HomeMy WebLinkAboutPA2021-137_20220114_ZA Action 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
COMMUNITY DEVELOPMENT DIRECTOR ACTION
LETTER
Subject: Shell Street Residence (PA2021-137)
▪ Staff Approval No. SA2021-003
Site Location 2717 Shell Street
Applicant McClean Design
Legal Description Lots 6 and13, Block C-33, Corona del Mar Tract
On January 14, 2022, the Community Development Director approved Staff Approval No.
SA2021-003 to authorize the renovation and remodel of an existing single-family residence
in substantial conformance with Variance No. 1139. This approval is based on the following
analyses and discussion.
LAND USE AND ZONING
• General Plan Land Use Plan Category: RS-D (Single Unit Residential Detached)
• Zoning District: R-1 (Single-Unit Residential)
• Coastal Land Use Plan Category: RSD-C (Single Unit Residential Detached) (10.0
- 19.9 DU/AC)
• Coastal Zoning District: R-1 (Single-Unit Residential)
PROJECT SUMMARY
I. BACKGROUND
On February 19, 1987, the Planning Commission approved Variance No. 1139
(Attachment No. CD 2), allowing the construction of a single-family residence to exceed
the base height limit for certain portions of the roof. The Commission found that the
increased building height was supportable due to existing grade differentials on-site1.
Before the existing residence was developed, the site was raw land with rocky and sandy
areas. As a result, an environmental document was also reviewed and accepted as part
of the Variance approval (Attachment No. CD 3).
1 The California Coastal Commission approved Coastal Development Permit No. 5-87-165, on March 26, 1987, for
the original development of the site. Part of the approval required development stringlines to protect the environment
and coastal views. (See Attachment No. CD 4 for the exhibit of the development stringline for the main residence and
accessory structures.)
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Under the current Newport Beach Municipal Code (NBMC) development standards, the
height limit for R-1-zoned lots is 24 feet for flat roof elements and 29 feet for sloped roofs
with a minimum 3:12 pitch.2 The existing roof as approved consists of both flat and sloping
roof elements. The highest flat roof elevation approved by VA1139 is 28 feet, which is 4
feet above the flat height limit. For sloping roofs, VA1139 allowed the highest ridge at
30.18 feet, which is 1.18 feet above the sloped height limit.
II. PROPOSED CHANGES
The Applicant requests to substantially remodel the existing residence. The proposed
remodel of the structure will result in a net reduction of approximately 88 square feet.
Construction is not proposed nor authorized bayward of the existing structure.
The single-family remodel will be in conformance with Variance No. VA1139. Proposed
improvements include the following:
• Remodel of the entire residence;
• Remove and reconstruct portions of the existing roof in conformance with height
limits of VA1139 and the NBMC;
• Convert 435 square feet of garage space into a storage room (355 sq ft) and
bathroom (approximately 80 sq ft);
• Remove 88 square feet of gross floor area;
• Demolish and reconstruct 34 percent of the existing exterior walls and a portion of
the roof within the existing building footprint;
• Modify front entry approach, with the addition of a water feature and stairs; and
• Improve exterior facades, including a trellis on the second floor, new windows, doors,
and skylight.
Further details of the project are provided in the Applicant’s Project Description (Attachment
No. CD 2).
III. FINDINGS
Pursuant to Section 20.54.070 (Changes to an Approved Project) of the NBMC, the
Community Development Director may authorize minor changes to an approved site
plan, architecture, or nature of the approved use without a public hearing, and waive
the requirement for a new variance application. In this case, the proposed changes
are minor because the renovation would primarily serve to update the existing
architecture and modernize the residence; no land use changes are proposed that
would result in a major change to the site. The overall footprint of the development
will not increase as part of the proposed project. The renovation would also result
in a net reduction in floor area. This determination is based on the following findings
and facts in support of the findings.
A. [The changes a]re consistent with all applicable provisions of this Zoning Code;
2 When Variance No. 1139 was approved, the sloped height limit was 28 feet, so some portions of the roof that were
part of the variance are “conforming” under the current 29-foot height limit from the Municipal Code.
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Facts in Support of Finding:
1. The project is in the R-1 Zoning District, which is intended for and allows
single-family residences.
2. The proposed improvements to the residence comply with the development
standards of height, setbacks, and maximum floor area. Remodeling of the
existing structure would not introduce any nonconformities or deviations to
the site that were not specifically allowed through the granting of VA1139.
The resulting structure would not exceed height limits specified in the
approved variance, nor would the proposed improvements result in a
requirement for additional parking. Lastly, the proposed renovation project
would result in a reduction of floor area.
3. VA1139 was approved to allow the construction of a two-story, 4,440-square-
foot single-family residence with several roof areas over the base height limit.
The Variance allowed portions of the existing roof to exceed the 24/28 foot
maximum height limit of the Zoning Code at that time.
4. As demonstrated by the structure’s stringline exhibit (Attachment No. CD 4)
and the Applicant’s roof exhibit (Attachment No. CD 5), the improvements are
following the existing variance. Much of the roof area is existing to remain with
new finish. The areas of removed roof do not orient toward the bay but are
located near the center of the site and adjacent to the street.
5. Portions of the over-height roof allowed by Variance No. VA1139 are existing
to remain. Proposed changes to the roof do not intensify the existing over
height portions of the roof allowed by the variance and is in compliance with
the 24/29-foot height limits. The resulting habitable floor area is 3,219 square
feet, which remains below the 4,000-square-foot threshold requiring a third
parking space under the Zoning Code.
6. The total gross floor area of the structure, including the basement/garage,
decreases to 4,351 square feet, and remains below the maximum allowable
floor area of 4,440 square feet established by VA1139.
Finding:
B. [The changes] 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;
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Facts in Support of Finding:
1. A negative declaration was prepared for the original construction of the
residence and accepted as part of VA1139’s approval (February 19, 1987).
See Attachment No. CD 3 for a copy of the Negative Declaration and
associated migration measures. However, there are no features of the
proposed project that would change the basis of the findings or mitigation
measures. The project consists of a remodel to the existing residence with no
further encroachments into required setbacks, development stringlines, and
alterations to the roof would comply with current height limits.
