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Home My WebLink About20200408_Zoning Clearance Letter COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 www.newportbeachca.gov ZONING CLEARANCE LETTER APPLICATION NO.: Sea Forever Accessory Dwelling Unit (PA2019-233)  Zoning Clearance No. ZC2020-001 APPLICANT: Laidlaw Schultz Architects LOCATION: 401 Avocado Avenue LEGAL DESCRIPTION: Lot 185, Tract 2813 On April 8, 2020, the Community Development Director approved Zoning Clearance No. ZC2020-001 authorizing the development of a new 889-square-foot, attached Accessory Dwelling Unit (ADU) in conjunciton with the construction of a new single-family residence. This approval is in accordance with the provisions of Section 20.48.200 (Accessory Dwelling Units) of the Newport Beach Municipal Code and Government Code Section 65852.2 effective as of January 1, 2010. The property is located within the Single-Unit Residential (R-1) Zoning District. The General Plan Land Use category is Single-Unit Residential Detached (RS-D). The property is located within the Coastal Zone and is designated Single Unit Residential Detached (0.0-5.9 DU/AC) (RSD-A) by the Coastal Land Use Plan. This approval is based on the following standards. STANDARDS FOR ACCESSORY DWELLING UNITS Standard: A. The dwelling conforms to the development standards and requirements for accessory dwelling units established in Government Code Section 65852.2. Facts in Support of Standard: 1. The property is zoned Single-Unit Residential (R-1) and is 101,748 square feet in area. 2. The design of the detached ADU is consistent with all applicable R-1 and ADU development standards, including setbacks, height, and floor area limit as depicted on the approved plans (Attachment No. CD 2) The livable area of the ADU is 749 square feet, where a maximum of 1,000 square f eet is permitted. The ADU is setback over 66 feet from the nearest property line. Sea Forever Accessory Dwelling Unit (PA2019-233) April 8, 2020 Page 2 Tmplt: 03/22/18 3. The ADU is designed to be similar in design to the principal dwelling unit with a consistent architectural style, roof pitch, color, and materials. 4. The new development provides at least three enclosed garage spaces for the principal dwelling unit. One additional parking space is provided for the ADU in an attached garage. 5. Prior to the issuance of a building permit, a deed restriction will be recorded prohibiting short-term lodging. Standard: B. Public and utility services including emergency access are adequate to serve both dwellings. Fact in Support of Standard: 1. Public and emergency access is provided via Avocado Avenue and the property is adequately served by existing utility infrastructure. Prepared by: Approved by: GBR/cc Attachments: CD 1 Vicinity Map CD 2 Project Plans Attachment No. CD 1 Vicinity Map Tmplt: 03/22/18 VICINITY MAP Zoning Clearance No. ZC2020-001 PA2019-233 401 Avocado Avenue Subject Property Attachment No. CD 2 Project Plans GHB HB HB HB HB HB HBGH2OGHB HB HB HB HB HB HBGH2OProperty Line FenceMax 6'-0" Abv. Existing GradeMatchline-Refer to Sheet A.101TW: 66.00'SyntheticTurfFS: 58.00'TW: 58.00'FS: 57.00'Pavers O/ PedestalSystemDNDNTW: 56.00'TW: 58.50'Raised PlanterFG: 58.00'TerraceFS: 58.00'DNDNFS: 57.00'Raised PlanterFG:58.00'TW: 58.50'TW: 63.00'Turf Block6'-0"6'-0"Property Line WallTW: 53.00'TW: 56.00'Planter on GradeTW: 57.00'(N) Cantilevered Bench51'-6"2'-0"N07°28'30"E 219.65'N38°41'00"E 55.15'N38°41'00"E 68.25'N21°18'30"E 91.67 'TW: 56.00'TW: 63.00'Matchline-Refer to Sheet A.1032'-6"5'-6"3'-0"Grand LawnTurfProperty