com>; Susan Maher <susanmaher@cox.net> Subject: 2741 Ocean Blvd. Corona del Mar, Ca [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I strongly oppose the approval of this applicant to add 2,511 s/f and a swimming pool to an already overbuilt existing property. This property already sits on a fragile cliff and any further development could seriously compromise the ground and neighboring properties. I am at a loss to imagine, how this applicant was able to persuade the planning staff to approve these variances. Why is this applicant allowed to disregard the building codes? Sincerely, Karen James 2627 Cove St. Corona del Mar, CA 9495149717 Planning Commission - November 9, 2023 Item No. 2c - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) From:Raquel Dawson To:Planning Commission Subject:Our Family Home Date:November 08, 2023 4:17:56 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Planning Commissioners, Thank you for your service to our community and your contribution to making Newport Beach a city the public enjoys and admires, and a city residents love being a part of and calling home. Our city is world-renowned for many reasons and your leadership helps make the city the best it can be. My husband Craig and I own a home located at 2741 Ocean Blvd., which is before you on appeal this Thursday, November 9th. Craig and I were both born and raised in Los Angeles but Newport Beach became our home in 1999 and has been in our hearts ever since. All three of our children were born at Hoag Hospital and grew up playing and swimming at Big Corona and China Cove. In 2017, we obtained approval from the Planning Commission to tear down our existing home and rebuild an entirely new home with variances. As luck would have it, soon after receiving approval for our new home, Craig was relocated overseas and our home plans were put on hold. During this hold, we gave renewed consideration to our housing plans and we decided to pivot from an entirely new house to a remodeled and refreshed home. After speaking with our neighbors, we felt that a scaled-down remodeled home would be less impactful to our neighbors while still accomplishing our goals of having a home to raise our kids. We have spent years assembling a local project team and working with our architect and City staff to design a remodeled home that complied with the City’s Municipal Code and Local Coastal Program. It took a long time, and there were many compromises that we had to make along the way. Still, we feel quite proud of the home remodel project that we ultimately settled on and obtained approval from the City’s Zoning Administrator. Leading up to the Zoning Administrator hearing we spent time with our neighbors in China Cove and Corona del Mar to share our remodeling plans and to address any questions they may have. Thus, you can imagine our disappointment and surprise to learn that despite our best efforts our project was appealed by a lead appellant who lives miles away from our home in the Back Bay area of the City, and did not reach out to us in advance of the Zoning Administrator hearing to express any concerns. Nevertheless, we reached out to the appellants and extended an invitation to meet and discuss their concerns with our home. They agreed to meet with our team, and we spent time addressing each of their concerns. We felt that given the success of this meeting, the appellants may even consent to withdrawing their appeal, but alas they are determined to proceed so that the Planning Commission may have an opportunity to review and discuss our home remodeling project, which is their right. 2741 Ocean Blvd is a unique property given its topography and location. It's an odd-shaped lot, on a steep slope, with a constantly changing elevation throughout the property. As one leaves Newport Harbor, one can admire the beauty of China Cove. 2741 Ocean Blvd has the luxury of being the last home one sees on the hillside as you leave the harbor. It's a unique location. It's also a property that needs improvement. It needed improvement when we bought the home in 2014 and it needs it more now. The plans you are being asked to approve not only create the home our family has been dreaming about, and wanting to enjoy but also beautifies the neighborhood and the harbor views in the least invasive way. We have worked in good faith to meet the appellants in the middle and to reach a compromise. Based upon our discussions with the appellants we understand their concerns are: 1) Project blocks views - This project only enhances views including views of the harbor. We are removing three chimneys, overgrown landscape, and massing from the original structure. The increased open space makes the home feel less like a big block structure on the bluff. The additional space added to the home is all below curb height as the LCP requires. Planning Commission - November 9, 2023 Item No. 2c - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 2) Palm trees blocking views - The palm trees the appellants are concerned about are on city property. Personally, we love them. They help create beautiful So Cal views out to the harbor and ocean. Admittedly, they could use more regular trimming which will open up views; but again these are city trees. 