2. The proposed project decreases the floor area of the existing single-family
residence from 4,440 square feet to 4,351 square feet and remains eligible for
a categorical exemption under Class 1 (Existing Facilities) of the Guidelines
for CEQA. This exemption includes projects that do not exceed 50 percent of
the floor area of the structures before the addition, or 2,500 square feet,
whichever is less. The proposed remodel to an existing single-family
residence remains would reduce the existing floor area by 88 square feet,
which qualifies for the Class 1 exemption.
Finding:
C. [The changes] 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 proposed remodel does not involve a feature that was specifically
addressed in the staff report, meeting minutes, or subject to a condition of
approval for Variance No. VA1139.
2. The modified plan demonstrates ability to comply with all required conditions
of approval, and said conditions will continue to be required through project
implementation.
3. The Planning Commission found in 1987 that the increased building height
was necessary for the preservation and enjoyment of substantial property
right of the applicant because grade differentials severally restrict the ability
to design a home within the basic height limit. This condition is maintained
by the project and the proposed modifications to the existing roof adhere to
requirements of VA1139 and the NBMC development standards.
4. Staff conducted a site investigation at the nearest designated coastal
viewpoint (Lookout Point) approximately 200 feet east of the site. The project
site sits approximately 53 feet below Lookout Point and is separated by three
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developed single-family lots. Because of the grade differential and existing
development, the improvements would blend into the current visual
environmental and are not expected to adversely affect public views.
5. Following VA1139’s Condition of Approval No. 2, the residence would not
contain more than 4,441 square feet of gross floor area. The total gross
floor area proposed by the project is 4,351 square feet.
6. Pursuant to VA1139’s Condition of Approval No. 17, the development of the
site cannot encroach into the areas required for setback yards as
established by the California Coastal Commission and the City of Newport
Beach, whichever is greater. The project complies with all applicable
setbacks and does not encroach further bayside.
7. The California Coastal Commission approved Coastal Development Permit
No. 5-87-165, on March 26, 1987, for the original development of the site.
Part of the approval required development stringlines to protect the
environment and coastal views. (See Attachment No. CD 4 for the exhibit
of the development stringline for the main residence and accessory
structures.) The project respects the structure stringlines as identified and
improvement do not project farther bayward.
Finding:
D. [The changes] do not result in an expansion or change in operational
characteristics of the use.
Facts in Support of Finding:
1. The remodel of the existing residence does not result in a change of use of
the existing single-family dwelling. The remodel allows for the property owner
to update their home. The remodel does not result in an intensification of use
or bedrooms.
2. The maximum height of the residence would remain the same and over-
height portions of the roof allowed by the variance would not be intensified
by the project.
IV. CONDITIONS
All previous findings and conditions of approval of Use Permit No. VA1139 shall remain
in full force and effect as stated in Attachment No. CD 3, with the addition of the following
conditions:
1. All applicable conditions of approval for Variance No. VA1139
shall remain in effect.
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2. The development shall be in substantial conformance with the revised site
plan, floor plans, and building elevations found in Attachment No. CD 6.
3. After demolition and prior to framing, the architect of record shall certify that
less than 50percent of exterior walls have been removed and will require
replacement. The architect of record shall provide the applicable
documentation to the Community Development Director for review. If it is
determined that 50 percent or more of exterior walls have been removed
during construction, all project work shall cease and the project shall be
subject to applicable requirements of the Zoning Code and Local Coastal
Program Implementation Plan which may include, but are not limited to, a
Coastal Development Permit. The applicant understands that this may result
in project delays or denial, and possible economic hardship.
4. This approval does not relieve the applicant of compliance with other City
requirements. A building permit shall be required for any improvements.
5. Fire sprinklers shall be required for the project.
6. Project shall comply with flood mitigation standards for substantial
improvements.
7. Emergency Egress serving sleep rooms and basements shall open directly
onto a court/yard that is clear and open to sky leading to public right of way.
8. To the fullest extent permitted by law, applicant shall indemnify, defend and
hold harmless City, its City Council, its boards and commissions, officials,
officers, employees, and agents from and against any and all 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 the Shell Street Residence
including, but not limited to, Staff Approval No. SA2021-003 (PA2021-137).
This indemnification shall include, but not be limited to, damages awarded
against the City, if any, costs of suit, attorneys' fees, and other expenses
incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by applicant, City, and/or the parties initiating
or bringing such proceeding. The applicant shall indemnify the City for all
of City's costs, attorneys' fees, and damages which City incurs in enforcing
the indemnification provisions set forth in this condition. The applicant shall
pay to the City upon demand any amount owed to the City pursuant to the
indemnification requirements prescribed in this condition.
APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development or City Clerk, as applicable, within fourteen (14) days following the date the
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action or decision was rendered unless a different period of time is specified by the Municipal Code (e.g., Title 19 allows ten (10) day appeal period for tentative parcel and tract maps, lot line adjustments, or lot mergers). For additional information on filing an appeal, contact the Planning Division at 949-644-3200.
On behalf of Seimone Jurjis, Community Development Director,
BMZ/pda
Attachments: CD 1 Vicinity Map
CD 2 Applicant’s Project Description
CD 3 VA1139
CD 4 Structure Stringlines from CDP No. 5-86-612
CD 5 Roof Exhibit
CD 6 Project Plans
Attachment No. CD 1
Vicinity Map
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VICINITY MAP
Staff Approval No. SA2021-003
PA2021-137
2717 Shell Street
Subject Property
Attachment No. CD 2
Applicant’s Project Description
TO: City Of Newport Beach Building Division
PROJECT : 2717 Shell St
FROM: Anthony Ruzittu (Mcclean Design), anthony@mccleandesign.com 714-505-0556
RE: Shell Street Residence
The project consists of remodeling the house located at 2717 Shell St, originally built in the late 1980s.