Line4'-0" Setback(E) Site Retaining WallTo Remain6'-0" Wrought Iron Fence(E) Asphalt Drive To RemainConcrete Paver Driveway6'-0" Wrought IronDog Kennel FenceTW: 73.00'DogKennelFS: 58.00'Planter On GradeUPGardenStoragePl a n t e r O .G .Line Of Deck AboveAutomatic Gate MotorDriveway Gate(N) Concrete DriveOn Grade25'-0"3'-6"48'-6"14'-0"33'-8"14'-0"29'-0"27'-0"37'-6"8'-0"Line Of Trellis Abv.Site Gate, Max 6'-0"Above Existing GradeBuilt-in Counter, +36"Gas BBQN83°40'32"E 57.98'N80°19'28"W 161.96'FS: 55.50'4' - 0 " S B 3 0 ' - 0 " 5 6 7 1 1 1 2 1 7 E a s em e n t 4 '-0" SB10'-0"9EasementExisting Sewer EasementProperty Line FenceMax. 6'-0" Abv. ExistingGrade4'-0" SetbackProperty Line1'-0"5'-0"Center Point12'-0"R=28'-6"PAPAUP5095075105081 5 ' - 6 " 1 6 ' - 0 "(N) DriveApproach3' - 0 " 8' - 0 "46°8'-3"27'-6"27'-0"21'-0"83'-6"63'-8"187'-11"40'-9"1'-0"12'-0"6'-0"9'-0"12'-0"100'-10"66' -9 " 1 6 ' - 0 " 4 5 ' - 5 " 7'-0"6"38'-8"24'-6"7'-0" 7'-0"6'-0"6'-0" 3'-1"1'-6"3'-0"1'-6"12'-8"75'-8"To Property Corner 6'-0" 50'-8" 25'-10"48' -212" 1'-0"6'-10"10'-2"1'-6"1'-6"3'-0"1'-0"9'-0"7'-0"Existing Sewer EasementSite Gate, Max 6'-0"55'60'50'54'53'52'51'51'51'49'59'58'57'56'57'(E)TW: 62.28'(E)TW: 62.79'(E)TW: 60.94'(E)TW: 60.56'(E)TW: 63.05'(E)FS: 60.55'(E)FS: 58.44'(E)FS: 58.06'(E)TW: 60.56'(E)FS: 57.93'10'-6"1'-6"FS: 55.50'19'-3"83'-6" Bench8'-7"92'-3"FS: 55.50'12'-0"11'-0"18'-7"10'-4"6'-4"8'-2"8'-2"8'-2"8'-2"8'-2"8'-2"6'-4"9'-6"6'-6"3'-6" 6"3'-6"6'-0" 19'-6" Trellis 57'-6" Trellis8'-2"8'-2"18' -612" 1'-0"2'-0"5'-0"3'-6"9'-6"6"6"offset1°(Parallel with PL)6"offset89°3' - 0 "16'-0"3'-0"16'-10"7'-3"1'-0"7'-2"14'-10"to Fireplace 30'-0"5 6 710'-0"910'-0" 9 EasementEasementEasement 30' -0 "5 6 7 11 12 17Easemen t 10'-0"9Easement513ADUSite PlanNorthPlot Plan - Grand Lawn1All drawings and written material appearingherein constitute original and unpublishedwork of the architect and may not beduplicated, used or disclosed without thewritten consent of Laidlaw Schultz Architects.3111 Second AvenueCorona del Mar, CA 92625-2322(949) 645-9982 Fax: (949) 645-9554www.LSarchitects.comSHEET NO.DATEISSUE/REVISIONREVIEWDRAWING DESCRIPTIONPROJECTDRAWNNotated NorthScale: 1/8" = 1'-0"North·Notated NorthGeneral Site Notes21.Provide 2% slope grade away from structures within 5'-0" of structure.2.Refer to landscape plan for planting and hardscape.3.Provide approved backwater drainage valve for fixtures located belowthe elevation of next upstream manhole cover. Fixtures above thiselevation shall not discharge through valve.4.All downspouts, area drains and planter drains to be connected to soliddrainlines and conveyed to street or to sump and pumped back to street.5.An approved encroachment permit is required for all work activities withinthe public right-of-way.6.A Public Works Department encroachment permit inspection is requiredbefore the Building Department Permit Final can be issued. At the time ofPublic Works Department inspection, if any of the existing publicimprovements surrounding the site is damaged, new concrete sidewalk,curb and gutter, and alley/street pavement will be required. Additionally, ifexisting utilities infrastructure are deemed substandard, a new 1-inch waterservice, water meter box, sewer lateral and/or cleanout with box and lidwill be required. 