3) Study’s Tile Roof - The appellants questioned our choice of roof color and material. It seems they think it does not fit in the neighborhood but our team members pointed out all the tile roofs in China Cove that were seen from our home. A tile roof is important to the aesthetics of our home design. We compromised to change the color given they thought it was too orange/red despite the fact China Cove, particularly Shell Street, has several homes with the same tile color. We were asked about a green roof. We explained that we have a low slope and tight height limit so this is not an option given the study needs to be below curb height. We investigated this further and have discovered that a green roof is a financial liability. It's difficult to insure homes with a green roof given these roofs are prone to leaks. We offered the idea of a vine on the exterior wall of the study to create greenery but appellants didn’t seem supportive of the vine. 4) Street improvement and sidewalks - One of the appellants, Dan Herman, is a member of a city committee or a city consultant who is helping develop the Ocean Blvd Vision Plan. He wants to widen sidewalks including the one in front of our home. The Ocean Blvd Vision Plan is under study, has not been adopted, and does not regulate our remodeling project. Furthermore, the Ocean Blvd. Vision Plan is focused on improving public, not private land. In any event, we believe our remodeling project is consistent with the Ocean Blvd Vision Plan because it will improve the public views and aesthetics along Ocean Blvd. 5) Bluff Overlay District - Mr. Jim Mosher, in particular, believes the codes that apply to the Bluff Overlay District should apply to our property. The China Cove Bluff is a developed bluff, and it is not part of the Bluff Overlay District. Our property is not regulated by the predominant line of development, instead the City’s LCP established required setbacks, also known as the buildable area. Our addition is within the buildable area and is below the top of curb. Our plans were carefully designed, at considerable expense, to follow all of the city's codes with no new variances under the guidance of the city. We trust that after you have a chance to consider our remodeling plans at the November 9th Public Hearing you will reach the same conclusion that the Zoning Administrator has already reached and approve our plans. Our family appreciates your time and thoughtful consideration of our remodeling plans. Regards, Craig and Raquel Dawson Planning Commission - November 9, 2023 Item No. 2c - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) From:Hooman Honary To:Planning Commission Subject:Dawson Residence Project Approval Date:November 07, 2023 3:33:54 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Planning Commissioners, We are writing to express our support for the Dawson Residence project that you are reviewing this week, on November 9th. We are Newport Beach homeowners and residents,who have lived in Newport Beach since 1994. We often walk along Ocean Blvd in Corona Del Mar (and have done so for the past 30 years) and know the property. This project should beapproved. It is less invasive than the project plans approved by you in 2017. The property owners have worked with the city's Community Development Department and neighbors forseveral years to create the plans approved in August by the Zoning Administrator. Property owners should be able to develop and improve their property as set by the city's building andplanning codes. The Dawson's property is not a standard, flat parcel of land, which makes development and improvements difficult. This project will improve the aesthetics and views of the CdM Village, China Cove, andNewport Beach harbor. The additions to the property, are below curb height as required and should be allowed. Also, the property is not part of the city's Bluff Overlay District. TheChina Cove Bluff is a developed bluff where every property owner on that bluff has developed their property from their property line on Ocean Blvd to their property line on Way Lane. TheDawson family should have the same rights as their neighbors to develop and improve their property. Approving this project will enhance China Cove and the