While the project aims to preserve most of the existing building envelope and structure, we are
proposing to relocate and remove a small amount of square footage. The project is also under a series of
restrictions, recorded during the first permit issuance. These same restrictions are summarized as the
following: -
• The floor area of the residence is limited to the square footage shown on the original permit of
440.70 SF
• The lot is limited to a single-family dwelling
• No development shall occur bayward of any structures shown in the permitted plans
• No part of the main residence must encroach beyond the stringline
• The project takes into account of all current restrictions, the following descriptions are a
summary of the work being proposed and how these same changes are considered to be
compliant with the restriction currently in place.
Exterior Improvements Front yard enclosed building setback increase by the removal of the bow
window overhanging above the garage ramp and 2nd floor bathroom facing the front yard. This
change will reduce the overall square footage of the house and help further minimize impact of the
house from any point of view, especially from Shell St and the homes on the opposite side of the
street. New balconies are proposed in lieu of the volume reductions to help articulate the front yard
elevation, increase full height opening for maximized ventilation and exterior access to all bedrooms
of the house.
Entry: Currently the outdoor entry path is jogged out towards the property line, leaving no space for
planting or privacy screening between the two lots. We are proposing to add a water feature for
privacy between the two property entrances and simplifying the entry walkway by removing the
existing jog and pilasters. This will be a reduction in square footage. Additional alterations to the
exterior walls are being proposed such as filling in windows, the addition of new openings and the
removal of decorative features such as moldings, cornices, dormers, balconies, sills, railings etc.
Because of the occasional water being brought in by the wave splashing against the rocks, we are
proposing a 6” floor raised floor over pedestal system for the entire rear deck which will help drain
the water away from the living areas more efficiently. The pedestal system will be secured in place,
but it is not to be considered as a permanent structure.
Roof: See attached Roof Exhibit for proposed modifications.
Attachment No. CD 3
VA1139
Attachment No. CD 4
Structure Stringlines from CDP No. 5-86-612
Attachment No. CD 5
Roof Exhibit
Roof to remain. Roofing finish replacement. Roof height below 24' for flat roofs (less than 3/12) and 29' for sloped roofs (more than 3/12) as required by the zoning code
Roof to remain. Roofing finish replacement. Roof height exemption as determined by Variance 1139
Roof to be removed/remodeled. Roof height below 24' for flat roofs (less than 3/12) and 29' for sloped roofs (more than 3/12) as required by the zoning code
2717 Shell St. Roof Exhibit
Scale: 1/16" = 1'-0"
McClean Design
Attachment No. CD 6
Project Plans
S H E L L S T R E E T R E S I D E N C E2 7 1 7 S H E L L S T R E E T , C O R O N A D E L M A R , C A 9 2 6 2 5APN # 05205024COLOR/FINISH SYMBOLINTERIOR ELEVATION2FIGURE NUMBERBA8CDSHEET NUMBERA2A8SECTION LETTERSHEET NUMBERDETAIL NUMBERMTL-1SHEET NUMBER7REFERENCE GRID LINE5 KEYNOTEA WINDOW SYMBOL6 DOOR SYMOBLA PLUMBING FIXTUREA PLUMBING ACCESSORYA EQUIPMENT LOCATIONBW BOTTOM OF WALL(E) EXISTING(N) NEWEP EDGE OF PAVEMENTFF FINISH FLOORFG FINISH GRADEFL FLOW LINEFS FINISH SURFACENG NATURAL GRADEPC PROPERTY CORNERTB TOP OF CURBTC TOP OF CHIMNEYTG TOP OF GLASSTR TOP OF ROOFT.RAIL TOP OF RAILTW TOP OF WALLWM WATER METERWV WATER VALVEBA-8DIRECTION INDICATORSUBMITTALSPROJECT MAPSYMBOLSN O R T HSTAFF APPROVAL06.10.2021MCCLEAN DESIGN190 S. GLASSELL ST., #203ORANGE, CA 92866714-505-0556 (T)714-505-0557 (F)S H E L L S T. R E S I D E N C E-123456DATEDRAWN BYPROJECT5/12/21PM / BB / AR21/072717 