100% of the cost shall be borne by the property owner(Municipal Codes 14.24.020 and 14.08.030). Said determination and theextent of the repair work shall be made at the discretion of the PublicWorks Inspector. Contractor is responsible to maintain the public right ofway at all times during the construction project. A stop work notice may beissued for any damage or unmaintained portion of the public right of way.7.An encroachment agreement is required for all non-standardimprovements within the public right-of-way. All non-standardimprovements shall comply with City Council Policy L-68.All work related to water in the public right-of-way shall be performed by aC-34 licensed Pipeline Contractor of an A Licensed General EngineeringContractor.9.All work related to wastewater in the public right-of-way shall be performedby a C-42 licensed Sanitation Sewer Contractor or an A Licensed GeneralEngineering Contractor.10.Provide deionized water system for window washing at each side of Houseand Retreat with hose connection11.No permanent structures can be built within the limits of the Cityeasements.12.Contractor shall cooperate with City Utility Department regarding anyreconstruction/upgrade work of City utility lines within the property duringthe private construction project.Easement Notes3Easement Notes:Numbering Sequence per Ticor Title Company Preliminary Report No. 00485092-997-BOC,Dated June 30, 20175.All easements, offers and dedications as shown on that map filed as Tract 2813,Irvine Terrace No. 3, in Book 94, Pages 45 through 47, inclusive of MiscellaneousMaps, in the office of the Recorder for Orange County. (Plotted Hereon)6.An easement granted to Myford Irvine for ingress and egress purposes over thatportion of Lots 183 and 185 of Tract No. 2813 in the document entitled "Grant Deed",recorded May 6, 1957 in Book 3898, Page 482 of Official Records. (Plotted Hereon)7.An easement granted to Southern Counties Gas Company of California for sewer,drainage and water purposes over that portion of Lots 183 and 185 of Tract No. 2813in the document entitled "Right of Way", recorded June 7, 1957 in Book 3935, Page43 of Official Records. (Plotted Hereon)8.An easement granted to Southern California Edison for public utilities purposes overthat portion of Lots 183 and 185 of Tract No. 2813 in the document entitled "Grant ofEasement", recorded December 4, 1957 in Book 4124, Page 183 of Official Recordsand the affects of a document entitled "Partial Quitclaim Easement" recordedOctober 28, 2015 as Instrument No. 2015000559566 of Official Records. (Easementhas been Relinquished in its entirety in Lot 185 and removed from Plat)9.An easement granted to the Pacific Telephone and Telegraph Company forunderground communication and incidental purposes over that portion of Lots 183and 185 of Tract No. 2813 in the document entitled "Grant of Easement", recordedFebruary 6, 1958 in Book 4189, Page 164 of Official Records. (Plotted Hereon)11.An easement by and between Kathryn Lilliard Wheeler and Charles Stetson WheelerIII and the City of Newport Beach for ingress and Egress purposes over that portion ofLots 183 and 185 of Tract No. 2813 in the document entitled "Agreement", recordedJuly 6, 1971 in Book 9711, Page 654 of Official Records. (Plotted Hereon)12.An easement by and between Kathryn Lilliard Wheeler and Charles Stetson WheelerIII and Nita Connelly for ingress and Egress purposes over that portion of Lots 183 and185 of Tract No. 2813 in the document entitled "Non-exclusive Easement", recordedJuly 7, 1987 as Instrument No. 87-38506 of Official Records. (Plotted Hereon)13.An easement granted to Southern California Edison for public utilities purposes overthat portion of Lot 185 of Tract No. 2813 in the document entitled "Grant ofEasement", recorded October 22, 1991 as Instrument No. 91-575101 of OfficialRecords. (Unplottable from record, incomplete Legal