Corona Del Mar village.More than happy to speak to anyone if necessary. My cell number is below. Regards, Hooman & Mojdeh HonaryCell: (949)981-0481 Planning Commission - November 9, 2023 Item No. 2b - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) From:Joel Graves To:Planning Commission Cc:Tracy Lee Subject:2741 Ocean Blvd Dawson Residence Date:November 09, 2023 6:12:14 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Good morningI wanted to send a note after researching this project and speaking with the owner. As China cove residents, we feel it will better the community in CDM and specifically in China Cove. While people oppose the plan, it is our understanding it complies with city guidelines and construction and truckswill be sensitive to the difficulty getting in/ out of the cove and large trucks will be kept to a minimum below Thank you and please call if you need further clarify. It’s been sitting for several years and hoping a decision canget made and it gets completed in a timely manner. Best—Joel Graves and Tracy Lee714 307 4214 Sent from my iPhone Planning Commission - November 9, 2023 Item No. 2d - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) From:Marcy Rappaport To:Planning Commission Subject:Letter in support of the Dawson Family renovation project Date:November 09, 2023 10:29:39 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear members of the Newport Beach Planning Commission, It has recently come to my attention that the approved plans for the Dawson Family renovation at 2741 Ocean in Corona del Mar is on the agenda for today's meeting. I first met the Dawson family in 1999 when Craig Dawson and I moved to Newport Beach tobegin our post-business school careers at PIMCO. I left the area in the early 2000s and relocated back to Newport Beach with my family in 2019 and have been aware of all the yearsof work that Craig and Raquel Dawson have put into this project and how long they have looked forward to building a home for their family and future generations to enjoy. I think it is undeniable that the approved plans for 2741 Ocean will do much to beautify thecity, add value to property values, and add to the already stunning views of the area. Most importantly, with regards to the Committee's time, this project meets all city requirements /codes and they are not requesting any new variances. Furthermore, the planned addition is all below curb height, as required, and within the buildable area. As such, I am writing to express support that this project no longer be held up and be allowedto finally begin and permit you to focus on other more important matters in our community. Sincerely, Marcy Rappaport203-820-3367 Planning Commission - November 9, 2023 Item No. 2d - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Planning Commission - November 9, 2023 Item No. 2d - Additional Materials Received Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) DAWSON RESIDENCE APPEAL (PA2022-0315)2741 OCEAN BOULEVARD November 9, 2023 Planning Commission David Lee, Senior Planner Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 2 PROPERTY LOCATION Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) PROJECT REQUEST 3 •Coastal Development Permit •Remodel and Addition within Coastal Zone •Modification Permit •Retaining walls and guardrails to exceed front setback height limit and Ocean Boulevard curb height limitation •Staff Approval •Find project to be in substantial conformance with previously approved variance Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) BACKGROUND 4 •1961: Variance No. 653 approved by Planning Commission (PC) •Permitted residence with deviation to setback along Ocean Blvd. •1986: Variance No. 1137 approved by PC •Allowed deviation to setback, height limit, and floor area for addition •1988: Amendment to VA1137 approved by PC •Permitted as-built structures that exceeded height limit and encroached into setbacks •1998: Resolution No. 98-66 adopted by City Council •Vacated portion of the Ocean Boulevard right-of-way and reverts back to subject property•Increases lot area and maximum allowed floor area •2017: Variance No. VA2015-005 approved by PC •New residence that exceeded height and setbacks•Never constructed, permit expired Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) PROJECT DESCRIPTION 5 •Remodel existing residence •Add 2,511 SF •Total of 8,292 SF •Addition includes: •New entryway from Ocean •Interior stairway to access all floors •New elevator •Various uses (office, bath, etc.) •Swimming pool •Addition to principal structure below Ocean Blvd. curb height Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 6 SITE PLAN Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 7 PROJECT COMPARISON Existing