SHELL ST., CORONA DEL MAR, CA 92625LEGAL DESCRIPTIONLOT PCL 2, BLOCK C33 APN = 052 050 24PROJECT ADDRESS2717 SHELL STREETCORONA DEL MAR, CA 92625PROJECT DESCRIPTIONREMODEL OF A SINGLE FAMILY RESIDENCE WITHIN THE EXISTING VARIANCE (VA1139)PARAMETERS AND RESTRICTIONS.PROPOSED DESIGN INCLUDES INTERIOR REMODEL, DEMOLITION ANDRECONSTRUCTION OF A LIMITED AMOUNT OF EXTERIOR WALLS AND ROOF.THE FOUNDATION, EXTERIOR WALLS AND ROOF DEMOLITION TO BE INFERIOR TO 50%.PROPOSED MODIFICATION TO THE FRONT ENTRY APPROACH, WITH THE ADDITION OF AWATER FEATURE AND STAIRS.TRELLIS ADDITION.WINDOWS, DOORS AND SKYLIGHT REMOVAL, REPLACEMENT AND ADDITION.CODE ANALYSISCODE 2019 CBCCONSTRUCTION TYPE VB (MAIN HOUSE) OCCUPANCY R-3ZONE R-1GENERAL PLAN USE RS-DCOASTAL LAND USE RSD-CSTORIES 2 WITH BASEMENTFIRE SPRINKLER YESFLOOD ZONE X - AREA OF MINIMAL FLOOD HAZARD AE, 8 FTREQUIRED SETBACKSFRONT YARD (WATER) 5'-0"SIDE YARD 3'-0"FRONT YARD (SHELL ST) 5'-0" AREA CALCULATIONS- SEE SHEET A 002LEVEL EXISTING PROPOSED ADDITION REDUCTIONREMODELBASEMENT 1,043.44 SF 1,043.44 SF NONE NONE1ST FLOOR 1,750.72 SF 1,732.76 SF 37.83 SF 55.79 SF2ND FLOOR 1,645.21 SF 1,574.37 SF 44.33 SF 115.17 SFOVERALL 4,439.37 SF 4,350.57 SF 82.16 SF 170.96 SFMAX FLOOR AREA ALLOWED PER (VA1139) 4,440.70 SFPARKING REQUIREMENTSBASEMENT 614.75 SF + 428.25 (GARAGE) = 1,043.44 SF1ST FLOOR 1,732.76 SF2ND FLOOR 1,574.37 SFTOTAL: 3,821.88 SF (>4,000 SF = 2 PARKING REQUIREMENT)OPEN VOLUMEOPEN VOLUME REQUIRED: 300 SQFT.OPEN VOLUME PROPOSED: 305 SQFT.SHEET INDEXPROJECT SUMMARYARCHITECTURALCOV 1 COVER SHEETCOV 2 VARIANCE AND STAFF RECOMMENDATIONSCOV 3 VARIANCE AND STAFF RECOMMENDATIONSREF. P.C. 1767-87 SITE PLAN AND INFORMATION (FOR REFERENCE ONLY)REF. P.C. 1767-87 FLOOR PLANS (FOR REFERENCE ONLY)REF. P.C. 1767-87 SECTIONS (FOR REFERENCE ONLY)REF. P.C. 1767-87 ELEVATIONS (FOR REFERENCE ONLY)REF. P.C. 1767-87 ROOF PLAN (FOR REFERENCE ONLY)SURVEYA 001 DEMO EXHIBITA 002 AREA CALCULATIONS - SQUARE FOOTAGES & COST ANALYSISA 003 AREA CALCULATIONS - SQUARE FOOTAGES & COST ANALYSISA 004 AREA CALCULATIONS - OPEN SPACEA 005 AVERAGE GRADEA 101 SITE PLANA 201 FLOOR PLANS - BASEMENTA 202 FLOOR PLANS - 1ST FLOORA 203 FLOOR PLANS - 2ND FLOORA 204 (E) FLOOR PLANS - EXISTING ROOFA 204 FLOOR PLANS - ROOFA 301 ELEVATIONS - EXISTINGA 302 ELEVATIONS - EXISTINGA 303 ELEVATIONSA 304 ELEVATIONSA 401 SECTIONSA 402 SECTIONSCOV 1COVERGENERAL INFORMATIONPROJECT TEAMOWNER:JEFFREY WALKER2717 SHELL ST.CORONA DEL MAR, CA 92625DESIGNER:MCCLEAN DESIGN INC.PAUL MCCLEAN190 S. GLASSELL ST., #203ORANGE, CA 92866TEL: (714) 505-0556FAX: (714) 532-2924STRUCTURAL ENGINEER:STRUCTURES2880 S. COAST HWYLAGUNA BEACH, CA 92651TEL: (949) 715-0775FAX: (949) 715-0776MEP ENGINEERGREGORY DESIGN4 SHETLANDTRABUCO CANYON, CA 92679TEL: (949) 888-9511CIVIL ENGINEERTOAL ENGINEERING INC.139 AVENIDA NAVARROSAN CLEMENTE, CA 92672TEL: (949) 492-8586NOTESGENERAL NOTES“POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRESEPARATE REVIEWS ANDPERMITS.”“FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS AND HANDRAILS OR ANY COMBINATIONTHEREOF SHALL NOT EXCEED42 INCHES FROM EXISTING GRADE PRIOR TO CONSTRUCTION WITHIN THE REQUIRED FRONTSETBACK AREA(S).”HOLD ON FINALHEIGHT CERTIFICATION OF CRITICAL ROOF HEIGHT ELEVATIONS
MCCLEAN DESIGN190 S. GLASSELL ST., #203ORANGE, CA 92866714-505-0556 (T)714-505-0557 (F)S H E L L S T. R E S I D E N C E-123456DATEDRAWN BYPROJECT5/12/21PM / BB / AR21/072717 SHELL ST., CORONA DEL MAR, CA 92625COV 2VARIANTDEED RESTRICTIONS
MCCLEAN DESIGN190 S. GLASSELL ST., #203ORANGE, CA 92866714-505-0556 (T)714-505-0557 (F)S H E L L S T. R E S I D E N C E-123456DATEDRAWN BYPROJECT5/12/21PM / BB / AR21/072717 SHELL ST., CORONA DEL MAR, CA 92625COV 3VARIANTSTAFF CONDITIONS FOR APPROVAL