Description of Easement)14.An easement reserved by the City of Newport Beach for sewer purposes over thatportion of Avocado Street vacated by Resolution No. 99-34 recorded June 4, 1999 asInstrument No. 19990417369 of Official Records. (Plotted Hereon)17.An easement granted to 401 Avocado CDM, LLC, a California limited liabilitycompany for ingress and Egress purposes over that portion of Lots 183 and 185 ofTract No. 2813 in the document entitled "Grant of Easement", recorded April 21,20115 as Instrument No. 2015000203610 of Official Records. (Plotted Hereon) HB HBHBHBHBG HBGGGH2O MatchlineMatchline MatchlineMatchline A.4011A.4012A.4011A.4012 A.4011A.4012A.4011A.4012 A.4031-2A.4031-21 A.300 UP4R @ 6.9"Fireplace1126-Car GarageFF: 58.00'114Utility116Storage117ADU LivingFF: 58.00'218Guest Suite #2222Guest Suite #3FF: 73.00'225Guest Suite #4FF: 73.00'FF: 73.00'221ALibraryFF: 73.00'226Bath227Closet217Family RoomFF: 74.50'FF: 73.00'FF: 73.00'FF: 74.50'DN6R@ 7"DN16R @108Mechanical RoomFF: 58.00'115WC113VestibuleFF: 58.00'118ADU Bedroom119ADU Bath223Bath224Closet219Bath220Closet108B108A99112A9112B11311515114 724911620Abv.399E6E5117118B118A6412119A3110112541119110333A16221A 506 60606221B60225A227 1115222A224 218A1212220 151511Typ.6083155219 B739219A333102C5626218B3844154417FF: 73.00'62222B225B739223A4977739226A63103311151115 E8E7155333102155333102223 B226 B217A217B38383835C2C1E14E13C4E12E11E10E9E36262DN3R@6"DN3R@6"UP19R@6.9"TW: 73.00'TW: 73.00'TW: 73.00'TW: 73.00'TW: 73.00'C3C6UP16R @ 6.9"FS: 60.30'54DN6R @ 7"DN4R @FS: 60.30'TW: 73.00'49774972A.3022A.3021 A.300 3'-4"3'-4"2'-212"3'-3"2'-812"7'-4"15'-2" 16'-2"14'-212"6'-1"4'-012"5'-3"4'-1112"27'-312"16'-312"1'-7"3'-7"2'-412"3'-3"10'-3"10'-4"6'-112"12'-014"914"1'-0"8'-7"1'-4"6'-4" 14'-0"8'-10"7'-6"64'-712"5'-6"3'-11"5'-212" 2'-2"273'-814"7'-434"5'-912"10'-734"6'-434"1'-0"5'-712"10'-912"6'-5"1'-0"6'-3"8'-114"1112"3'-0"919188881A2041011 9A2T @ 11.5" ±17'-1114"8'-1134"15T @ 12" 15'-0" 3T @ 12" 3'-0"110Laundry111Powder110 64102711111 3102151189A9A193535121111479A889A669A113549678A4454525A363636364211A211A484848414343Align261 A.300 A.4031-2A.4031-21314211216'-0"2T @11.5" ±5"5T @ 12"6'-1112"2'-212"13146'-0"9'-10"8'-8"8'-8"6'-6"8'-8"Align 6'-4" 10" 15T @ 12"5"791247'-6"2'-3"13131314131313FOF 8'-8"6'-6"8'-8"8'-8"13'-0"25A2'-1114"15'-0"12"7'-312"26'-1"9" 2'-10"7'-614" 17'-912" 9'-3"4'-514"4'-114"1'-0"1'-0"9"421A.2044A.2054A.205 514 127'-1"1'-112"3'-514" Cab.Typ.119B510507101D112C32CL studCL windowCL windowCL windowCL stud61141'-0"1'-0"1'-0"45451'-412"1'-0"91CL DOORF.O.GYPBRD FOC1'-0"1414EQ EQ EQ EQ EQ EQ 7'-2"5454Planters at decksand Green Roofper CA Fire CodeSection 317424242CL studCL studCL studFOCCL studCL doorCL door CL stud CL stud CL stud CL stud CL door CL stud CL stud CL door 5'-7"CL stud FOC 21'-1014"5'-1134"1'-5"FOC FOF 2'-2"3'-1"2'-3"1'-3"FOCFOCFOF 414"FOFCL stud7'-0"10'-9"FOC FOF FOCFOC10'-0" W x 20'-0" - Typ.CL stud 1'-4"FOF6'-0"FOF2'-3"1'-5"FOF FOF 4242151%14A.708CL COLCL COLCL COLCL COLCL COL934"±1'-914"1'-11"15'-0" 3'-0" 3T @ 12"CLSTUD2'-1112"1'-134"4'-33 4"2'-73 4"8"1'-0"1'-134"2'-1112"55FOF2'-10"7'-614"9'-3"4'-514"4'-114" 2'-10"7'-614"9'-3"4'-514"4'-114"1314131443sim.3'-514"±26 EQSpaces9'-4" 9'-4" 9'-4"10'-0" 10'-0" 10'-0"FS: 57.62'4"FS: 58.00'1"1'-2"4'-0"Align1222CL StudCL StudCL StudCL StudCL StudF.O. Stair F.O. Plaster 1'-5"132"1313353517 sim. A.712Fire Seperation Wall - 58" Type 'X' GWBshall be applied to garage side2x4 Stud Wall2x6 Stud Wall·All dimensions are to be to the finished face orcenterline of the partition U.N.O.