Proposed Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 8 MASSING REDUCTION Existing Proposed Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 9 PROJECT COMPARISON Existing Proposed Addition Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 10 ENTRYWAY MODIFICATION ProposedExisting FYSBPlanning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) ZONING ADMINISTRATOR APPROVAL AND APPEAL 11 •ZA approved project on August 10, 2023 •Appeal submitted on August 24, 2023 discusses: •Ocean Boulevard Vision Plan •Nonconforming structure that impairs views •Protection of bluff Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) OCEAN BOULEVARD VISION PLAN 12 •Enlarge certain sidewalks, improve landscaping, and remove hedges that restrict views within public right-of-way •Plan is in study phases and has not been adopted •Project is not in any right-of-way •Located entirely on private property Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) NONCONFORMING STRUCTURE 13 •Structure encroaches onto Way Lane setback, which was increased from 2.5’ to 10’ after construction •Garage on Way Lane encroaches into side setback •The features which are nonconforming inconsequential to ocean views from Ocean Boulevard •Public views available from Ocean Boulevard and sidewalk Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 14 OCEAN BOULEVARD VIEWS Existing Proposed Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 15 OCEAN BOULEVARD VIEWS Existing Proposed Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 16 OCEAN BOULEVARD VIEWS Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 17 OCEAN BOULEVARD VIEWS Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) CLUP POLICY 4.4.3-9 18 Where principal structures exist on coastal bluff faces along Ocean Boulevard, Carnation Avenue and Pacific Drive in Corona del Mar, require all new development to be sited in accordance with the predominant line of existing development in order to protect public coastal views. Establish a predominant line of development for both principle structures and accessory improvements. The setback shall be increased where necessary to ensure safety and stability of the development. •Does not apply Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) BLUFF DEVELOPMENT 19 •Appellant argues area of addition should be protected •CLUP allows private development along this portion of Ocean Boulevard •Historical bluff has been significantly altered and developed along this block •Not located within Bluff Overlay, which implements bluff protection policies of CLUP Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 20 BLUFF OVERLAY Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) NOT LOCATED IN BLUFF OVERLAY 21 Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 22 DEVELOPMENT ALONG OCEAN BOULEVARDPlanning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) SLOPE ALTERATION 23 •Necessary to provide interior access between floors through a new staircase and elevator •Not visible from Ocean Boulevard •Not visible from Way Lane due to existing residence Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) RECOMMENDATION 24 1)Conduct a public hearing; 2)Find the project consistent with the Mitigated Negative Declaration approved with VA 1137 and exempt under Class 3 CEQA Exemption (New Construction or Conversion of Small Structures); and 3)Adopt Resolution No. PC2023-037, denying the appeal and upholding the action of the Zoning Administrator and approving PA 2023-0315 for a CDP, Modification Permit, and Staff Approval. Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 25 QUESTIONS AND DISCUSSION David Lee, Senior Planner 949-644-3225, dlee@newportbeachca.gov Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 26 OCEAN BLVD VIEWS Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 27 OCEAN BLVD VIEWS Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 28 OCEAN BLVD VIEWS Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 29 OCEAN BLVD VIEWS Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 30 WEST JETTY VIEW PARK Existing Structure Proposed Structure Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 31 PUBLIC ACCESS Existing Structure Existing Lower Stairs Existing Stairs connect to lower stairs Lookout Point Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) CLUP POLICY 2.2.5-1 32 Legal nonconforming structures shall be brought into conformity in an equitable, reasonable, and timely manner as rebuilding occurs. Limited renovations that improve the physical quality and character of the buildings may be allowed. Rebuilding after catastrophic damage or destruction due to a natural event, an act of public enemy, or accident may be allowed in limited circumstances that do not conflict with other policies and of the Coastal Land Use Plan. Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) CLUP POLICY 4.4.3-9 33 Where principal structures exist on coastal bluff faces along Ocean Boulevard, Carnation Avenue and Pacific Drive in Corona del Mar, require all new development to be sited in accordance with the predominant line of existing development in order to protect public coastal views. Establish a predominant line of development for both principle structures and accessory improvements. The setback shall be increased where necessary to ensure safety and stability of the development. Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 34 PREDOMINANT LINE OF DEVELOPMENTPlanning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 35 DEDICATION OF RIGHT-OF-WAY Pre-Dedication Post-Dedication Lot Area 4,971 SF 10,360 SF Maximum Floor Area 4,087.5 SF 10,038 SF Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) DEDICATION OF RIGHT-OF-WAY 36 •Covenant Agreement entered in 1999 •Deemed unsuitable for public improvement due to slopes •Previously improved for over 25 years •Required principal structure within ROW to comply with development standards •Restrictions on landscaping to protect views Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 1998 VACATION OF RIGHT-OF-WAY 37 •Minutes from 1998 Council Meeting provide reasons •ROW unsuitable for public benefit •Abandonment relieves City liability •City receives tax benefit of adding the land to the tax roll •Restrictive covenant will be enforceable •Abandonment occurred in 1998. Requirement for CDP for abandonments became clear in LCP in 2017. •The property lines, including vacated ROW, are memorialized and adopted in LCP maps Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) CERTIFIED COASTAL MAPS 38 Implementation Map Setback Map S-10B Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 39 BLUFF PRESERVATION Planning Commission - November 9, 2023 Item No. 2e - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 2741 Ocean Blvd 11/09/2023 Planning Commission - November 9, 2023 Item No. 2f - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 2741 Ocean Blvd - 11/09/23 Planning Hearing Insert Site plan? Project Scope:  Remodel and addition of an existing multi- story single family residence with attached garages and retaining walls, with new pool and spa Planning Commission - November 9, 2023 Item No. 2f - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) The Dawson Family The Dawsons have owned a home in Corona Del Mar since 1999. Their children were all born locally at Hoag Hospital. They have immediate and extended family living in Corona del Mar. Newport Beach is a city they love, especially Corona del Mar and China Cove. The goal of this project is to create a generational home for their family 2741 Ocean Blvd - 11/09/23 Planning Hearing Planning Commission - November 9, 2023 Item No. 2f - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) KAA Design / Evens  Architects Architect and Landscape Architect A Southern California based 35 year old architecture firm specializing in single family residence Dugally  Oberfeld General Contractor Local luxury home builder with extensive Orange County / Corona del Mar experience OAC Client Representive Full service construction management & professional owners representation company Project Team 2741 Ocean Blvd - 11/09/23 Planning Hearing Planning Commission - November 9, 2023 Item No. 2f - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Site History Existing site street views from Way Lane 2741 Ocean Blvd - 11/09/23 Planning Hearing Planning Commission - November 9, 2023 Item No. 2f - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Site History 2741 Ocean Blvd - 11/09/23 Planning Hearing Views of China Cove area from Fernleaf Ramp Planning Commission - November 9, 2023 Item No. 2f - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Project Process & History 2014 - The Dawsons purchased 2741 Ocean Blvd property and hired an architect to design and build a new family home 2017 - Planning Commission approved the new construction project with variances 2017 - The Dawsons decided to pursue an addition and remodel project, rather than new construction, because of their family relocation due to Mr. Dawson's job. Engaged a new architect for remodel scope 2019 - Engaged KAA Design / Evens Architects for remodel and addition project. 