(E) GARAGE(E) POWDER(E)EQUIPMENTROOM(E)STORAGEROOM(E) RAMP5'-9"5'-0"7'-6"5'-0"4'-6"3'-9"12'-4"16'-2"6'-0"2'-0"68'-0"1'-6"14'-0"2'-0"6'-6"3'-0"3'-0"24'-0"5'-0"68'-3"7'-0"7'-0"5'-3"3'-0"9'-3"14'-9"3'-0"24'-0"FILL WINDOWFILL WINDOWREPLACE GLAZING SYSTEM3'-9"A2'-10"B 2'-10"D7'-0"G9'-11"H6'-1"I8'-2"J1'-6"K15'-10"L36'-2"MREMOVE CHIMNEYPOP-OUT13'-2"N1'-3"O17'-6"Q1'-3"P0'-8"R24'-0"S2'-2"T2'-10"U12'-3"W5'-0"X3'-0"Y1'-7"Z8'-8"AA6'-9"BBFILL WINDOWFILL WINDOWFILL WINDOW5'-0"C2'-6"E1'-9"FREPLACE WINDOW(E) FAMILYROOM(E) KITCHEN(E)BREAKFASTROOM(E) ENTRYHALL(E) DININGROOM(E) POWDERROOM(E) LIVINGROOM5'-10"V6'-6"A4'-6"B10'-6"C3'-0"D6'-6"E0'-6"F26'-6"G15'-10"H31'-5"I2'-6"J2'-3"K9'-9"L0'-6"M1'-7"N13'-8"O1'-7"P1'-7"Q3'-11"R2'-10"S0'-5"T53'-11"UFILL WINDOWFILL WIN.FILL WINDOWFILL WINDOWFILL WIN.FILL WIN.FILL WIN.FILL WIN.FILL WINDOW(E) MASTERBEDROOM(E) MASTERBATH(E) CLOSET (E) CLOSET(E) DEN(E) HALL(E)LAUNDRY(E) BATH(E)BEDROOM(E)BEDROOM(E) CLOSET(E) CLOSET(E) BATH14'13'12'11'10'9'8'
7'7'6'5'4'3'6'-6"5'-9"5'-9"ABCD4'-6"11'-6"E5'-9"7'-0"F5'-9"GH7'-0"1'-6"LKIMNJO1O2QRSTU1U2V WXY1Y2ZP25'-0"16'-4"21'-7"11'-11"14'-1"5'-5"19'-6"10'-11"8'-1"14'-11"3'-10"3'-11"28'-9"7'-2"7'-2"3'-10"2'-6"2'-3"3'-7"2'-3"31'-8"5'-10"10'-6"2'-6"5'-2"2'-0"5'-5"A 001DEMO DIAGRAMMCCLEAN DESIGN190 S. GLASSELL ST., #203ORANGE, CA 92866714-505-0556 (T)714-505-0557 (F)S H E L L S T. R E S I D E N C E-123456DATEDRAWN BYPROJECT5/12/21PM / BB / AR21/072717 SHELL ST., CORONA DEL MAR, CA 92625DEMOEXISTING TO REMAINLEGENDBASEMENT FLOOR PLAN SCALE: 1/8" = 1'-0"1ST FLOOR PLAN SCALE: 1/8" = 1'-0"2ND FLOOR PLAN SCALE: 1/8" = 1'-0"ROOF PLAN SCALE: 1/8" = 1'-0"ROOF DEMO CALCROOF DEMO AREA BLOCK STUDY SCALE: 1/8" = 1'-0"EXTERIOR WALL DEMO CALC.WINDOW INFILL
9'-0"4'-6"10'-9"13'-2"13'-2"13'-3"23'-6"24'-0"4'-0"22'-0"2'-0"2'-0"4'-0"2'-0"12'-3"0'-0"5'-0"2'-0"5'-9"9'-7"9'-7"2'-0"3'-10"10'-5"3'-10"5'-9"5'-0"5'-0"17'-0"18'-3"2'-0"2'-0"2'-0"5'-0"ABCDEFGHI JKLMNOPQRSTUV16'-3"7'-8"15'-0"27'-8"10'-3"8'-6"7'-6"28'-3"2'-9"11'-11"11'-11"5'-4"10'-6"1'-5"1'-5"3'-6"1'-10"41'-4"13'-9"5'-9"7'-6"5'-9"19'-11"12'-6"3'-0"5'-6"5'-0"5'-7"1'-1"6'-6"17'-3"11'-6"ABHGFEDCIJKLNMPOQRS1'-10"3'-11"5'-3"40'-3"14'-9"24'-0"ABA 002AREA CALCSCOST ANALYSISMCCLEAN DESIGN190 S. GLASSELL ST., #203ORANGE, CA 92866714-505-0556 (T)714-505-0557 (F)S H E L L S T. R E S I D E N C E-123456DATEDRAWN BYPROJECT5/12/21PM / BB / AR21/072717 SHELL ST., CORONA DEL MAR, CA 92625AREA CALCULATIONS & COSTS BREAKDOWNCOST ANALISYS2ND FLOOR LEVEL SCALE: 1/8" = 1'-0"1ST FLOOR LEVEL SCALE: 1/8" = 1'-0"LOWER LEVEL (BASEMENT) SCALE: 1/8" = 1'-0"LEGENDNEW CONSTRUCTIONDEMOEXISTING TO REMAIN
6'-6"5'-4"7'-2"5'-9"5'-9"AB1B2C3'-11"5'-0"D5'-9"7'-0"E15'-9"E2F7'-0"3'-11"JIGKLHM1 M2NOS1S2T1T2PQUV1V2W25'-0"16'-4"21'-7"11'-11"14'-1"5'-5"19'-6"14'-11"3'-10"17'-3"7'-9"7'-2"3'-10"2'-6"2'-3"3'-7"2'-3"25'-2"5'-10"10'-7"2'-6"5'-2"2'-0"RY Z8'-0"7'-9"3'-7"X3'-10"6'-6"5'-0"1'-1"13'-6"AABB10'-11"5'-2"3'-10"7'-9"6'-6"8'-1"14'-1"14'-1"AREA CALCULATIONS & COSTS BREAKDOWNA 003AREA CALCSCOST ANALYSISMCCLEAN DESIGN190 S. GLASSELL ST., #203ORANGE, CA 92866714-505-0556 (T)714-505-0557 (F)S H E L L S T. R E S I D E N C E-123456DATEDRAWN BYPROJECT5/12/21PM / BB / AR21/072717 SHELL ST., CORONA DEL MAR, CA 92625COST ANALISYSROOF LEVEL SCALE: 1/8" = 1'-0"LEGENDNEW CONSTRUCTIONDEMO/MINOR REMODELEXISTING TO REMAIN
5'-3"13'-9"39'-9"5'-0"6'-7"20'-6"13'-9"24'-0"2'-0"22'-0"24'-0"6'-6"17'-6"13'-6"17'-6"A24'-0"24'-0"22'-0"24'-0"13'-6"13'-6"17'-6"B13'-9"CDEFGHJI10'-3"7'-0"5'-0"A 004AREA CALCSOPEN SPACEMCCLEAN DESIGN190 S. GLASSELL ST., #203ORANGE, CA 92866714-505-0556 (T)714-505-0557 (F)S H E L L S T. R E S I D E N C E-123456DATEDRAWN BYPROJECT5/12/21PM / BB / AR21/072717 SHELL ST., CORONA DEL MAR, CA 92625OPEN SPACE AREA CALCULATIONS BREAKDOWN1ST FLOOR LEVEL SCALE: 1/8" = 1'-0"THE OPEN SPACE CALCULATION TAKES IN ACCOUNT ONLY THE BUILDABLEAREA AS DETERMINED BY THE VARIANT (VA1139) AND NOT AS DEFINED BY THELESS RESTRICTIVE MUNICIPAL CODELEGENDOPEN SPACEENCLOSED SPACE
4'5'6'7'8'9'10'11'12'13'14'14'13'12'11'10'9'8'
7'7'7'6'5'4'3'14.50
1.12.92
1.2 8.502.13.502.25.423.26.753.16.754.16.254.26.755.2 7.755.1SYSB3'-0"FYSB5'-0"SYSB3'-0"STRINGLINERYSB5'-0"4'5'6'7'8'9'10'11'12'13'14'14'13'12'11'10'9'8'