·G.C. to layout (in paint) the locations of allpartitions, doors, lighting, ceiling elements,sprinklers, switches, dimmers, thermostats, power &comm. outlets, millwork and furniture for approvalby the Architect prior to construction.·It is the responsibility of the contractor to bringto the attention of the Architect any fieldconditions that do not allow construction orinstallation as drawn.·Do not scale drawings. Dimensions asindicated take precedent over drawings.1. Tub, Shower, or Tub/Shower combination w.anti-scalding fixtures. Provide 12" roundcleanouts. Wall covering of shower shall be tile,or approved equal, to a height of min. 72" abv.drain inlet. Float tile over cement plasterbacking. Single shower head not to exceed 2gpm at 80psi. Multiple shower heads combinedflow rate not to exceed 2gpm at 80psi.2.Water Closet - 1.28 gallon /flush to meetstandards set by American National Inst. Stds.A112.19.2 H and S Code. Conceal water supply.Provide 30" clear width & 24" min. clear in front ofwatercloset. Provide adjacent area drain.3.Lavatory - 1.5 gpm at 80psi4.Kitchen Sink & garbage disposal w/ Faucet - Notto exceed 1.5 gpm @ 60 psi. Provide Instahot andwater filtration5.Line of wall below6.Line of roof above7.Line of soffit above8.Gutter, tie to hard line drainage system9.Line of floor, deck above10.Built-in cabinet & counter @ +36" AFF11.Upper cabinets12.Pole and shelf13.Area drain14.Overflow drain15.Full height Millwork16.34"-38" high handrail; refer to A.71017.+42" min.high guardrail; refer to A.71018.Roof cricket NOT USED19.Flush inset wall overflow drain20.Provide min. 5/8" Type 'X' GWB @ underside offloor framing, abv.21.Master Bedroom Fireplace, Re: A.001d-f22.Washing machine. Shall be qualified ENERGYSTAR appliance with maximum water use factorof 6 gallons per cubic feet of drum capacity(NBMC 15.11.010)23.Clothes dryer. 4" Ø vent w/ max. (2) 90° bends,14' max run. Exhaust vent duct shall terminate atexterior of building. Equip w/ back draft damper.24.Dishwasher shall be qualified ENERGY STARappliance with maximum water use as follows(NBMC 15.11.010) Standard Dishwasher: 4.25gallons per cycle, Compact Dishwashers: 3.5gallons per cycle. Provide drain pan beneath25.Scheduled Professional Range w/ downdraft26.Bar Sink and Garbage Disposal w/ Faucet27.Utility Sink28.LED Television- Provide backing as required forwall mounting. Provide conduit to A/V cabinet.29.Pantry shelves30.Pull-out trash drawer31.Integrated Column Refrigerator / Freezer32.Overflow Wier - All overflow drains to be tied tooutlet33.Mirror, Re: Interiors34.Built-in Custom Wine Storage w/ RemoteCondenser35.+42" Guardrail - 18" partial height wall w/ 24"Glass Infill abv.36.+42" Guardrail w/ 34"-38" handrail; refer to A.71037.Area drain with stone cover38.Spec. pavers o/ Bison Versadjust pedestal systemo/ Dex-O-Tex Neobond waterproof membraneICC ESR-1757. Slope to area drains, 2% min.Provide overflow drains as back up. Re: Civil39.Shade pocket slot above40.Scheduled Column Refrigerator41.Scheduled Column Freezer42.Internal downspout and overflow, tie to hard line.Overflow to surface at Entry Driveway.43.Scheduled Undercounter Ice Maker44.Scheduled Undercounter Refrigerator45.Built-in Shower bench, +18"46.Tankless Water Heater, Re: MEP47.Wood Column w/ Stl. plate base, Re: Structural48.Planters - Re: Landscape49.Built-in Desk @ +30" AFF50.Bench, +18" AFF51.Scheduled Wall Ovens, Stacked52.Pizza oven53.HVAC chase as req'd. Firestop @ floorpenetration per mfr specifications.54.A/C units, Re: Acoustical report & MEP55.Built-in Shelf/Shelves56.Library Ladder57.Class 'A' Flintlastic Modified Bitumen roofcovering by Certainteed, ICC# ESR-1388.58.LiveRoof Modular Vegetated Roof System.Provide Certainteed Diamond Deck Roofingsynthetic root barrier o/ Class 'A' Mod. Bit. Roof59.Electric Panel w/ req. clr space 30"x36", Re: Elect.60.Skylight above61.