2741 Ocean Blvd - 11/09/23 Planning Hearing Planning Commission - November 9, 2023 Item No. 2f - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) City Staff and Project Goals 2741 Ocean Blvd - 11/09/23 Planning Hearing To work with city staff along the way to ensure code compliance on this unique lot To comply with all planning and building codes Improve Views Maintain existing structure Minimize bluff impact Enhance the architecture of the site and the neighborhood Create a family home Planning Commission - November 9, 2023 Item No. 2f - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 2017 APPROVED Project vs. Current Design Square Footage 2017 Approved Current Design 10,048 SF 8,292 SF> 2741 Ocean Blvd - 11/09/23 Planning Hearing 17.5 % Reduction Planning Commission - November 9, 2023 Item No. 2f - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 2017 APPROVED Project vs. Current Design Grading - Excavation (Cut) 2017 Approved Current Design 2,820 cubic yds 1,409 cubic yds> 2741 Ocean Blvd - 11/09/23 Planning Hearing 51% reduction Planning Commission - November 9, 2023 Item No. 2f - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 2017 APPROVED Project vs. Current Design 2741 Ocean Blvd - 11/09/23 Planning Hearing Existing Bluff to remain 2017 Approved Current Design 31% of lot = bluff to remain Planning Commission - November 9, 2023 Item No. 2f - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Neighbor Outreach for Current & Previous Project Dawsons have reached out to neighbors since 2016 Outreach has included hosting meeting at their home, letters, emails, phone calls and personal discussions. For this project, neighbor outreach started Summer 2022 Prior to the Zoning Administrator hearing, we proactively reached out to neighbors to make them aware of the project. 8/10/23 - Zoning Administrator Approved the project 8/10/23 - After the Zoning Administrator Hearing, we reached out to one China Cove neighbor that commented during the hearing. No appeal was filed by this neighbor. 8/24/23 - Appeal was filed 9/7/23 & 9/19/23 - Mrs. Dawson reaches out to the appellants to address their concerns asks the appellants to meet with team to address their concerns. 9/28/23 - Following the project team reaching out to all appellants, we met with 4 of the appellants on site to review comments and concerns. Illustrated improved views. 10/5/23 - Project Team followed up via email to appellants 10/25/23 & 11/1/23 - Mrs. Dawson followed up via email to appellants to reconsider their appeal 2741 Ocean Blvd - 11/09/23 Planning Hearing Planning Commission - November 9, 2023 Item No. 2f - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Bluff Overlay / Predominant line of existing development = Not applicable to 2741 Ocean Blvd Excerpt from the February 9, 2017 Approval Meeting Minutes 2741 Ocean Blvd - 11/09/23 Planning Hearing 2741 Ocean Blvd Planning Commission - November 9, 2023 Item No. 2f - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) New vs Existing Views from Ocean Blvd 2741 Ocean Blvd - 11/09/23 Planning Hearing Planning Commission - November 9, 2023 Item No. 2f - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) New vs Existing Views from Ocean Blvd 2741 Ocean Blvd - 11/09/23 Planning Hearing Planning Commission - November 9, 2023 Item No. 2f - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) New vs Existing Street Views 2741 Ocean Blvd - 11/09/23 Planning Hearing Planning Commission - November 9, 2023 Item No. 2f - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) New vs Existing Street Views 2741 Ocean Blvd - 11/09/23 Planning Hearing Planning Commission - November 9, 2023 Item No. 2f - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) New vs Existing Street Views 2741 Ocean Blvd - 11/09/23 Planning Hearing Planning Commission - November 9, 2023 Item No. 2f - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 2741 Ocean Blvd - 11/09/23 Planning Hearing Planning Commission - November 9, 2023 Item No. 2f - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) 2741 Ocean Blvd - 11/09/23 Planning Hearing Planning Commission - November 9, 2023 Item No. 2f - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Conclusion Thank you for your time  and consideration Planning Commission - November 9, 2023 Item No. 2f - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Page 1Appeal Application - PA2022-0315 (Dawson Residence, 2741 Ocean Blvd) Appeal Application - PA 2022-0315 (Dawson Residence, 2741 Ocean Blvd.) The applicant’s plans are not in compliance with the City of Newport Beach LCP. The appeal describes in detail where this non compliance occurs. Today we will focus on: (1) proposal is not consistent with other City plans for Ocean Blvd. (2) limited renovations versus major construction (LCP Policy 2.2.5-1) (3) proposal is not consistent with the predominant line of development (LCP Policy 4.4.3-8 & 4.4.3-09) (4) project may be illegal as original vacation of Ocean Blvd. ROW was never approved by the Coastal Commission as required. (5) existing home impairs view to China Cove and Newport Harbor, disallowing