7'7'7'6'5'4'3'14.25'3'-0"SYSB5'-0"FYSB3'-0"SYSBSTRINGLINE5'-0"RYSBPROPOSED BUILDING OUTLINE4.00'6.75'7.50'FOUR SIDE POLYGONCOINCIDES WITH BUILDABLE AREASLOPE DETERMINATION(A - B) / L = X * 100 = SLOPE %14.25 - 4 = 10.25 / 33.58 = 30%ABCD33'-7"LMCCLEAN DESIGN190 S. GLASSELL ST., #203ORANGE, CA 92866714-505-0556 (T)714-505-0557 (F)S H E L L S T. R E S I D E N C E-123456DATEDRAWN BYPROJECT5/12/21PM / BB / AR21/072717 SHELL ST., CORONA DEL MAR, CA 92625N O R T HP R O J E C TN O R T HA 005SLOPE DETERMINATION AND AVERGAE GRADEAVERAGE GRADE CALCULATIONSBASED ON SITE CONDITIONS PRIOR TO CONSTRUCTION AND AS SHOWN ON SHEET A-1 OF THE CURRENT PERMITSCALE: 1/8" = 1'-0"SLOPE DETERMINATIONBASED ON SITE CONDITIONS PRIOR TO CONSTRUCTION AND AS SHOWN ON SHEET A-1 OF THE CURRENT PERMITSCALE: 1/8" = 1'-0"
(N) ENTRYPEDESTAL FLOOR SYSTEMOVER EXISTING DECK5'-0".F.Y.S.B.5'-0"R.Y.S.B.EXISTING WALLTO BE REMOVEDEXISTING WALLTO BE REMOVED(E) BUILDINGFOOTPRINTEXISTING WALLTO BE REMOVED402C402C401B401B401A401AD402D402E402E402F402F402SINGLE FAMILY RESIDENCE REMODELUP(N) WATER FEATURESEE GEN. NOTE #1 AND 2SHELL STREET(E) PLANTER9.50' F.S.2710 SHELL ST2719 SHELL STN 40°00'00" E 133.81'N 40°00'00" E 140.19'N 38°00'11" W 30.67'N 50°00'00" W 30.00'14'-6"75'-2"21'-0"18'-8"95'-8"64'-9"5'-0"F.Y.S.B.71'-9"30'-7"26'-8"2'-0"3'-0"2'-0"6'-0"3'-0"S.Y.S.B.24'-0"3'-0"S.Y.S.B.3'-0"S.Y.S.B.6'-6"14'-0"1'-6"3'-0"S.Y.S.B.(N) BALCONY14.66' F.S.GAS METERSEWER COWATER METER111123345661091091113141722UPPER DECK STRINGLINEBUILDING STRINGLINEDECK EDGE ABV3'-0"3'-0"2'-0"18.75' T.W.14.33' N.G.18.75' T.
W
.
13.42'
N.
G.(N) STEPPING PAD ANDENTRY STAIR4'-0"CURB TO PL4'-0"CURB TO PLOUTLINE OF LEVEL ABOVEOUTLINE OFLEVEL ABOVEOUTLINE OFLEVEL BELOWOUTLINE OFLEVEL BELOWMCCLEAN DESIGN190 S. GLASSELL ST., #203ORANGE, CA 92866714-505-0556 (T)714-505-0557 (F)S H E L L S T. R E S I D E N C E-123456DATEDRAWN BYPROJECT5/12/21PM / BB / AR21/07STONE FLOOR FINISH PER DESIGNERSMOOTH PLASTER FINISH PER DESIGNERMETAL ROOF PER DESIGNERCONCRETE FLOOR FINISHTRAFFIC TOPPINGHARDWOOD FLOOR FINISH PER DESIGNERCEILING HEIGHTOPEN TO ABOVE OR BELOW AS OCCURSHARDWOOD FLOOR FINISH PER DESIGNERLEGENDST-1PLA-1WD-2WD-1TTMTL-1CON-1OPEN8'-0"2717 SHELL ST., CORONA DEL MAR, CA 92625"DSGN"- ADDITIONAL INFORMATION TO BE PROVIDED BY DESIGNER."OWNER"- ADDITIONAL INFORMATION TO BE PROVIDED BY OWNER."STRUCTURAL"- SEE STRUCTURAL ENGINEER'S DRAWINGS AND DETAILS FOR ADDITIONAL INFORMATION."CIVIL" - SEE CIVIL ENGINEER'S DRAWINGS AND DETAILS FOR ADDITIONAL INFORMATION."SCHEDULE"-SEE SCHEDULE FOR SPECIFICATIONS AND ADDITIONALINFORMATION."SHOP"-PROVIDE SHOP DRAWINGS TO DESIGNER FOR APPROVAL PRIOR TO FABRICATION.1. PROPERTY LINE2. REQUIRED FRONT YARD SETBACK3. REQUIRED SIDE YARD SETBACK4. REQUIRED REAR YARD SETBACK5. STRINGLINE SETBACK6. EXISTING NEIGHBORING RESIDENCE7. EXISTING WATER METER - PROTECT IN PLACE8. EXISTING WALL - PROTECT IN PLACE9. EDGE OF EAVES ABOVE/ BELOW/ AS OCCURS. ALL EAVES/ PROJECTIONS TO BE 1-HOUR FIRE RATED.10. EDGE OF DECK ABOVE/ BELOW/ AS OCCURES.11. DRIVEWAY - FINISH PER SCHEDULE12. PROPOSED SITE WALL13. LANDSCAPE AREA - PROVIDE DRAINAGE AND IRRIGATION PER OWNER AND LANDSCAPE DESIGNER.14. PAVING PER LANDSCAPE DESIGNER- PROVIDE DETAIL TO DESIGNER PRIOR TO IMPLEMENTATION15. TOP OF RIDGE16. CHIMNEY TERMINATION WITH APPROVED SPARK ARRESTOR PER"SHOP"17. WATER FEATURE - "DSGN"18. LOCATION OF WATER FEATURE EQUIPMENT19. LOCATION OF TRASH AREA20. LOCATION OF AC CONDENSER UNIT21. LOCATION OF BARBEQUE22. ENTRY STAIRS, NOT TO EXCEED 8" RISE OR 10" MIN. TREAD -LANDSCAPE ARCHITECTN O R T HP R O J E C TN O R T HSMOKE DETECTORHARDWIRED WITH BATTERY BACK UPSCARBON MONOXIDE ALARMHARDWIRED WITH BATTERY BACK UPCMEXHAUST FANA101SITE PLANSITE PLANSCALE: 1/8" = 1' - 0"BUILDING FOOTPRINTWATERLANDSCAPEDEMOABOVE/BELOWSETBACK LINEPROPERTY LINECENTER LINEGENERAL NOTES1. FENCES, HEDGES, AND WALLS SHALL NOT EXCEED 42" IN HEIGHTWITHIN THE FRONT SETBACK OR 6' IN HEIGHT WITHIN THEREQUIRED SIDE AND REAR SETBACKS, AS MEASURED FROMEXISTING GRADE PRIOR TO CONSTRUCTION.2. GRADES CANNOT BE RAISED MORE THAN 18" WITHIN THE REQUIREDSIDE OR REAR SETBACKS.