+42" Countertop62.Fiberglass planter w/ internal drainage63.Exterior Shower- permanently supplied with coldwater only per CoNB policy UPC 304.064.Scheduled Stacked Washer and Dryer w/ AD65.Floor Register by Architectural Grille AG Series inA or H frame per Field Condition Flush w/ Floor,No exposed flange66.Custom Full Height wood privacy screen67.Line of Steel Beam above68.Scheduled Gas BBQ69.Custom Water Feature, 18" Max Depth70.Vent from Fireplace. Maintain all necessaryclearances and mnft. req.71.Raised Hearth, Re; Interiors72.Living Room Fireplace, Re: A.001d-f73.Game Room Fireplace, Re: A.001 d-f74.+42" Guardrail - glass and plaster75.Line of Trellis above76.Wall Mntd. Urinal - 0.125 gallons/flush to meetstandards set by American National Inst. Stds.A112.19.2H and S Code. Conceal water supply.77.Laundry Chute78.Escape Hatch w/ ladder79.Dog Wash Basin. Provide continuous 6" Curb. abvFF, w Hand Held Shower Wand Not to Exceed2.6pm @ 80psi80.Dining Room Fireplace, Re: A.001d-f81.Painted Stl. Column, Re: Structural82.Full height Glass Partition w/ Electronic Privacy.83.Family Room Fireplace, Re: A.001d-f84.Location for Future Solar panels, 39" x 64"85.Retreat Fireplace, Re: A.001d-f86.Landscape Pots - Re: Landscape87.Bench Seat - Refer to Interior elevation88.Linear Slot Drain, linear drain @ Exterior89.Elevator, Re: Equipment Schedule90.Steam Shower Unit91.Corner Area Drain with stone pan92.Cricket93.Sink & garbage disposal. not to exceed 1.5 gpm@ 60 psi. Provide water filtration94.Line of clerestory below95.Built in Ladder - Re: 14/A.70096.Sauna Controls97.Floor Sink98.Tankless Water Heater99.McNichols GCM -1-150 Close Mesh Bar Grating100.Alpolic Natural Zinc Panels o/ Mod. Bit. Roof101.XSLinked permanent Single-cable HorizontalLifeline System by XS Platforms USA102.AV Racks103.Operable Hatch in Bar Grating, 2'-6" x 2'-1"Floor PlansAll drawings and written material appearingherein constitute original and unpublishedwork of the architect and may not beduplicated, used or disclosed without thewritten consent of Laidlaw Schultz Architects.3111 Second AvenueCorona del Mar, CA 92625-2322(949) 645-9982 Fax: (949) 645-9554www.LSarchitects.comSHEET NO.DATEISSUE/REVISIONREVIEWDRAWING DESCRIPTIONPROJECTDRAWNNotated NorthMain Residence - Secondary Garage & Caretaker's Suite (ADU) PlanScale: 1/4" = 1'-0"Main Residence - Guest Suite Plan45Legend1General Notes2Notes3Project T-24 OrientationLeftRightBackFrontScale: 1/4" = 1'-0"ROOF PLANSECOND FLOORMAIN FLOORBASEMENT4/A.2111/A.2072/A.2094/A.2114/A.2062/A.2081/A.2095/A.2104/A.2051/A.2081/A.2044/A.210 Elev. +55.50'Grand LawnElev. +58.00'BasementElev. +73.00'Guest Suites / Pool DeckElev. +87.50'Second FloorElev. +86.00'Roof EaveElev. +91.00'Roof Eave - LivingElev. +99.00'Roof Eave - MasterElev. +74.50'Main FloorElev. +85.50'Roof DeckElev. +84.67'Guest Roof EaveElev. +83.00'Roof Eave- G. Suite #2-4Elev. +88.67'Roof Eave - Motor CourtElev. +99.33'Roof Parapet - MasterH1O1D1A1221BC3C1O1B1B2B3B4B5B6B7B8211A210B210A209D209C209BC2Metal Fascia Custom ShapedAlpolic Natural Zinc FasciaSmooth Integral Color Exterior PlasterStone VeneerPrimed and Ptd. Marine GradeMtl. Trellis, Re: Struct. + A.713Pendant LightSteel WindowPrimed and Ptd. MarineGrade Mtl. ColumnHorizontal Wood ScreenBoard Formed Concrete-8X TypicalWood Columns W/ Colorized Stainless Steel Base typ.Horizontal Wood SlatsSteel