additions (NBMC Section 21.38.040.G) Planning Commission - November 9, 2023 Item No. 2g - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Page 2Appeal Application - PA2022-0315 (Dawson Residence, 2741 Ocean Blvd) The proposal is not consistent with other City plans for Ocean Blvd. (1) Since 2021 the CdMRA, City Parks and Recreation Services and Public Works has been working on a Vision Plan for the Ocean Blvd. Public Realm. (2) The City is about to approve a contract for the next phase of that work which will pro- duce a Concept Master Plan for Ocean Blvd. for the area between Carnation Ave. and Pop- py Ave. (3) The work to date has focused on improving both the existing “lookout points” as well as the sidewalks and public areas between the lookout points. (4) This project is in confl ict with the goals of the current vision as the proposed expan- sion blocks the green space connecting the Dahlia Ave and Lookout Point overlooks and would be the ONLY development occurring within the green space between Dahlia Ave and Poppy Ave. Planning Commission - November 9, 2023 Item No. 2g - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Page 3Appeal Application - PA2022-0315 (Dawson Residence, 2741 Ocean Blvd) A 47% increase in fl oor area should not be considered a “limited renovation” but a signifi cant expansion. 2.2.5-1. Legal nonconforming structures shall be brought into conformity in an equitable, reasonable, and timely manner as rebuilding occurs. Limited renovations that improve the physical quality and character of the buildings may be allowed. Rebuilding after catastrophic damage or destruction due to a natural event, an act of public enemy, or accident may be allowed in limited circumstances that do not conflict with other policies and of the Coastal Land Use Plan. Planning Commission - November 9, 2023 Item No. 2g - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Page 4Appeal Application - PA2022-0315 (Dawson Residence, 2741 Ocean Blvd) This project proposes: (1) extensive grading with walls up to 30 feet tall and fi lls on the bluff of 10-20 in depth. (2) caissons along Ocean Blvd. to pre- vent the street from collapsing (3) construction will take many years with tremendous disruption to the community. CUT/FILL LEGEND Planning Commission - November 9, 2023 Item No. 2g - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Page 5Appeal Application - PA2022-0315 (Dawson Residence, 2741 Ocean Blvd) The LCP requires that we consider the predominant line of development in the subject area in approving all new development. This requirements supersedes the city development regu- lations. This includes the cluster of 6 bluff face homes over- looking China Cove as well as the 35 other homes on the sea side of Ocean Blvd. The current design is not sited in accordance to the predominant line of devel- opment. Planning Commission - November 9, 2023 Item No. 2g - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Page 6Appeal Application - PA2022-0315 (Dawson Residence, 2741 Ocean Blvd) 2741 Ocean Blvd. Lot platted August 3, 1959 G o l d e n r o d A v e . R OW Oce a n B l v d . R O W The Goldenrod Ave. ROW established the predomi- nant line of development for 2741 Ocean Blvd. when the lot was fi rst subdivided in 1959. Oce a n B l v d . R O W G o l d e n r o d A v e . R OW Planning Commission - November 9, 2023 Item No. 2g - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) G o l d e n r o d A v e . R O W Page 7Appeal Application - PA2022-0315 (Dawson Residence, 2741 Ocean Blvd) The Goldenrod Ave. ROW established the predomi- nant line of development for 2741 Ocean Blvd. Planning Commission - November 9, 2023 Item No. 2g - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Goldenrod Ave. ROW Page 8 View looking at existing bluff face and construc- tion of original home es- tablishing the predomi- nant line of development. Design respected and preserved natural buff setting. Photo taken after completion of construc- tion after 1962. Ocean Blvd. on the far right of picture and China Cove to the far left. Appeal Application - PA2022-0315 (Dawson Residence, 2741 Ocean Blvd) Planning Commission - November 9, 2023 Item No. 2g - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Page 9Appeal Application - PA2022-0315 (Dawson Residence, 2741 Ocean Blvd) Goldenrod Ave. R O W Ocean Blvd. ROW The Goldenrod Ave. ROW established the predomi- nant line of development for 2741 Ocean Blvd. while the Ocean Blvd. ROW line established the predominant line of de- velopment for the 5 other bluff houses. Note: dimensions on plan show distance from front of house to back of sidewalk. 