GARAGE NOTES1. DOORS BETWEEN GARAGE AND THE DWELLING UNIT SHALL BE SELF-CLOSINGAND SELF-LATCHING, SOLID WOOD OR SOLID OR HONEYCOMB STEEL NOT LESSTHAN 1 38 INCHES THICK OR HAVE A MIN. FIRE PROTECTION RATING OF 20 MINTES2. DUCTS PENETRATING THE WALLS OR CEILING SEPARATING THE DWELLING FROMTHE GARAGE SHALL BE CONSTRUCTED OF A MIN. NO. 26 GAGE SHEET STEEL OROTHER APPROVED MATERIAL AND THERE SHALL BE NO OPENINGS FROM THEDUCTS INTO THE GARAGE (R302.5.2)3. OTHER PENETRATIONS OF GARAGE/DWELLING CEILINGS AND WALLS ARE TO BEPROTECTED AS REQUIRED BY SECTION R302.11, ITEM 44. GARAGE FLOOR SURFACES SHALL BE OF AN APPROVED NONCOMBUSTIBLEMATERIAL AND THE AREA USED TO PARK VEHICLES SHALL BE SLOPED TO A DRAINOR TOWARD THE MAIN VEHICLE ENTRY24'-0"9'-10"9'-3"73'-3"5'-3"38'-1"28'-5"4'-6"5'-0"7'-6"5'-0"5'-9"3'-9"12'-4"16'-2"75'-3"39'-7"GARAGE7'-0"5'-11"32'-3"7'-4"19'-9"4'-10"0'-10"13'-0"12'-0"7'-1"0'-8"12'-3" (E)4'-3"18'-1"0'-6"0'-4"1'-0"16'-4"1'-0"4'-0"0'-8"ST-1S. BATHUPCONC-1GARAGE6.04' F.F. (VIF)CONC-1CARPORT3'-2"UPCONC-1(N) MECHANICAL CLOSET(NON HABITABLE)0'-0"(E) DRIVEWAYDN3'-10"0'-5"0'-5"15"MIN.15"MIN.2'-0"MIN.A401A401B401B401402C402CD402D402E402E402F402F402(E) PUMPPROTECT IN PLACE(E) DRAINPROTECT IN PLACE12CAB911SCO3'-0"S.Y.S.B.3'-0"S.Y.S.B.5'-0"F.Y.S.B.DC1018'-0"PARKING STALL #28'-0"18'-0"PARKING STALL #18'-0"6'-0"0'-6"REPLACE AUTOMATICROLL UP DOOR1'-6"17'-8"CONC-1(N) TRASH ENCLOSURE(NON HABITABLE)6'-0" (N)3'-0"22'-9"5'-0"F.Y.S.B.4'-11"19'-1"GARAGE3'-0"S.Y.S.B.3'-0"S.Y.S.B.ST-1STORAGE2'-10"1224'-3"A 201BASEMENT LEVELFLOOR PLANBASEMENT LEVEL FLOOR PLANSCALE: 1/4" = 1' - 0"MCCLEAN DESIGN190 S. GLASSELL ST., #203ORANGE, CA 92866714-505-0556 (T)714-505-0557 (F)S H E L L S T. R E S I D E N C E-123456DATEDRAWN BYPROJECT5/12/21PM / BB / AR21/07DEMO WALLS/STRUCTURENEW STRUCTUREEXISTING STRUCTUREEXISTING DOOREXISTING WINDOWNEW DOORNEW WINDOWSTONE FLOOR FINISH PER DESIGNERSMOOTH PLASTER FINISH PER DESIGNERMETAL ROOF PER DESIGNERCONCRETE FLOOR FINISHTRAFFIC TOPPINGHARDWOOD FLOOR FINISH PER DESIGNERCEILING HEIGHTOPEN TO ABOVE OR BELOW AS OCCURSHARDWOOD FLOOR FINISH PER DESIGNERLEGENDENNEST-1PLA-1WD-2WD-1TTMTL-1CON-1OPEN8'-0"2717 SHELL ST., CORONA DEL MAR, CA 92625"DSGN"- ADDITIONAL INFORMATION TO BE PROVIDED BY DESIGNER."OWNER"- ADDITIONAL INFORMATION TO BE PROVIDED BY OWNER."STRUCTURAL"- SEE STRUCTURAL ENGINEER'S DRAWINGS AND DETAILS FOR ADDITIONAL INFORMATION."CIVIL" - SEE CIVIL ENGINEER'S DRAWINGS AND DETAILS FOR ADDITIONAL INFORMATION."SCHEDULE"-SEE SCHEDULE FOR SPECIFICATIONS AND ADDITIONALINFORMATION."SHOP"-PROVIDE SHOP DRAWINGS TO DESIGNER FOR APPROVAL PRIOR TO FABRICATION.1. PROPERTY LINE2. REQUIRED FRONT YARD SETBACK3. REQUIRED SIDE YARD SETBACK4. REQUIRED REAR YARD SETBACK5. STRINGLINE SETBACK6. EXISTING NEIGHBORING RESIDENCE7. EXISTING WATER METER - PROTECT IN PLACE8. EXISTING WALL - PROTECT IN PLACE9. EDGE OF EAVES ABOVE/ BELOW/ AS OCCURS. ALL EAVES/ PROJECTIONS