WindowsLine of Openingin Site Wallin ForegroundStone VeneerBoard Formed Concrete-8X TypicalGlass GuardrailsStone VeneerNarrow Vertical Wood ScreenBoard Formed Concrete-8X TypicalMtl. Chimney ShroudT.O. Shroud: 94.33'TW: 93.00'TW: 89.00'T.O. Beam: 97.50'T.O. Trellis: 96.33'T.O. Beam84.50T.O. 91.42'T.O. Trellis85.33'T.O. Trellis83.00'±TW: 95.00'T.O. Parapet: 100.50'Line of Site Wallin ForegroundT.O. Shroud: 102.33'TW: 101.00'Start Stone 38" Reveal atMain FloorTW: 77.50'±3'-11"±T.O. Shroud: 89.33'TW: 88.00'MTL-ZNEP-ICMTL-SS(S)Stone Veneer Honed@ Top SurfaceSV-CM(H)MTL-PG(BL)WD-HZMTL-PG(BL)T.O. WallWD-HZCC-BFWD-WOMTL-SS(C)B.O. Canopy: 87.17'2'-1"Provide Recirculating Pump. For Small "Drip" To Fountain BelowCC-BFWD-VR(N)MTL-SS(S)SV-CM(SF)Stone TreadsGL-CLWD-HZSV-CM(H)CC-BFTW: 73.00'SV-CM(SF)Horizontal Wood Screen42" Min Align Align AlignAlign AlignAlignAlign Align506Metal Fascia SandblastedStainless Steel FasciaSmooth Integral ColorExterior Plaster29' Max Height abv EG24' Max Height abv EG(E) GradeEave: 82.33'Eave: 83.00'Fascia: 82.83'Eave: 83.67'Fascia: 88.50'Eave: 88.67'Stone VeneerSV-CM(SF)A.402 2 A.403 1-2 A.4021 A.402 2 A.403 1-2 A.4021 Stone CapSV-CM(H)S(typ)Align EQEQEQEQEQ1'-0"6"2'-5"7"712"3'-712" 3 Courses 6"Align ℄Window℄Window℄WindowB19K1H3L1301BD2D3200A201A202A205C205B205A207D207CT.O. Shroud: 102.33'TW: 101.00'Primed and Ptd. Marine GradeMtl. Trellis, Re: Struct. + A.713Board Formed Concrete-8X TypicalGlass GuardrailsSmooth IntegralColor Exterior PlasterPrimed and Ptd. Marine GradeMtl. Trellis, Re: Struct. + A.713Primed and Ptd. Marine GradeMtl. Column , Re: Struct. + A.713Steel Doors & WindowsVertical Wood ScreenPrimed and Ptd. Marine GradeMtl. Column, Re: Struct. + A.713Stone VeneerSteel Doors & Windows TypicalBoard Formed Concrete8X TypicalPrimed and Ptd. Marine GradeMtl. Trellis, Re: Struct. + A.713Primed and Ptd. Marine GradeMtl. ColumnT.O. Parapet: 100.50'TW: 95.50'T.O. Rail: 91.42'T.O. Beam: 84.50'T.O. Trellis: 85.33'T.O. Beam: 84.50'B.O. Trellis: 82.50'2'-0"1'-6"2'-0" 3'-11"± 3'-6"Elev. +55.50'Grand LawnElev. +58.00'BasementElev. +73.00'Guest Suites / Pool DeckElev. +87.50'Second FloorElev. +86.00'Roof EaveElev. +91.00'Roof Eave - LivingElev. +99.00'Roof Eave - MasterElev. +74.50'Main FloorElev. +85.50'Roof DeckElev. +84.67'Guest Roof EaveElev. +83.00'Roof Eave- G. Suite #2-4Elev. +88.67'Roof Eave - Motor CourtElev. +99.33'Roof Parapet - MasterMTL-PG(BL)CC-BFGL-CLEP-ICMTL-PG(BL)MTL-PG(BL)PA-SDWD-VRMTL-PG(BL)Start Stone 38" Reveal atMain Floor To BeginCoursingMTL-PG(BL)MTL-PG(BL)CC-BFExt Pendant Lights Refer To Lighting6'-7"T.O. Wall 75.00SV-CM(SF)MTL-ZNEP-IC6"6"1'-0" Typ42" Min 503Water Proof Base Below Weep ScreedElev. +65.50'CrawlspaceMtl. Chimney ShroudMetal Fascia Zinc Custom ShapedAlpolic Natural Zinc FasciaMTL-ZN(E) Grade29' Max Height abv EG24' Max Height abv EGMetal Fascia Zinc Custom ShapedAlpolic Natural Zinc FasciaSmooth Integral Color Exterior PlasterAlignAlignLouvered Opening for Intake or Discharge.Refer to Mechanical Drawings for CrawlspaceVentilation to meet CBC requirements.A.4001 A.401 1 A.401 2 A.400 2 A.4001 A.401 1 A.401 2 A.400 2 WD-HZHorizontal Wood ScreenStone CapSV-CM(H)MTL-SS(S)MTL-ZNZinc Garage Doors TypicalEmergency Escape & Rescue Opening5'-2"2'-0"2'-6"Operable hatch in Bar grating above6"6"1'-0" TypEQEQEast Elevation1Scale: 1/4" = 1'-0"All drawings and written material appearingherein constitute original and unpublishedwork of the architect and may not beduplicated, used or disclosed without thewritten consent of Laidlaw Schultz Architects.3111 Second AvenueCorona del Mar, CA 92625-2322(949) 