59’ 44’ 38’ 38’ 38’ 38’ Planning Commission - November 9, 2023 Item No. 2g - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Page 10Appeal Application - PA2022-0315 (Dawson Residence, 2741 Ocean Blvd) Predominant line of development in the area. Of the six houses in this cluster setbacks are 59 feet, 44 feet, 38 feet, 38 feet, 38 feet and 38 feet (the applicant). This is the Pre- dominant line of development for this cluster of homes. In addition, there are 35 addition- al houses on the seaside of Ocean Blvd. All of them but one is set- back at least 38 feet from the back of side walk. This is the Predomi- nant line of development for all of Ocean Blvd. This approval would allow 2741 to construct within 10 feet of the back of sidewalk instead of the current 38 feet. Planning Commission - November 9, 2023 Item No. 2g - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Page 11 Predominant line of development for 2741 Ocean Blvd. Existing Proposed Expansion Appeal Application - PA2022-0315 (Dawson Residence, 2741 Ocean Blvd) Planning Commission - November 9, 2023 Item No. 2g - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Page 12 Existing Proposed Expansion Appeal Application - PA2022-0315 (Dawson Residence, 2741 Ocean Blvd) Predominant line of development for 2741 Ocean Blvd. Planning Commission - November 9, 2023 Item No. 2g - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Page 13Appeal Application - PA2022-0315 (Dawson Residence, 2741 Ocean Blvd) The existing greenspace begins at the China Cove staircase and extends to Lookout Point. The pro- posal will permanently block this landscape feature so important to Ocean Blvd. Planning Commission - November 9, 2023 Item No. 2g - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Page 14Appeal Application - PA2022-0315 (Dawson Residence, 2741 Ocean Blvd) This approval would al- low 2741 to construct within 10 feet of the back of sidewalk and permanently block the continuous ribbon of green space that exists between Poppy and Dahlia Avenues. Planning Commission - November 9, 2023 Item No. 2g - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) View of China Cove and New- port Harbor be- fore 2741 Ocean Blvd was con- structed. 2741 Ocean Blvd impairs views to China Cove and Newport Harbor today. Per NBMC Section 21.38.040.G (Additions to nonconforming struc- tures) prevent expansion.Page 15Appeal Application - PA2022-0315 (Dawson Residence, 2741 Ocean Blvd) (5) proposal impairs views to China Cove and Newport Harbor and per NBMC Section 21.38.040.G can not be expanded. Planning Commission - November 9, 2023 Item No. 2g - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Page 16 View of existing bluff from China Cove before 2741 was constructed. Appeal Application - PA2022-0315 (Dawson Residence, 2741 Ocean Blvd) Planning Commission - November 9, 2023 Item No. 2g - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Page 17Appeal Application - PA2022-0315 (Dawson Residence, 2741 Ocean Blvd) Existing view of bluff and Lookout Point. 2741 Ocean Blvd. Planning Commission - November 9, 2023 Item No. 2g - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) Page 18 2741 Ocean Blvd. Original Parcel Vacated ROW Appeal Application - PA2022-0315 (Dawson Residence, 2741 Ocean Blvd) Project may be illegal as original vacation of Ocean Blvd. ROW was never approved by the Coastal Commission as required. Planning Commission - November 9, 2023 Item No. 2g - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) What the Planning Commission Can Do 1. As provided in this Implementation Plan, the Planning Commission may, based upon fi ndings of fact about the particular case: a. Affi rm, affi rm in part, or reverse the action, determination, or decision that is the subject of the appeal or call for review. Adopted fi ndings shall identify the reasons for the action on the appeal; b. Adopt additional conditions of approval that may address issues or con cerns other than those that were the basis of the appeal; or c. Deny the permit approved by the previous review authority, even where the appellant only requested a change or elimination of one or more conditions of approval. 2. If new or different evidence is presented on appeal or review, the Commis sion or Council may refer the matter to the previous review authority for fur ther consideration. Page 19Appeal Application - PA2022-0315 (Dawson Residence, 2741 Ocean Blvd) Planning Commission - November 9, 2023 Item No. 2g - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315) What We Ask the Planning Commission to Do Uphold the appeal and preserve the Ocean Blvd. greenspace Page 20Appeal Application - PA2022-0315 (Dawson Residence, 2741 Ocean Blvd) Planning Commission - November 9, 2023 Item No. 2g - Additional Materials Presented at the Meeting Dawson Residence CDP, Modification Permit, Staff Approval (PA2022-0315)