645-9982 Fax: (949) 645-9554www.LSarchitects.comSHEET NO.DATEISSUE/REVISIONREVIEWDRAWING DESCRIPTIONPROJECTDRAWNSouth Elevation2Scale: 1/4" = 1'-0"Elevations Elev. +55.50'Grand LawnElev. +58.00'BasementElev. +73.00'Guest Suites / Pool DeckElev. +87.50'Second FloorElev. +86.00'Roof EaveElev. +91.00'Roof Eave - LivingElev. +99.00'Roof Eave - MasterElev. +74.50'Main FloorElev. +85.50'Roof DeckElev. +84.67'Guest Roof EaveElev. +83.00'Roof Eave- G. Suite #2-4Elev. +88.67'Roof Eave - Motor CourtElev. +99.33'Roof Parapet - Master108AP1101BE1100BE2N1217A217BE3309A309BB9Board Formed Concrete8X TypicalMtl. Chimney ShroudNarrow Vertical Wood ScreenMetal FasciaSandblastedStainless SteelFasciaSmooth Integral ColorExterior PlasterStone VeneerSmooth Integral ColorExterior PlasterBoard Formed Concrete-8X TypicalSteel Doors & WindowsTW: 89.00'T.O. Shroud: 94.33'TW: 93.00'T.O. Planter: 76.92'2'-0" 1'-0"T.O. Planter: 86.50'WD-VR(N)CC-BFMTL-SS(S)Stone VeneerSV-CM(SF)Stone Veneer Chocolate Marble HonedSV-CM(H)MTL-SS(S)EP-ICStone CapSV-CM(H)SV-CM(SF)EP-ICCC-BFScheduledLight FixtureAlign w/ StoneAlign w/ StoneAlign w/ StoneAlign w/ StoneAlign Align AlignAlignAlignAlign Align w/ StoneAlign w/ StoneAlign 14 A.704 29' Max Height abv EG24' Max Height abv EG(E) GradeT.O. Planter: 86.50'A.400 2 A.4011 A.400 1 A.400 2 A.4011 A.400 1 Align w/ StoneEQ-HEQ-HEQ-JEQ-JEQ-JEQ-JEQ-IEQ-ISmooth Integral ColorExterior PlasterEP-IC108A217A112A113E6E5117 E8E7217BE3222BE10E9225BE12E11218BE14E13C4C5C6T.O. Planter:73.00'TW: 73.00'2'-0"1'-6" 3'-6"3'-6" 3'-6"T.O. Planter: 86.50'EQEQEQEQEQEQ 42" Min EQEQC Balcony AboveLC Balcony AboveLMinCLCLCLHBHBHB Metal Fascia Zinc Custom Shaped Alpolic Natural Zinc FasciaSmooth Integral Color Exterior PlasterStone VeneerMetal Fascia Sandblasted Stainless SteelSteel Doors & WindowsSmooth Integral Color Exterior PlasterStone Veneer, End Honed.Vertical Aluminum Slat FencingConcrete StepsMTL-ZNEP-ICSV-CM(SF)MTL-SS(S)EP-ICSV-CM(H)29' Max Height abv EG24' Max Height abv EG(E) GradeEave: 82.33'Eave: 83.00'Fascia: 82.83'T.O. Fence: 78.00'A.401 2 A.401 1 A.401 2 A.401 1 EQ-AEQ-AEQ-AEQ-CEQ-CEQ-CEQ-DEQ-EEQ-EEQ-GEQ-GEQ-GEQ-HEQ-HEQ-JEQ-DEQ-DEQ-BEQ-BEQ-BEQ-FEQ-FEQ-FEQ-FEQ-IEQ-IRevealElev. +55.50'Grand LawnElev. +58.00'BasementElev. +73.00'Guest Suites / Pool DeckElev. +87.50'Second FloorElev. +86.00'Roof EaveElev. +91.00'Roof Eave - LivingElev. +99.00'Roof Eave - MasterElev. +74.50'Main FloorElev. +85.50'Roof DeckElev. +84.67'Guest Roof EaveElev. +83.00'Roof Eave- G. Suite #2-4Elev. +88.67'Roof Eave - Motor CourtElev. +99.33'Roof Parapet - MasterNorth Elevation1Scale: 1/4" = 1'-0"All drawings and written material appearingherein constitute original and unpublishedwork of the architect and may not beduplicated, used or disclosed without thewritten consent of Laidlaw Schultz Architects.3111 Second AvenueCorona del Mar, CA 92625-2322(949) 645-9982 Fax: (949) 645-9554www.LSarchitects.comSHEET NO.DATEISSUE/REVISIONREVIEWDRAWING DESCRIPTIONPROJECTDRAWNNorth Elevation (Continued)2Scale: 1/4" = 1'-0"ElevationsScheduledLight FixtureGlass GuardrailGL-CLSmooth IntegralColor ExteriorPlasterEP-ICHorizontal WoodscreenWD-HZConcealed Door w/Horizontal Slats ToAlign W/ Wall SlatsWD-HZMetal SandblastedStainless Steel Fascia beyondMTL-SS(S)Glass GuardrailGL-CL3'-6"3'-6"Smooth Integral ColorExterior PlasterEP-ICConcealed Door W/ Horizontal SlatsTo Align W/ Wall SlatsWD-HZHorizontal Wood SlatsWD-HZPTD Galv Metal Surround At WindowMTL-SS(TB)1 A.302 2A.302Matchline 2A.302Matchline Matchline 1 A.302 Matchline Recessed Hose BIB and Outletin Custom Recessed Box w/Ptd. Closure Door