TO BE 1-HOUR FIRE RATED.10. EDGE OF DECK ABOVE/ BELOW/ AS OCCURES.11. DRIVEWAY - FINISH PER SCHEDULE12. PROPOSED SITE WALL13. LANDSCAPE AREA - PROVIDE DRAINAGE AND IRRIGATION PER OWNER AND LANDSCAPE DESIGNER.14. PAVING PER LANDSCAPE DESIGNER- PROVIDE DETAIL TO DESIGNER PRIOR TO IMPLEMENTATION15. TOP OF RIDGE16. CHIMNEY TERMINATION WITH APPROVED SPARK ARRESTOR PER"SHOP"17. WATER FEATURE - "DSGN"18. LOCATION OF WATER FEATURE EQUIPMENT19. LOCATION OF TRASH AREA20. LOCATION OF AC CONDENSER UNIT21. LOCATION OF BARBEQUE22. ENTRY STAIRS, NOT TO EXCEED 8" RISE OR 10" MIN. TREAD -LANDSCAPE ARCHITECTN O R T HP R O J E C TN O R T HSMOKE DETECTORHARDWIRED WITH BATTERY BACK UPSCARBON MONOXIDE ALARMHARDWIRED WITH BATTERY BACK UPCMEXHAUST FAN
UPDN71'-9"37'-6"20'-0"2'-0"3'-0"2'-0"24'-0"21'-5"0'-8"3'-6"25'-10"7'-5"3'-0"3'-0"3'-10"0'-8"0'-8"0'-6"87'-2"55'-2"32'-0"33'-11"15'-10"1'-6"11'-1"0'-6"12'-0"25'-10"20'-6"24'-0"2'-0"6'-6"14'-0"1'-6"3'-10"0'-6"9'-9"13'-0"5'-0"3'-0"5'-6"11'-7"2'-0"4'-4"8'-0"8'-11"4'-0"0'-8"2'-1"6'-6"2'-1"0'-8"25'-10"4'-0"0'-4"0'-7"6'-11"4'-0"1'-6"11'-1"0'-6"1'-11"10'-8"1'-10"6'-0"13'-0"6'-6"3'-0"3'-1"1'-0"1'-5"11'-7"1"1"1"5'-0"6'-4"7'-1"6'-6"13'-8"2'-5"3'-6"3'-6"6'-0"4'-0"1'-8"2'-10"2'-6"3'-0"2'-0"13'-2"2'-6"1'-0"6'-6"1'-4"0'-8"0'-6"4'-0"0'-6"10'-0"3'-8"0'-10"2'-0"5'-0"9'-6"6'-0"2'-0"6'-6"ST-1LIVING ROOMST-1BARST-1DININGST-1KITCHENST-1POWDERST-1OFFICEST-1ENTRY15.16 F.F. (VIF)ST-1DECK16.42' F.S.UPDNHARDSCAPEPEDESTAL DECKWATERFEATURE15"MIN.15"MIN.2'-0"MIN.A401A401B401B401402C402CD402D402E403E403F403F403WATER FEATUREDECK ABOVEDECKABOVEFILLWINDOWFILLWINDOW+16" (VIF)ST-1L453MNEFGHIJK12SCOSCOSCO2'-0"1'-0"3'-0"OPENSEE SHEET A601 FORADDITIONAL STAIRINFORMATION3'-0"S.Y.S.B.3'-0"S.Y.S.B.5'-0"F.Y.S.B.7'-4"0'-10"FILLWINDOWDECK STRINGLINE ABOVEBUILDING STRINGLINEA 202MAIN LEVELFLOOR PLAN1STL FLOOR PLANSCALE: 1/4" = 1' - 0"MCCLEAN DESIGN190 S. GLASSELL ST., #203ORANGE, CA 92866714-505-0556 (T)714-505-0557 (F)S H E L L S T. R E S I D E N C E-123456DATEDRAWN BYPROJECT5/12/21PM / BB / AR21/07DEMO WALLS/STRUCTURENEW STRUCTUREEXISTING STRUCTUREEXISTING DOOREXISTING WINDOWNEW DOORNEW WINDOWSTONE FLOOR FINISH PER DESIGNERSMOOTH PLASTER FINISH PER DESIGNERMETAL ROOF PER DESIGNERCONCRETE FLOOR FINISHTRAFFIC TOPPINGHARDWOOD FLOOR FINISH PER DESIGNERCEILING HEIGHTOPEN TO ABOVE OR BELOW AS OCCURSHARDWOOD FLOOR FINISH PER DESIGNERLEGENDENNEST-1PLA-1WD-2WD-1TTMTL-1CON-1OPEN8'-0"2717 SHELL ST., CORONA DEL MAR, CA 92625"DSGN"- ADDITIONAL INFORMATION TO BE PROVIDED BY DESIGNER."OWNER"- ADDITIONAL INFORMATION TO BE PROVIDED BY OWNER."STRUCTURAL"- SEE STRUCTURAL ENGINEER'S DRAWINGS AND DETAILS FOR ADDITIONAL INFORMATION."CIVIL" - SEE CIVIL ENGINEER'S DRAWINGS AND DETAILS FOR ADDITIONAL INFORMATION."SCHEDULE"-SEE SCHEDULE FOR SPECIFICATIONS AND ADDITIONALINFORMATION."SHOP"-PROVIDE SHOP DRAWINGS TO DESIGNER FOR APPROVAL PRIOR TO FABRICATION.1. PROPERTY LINE2. REQUIRED FRONT YARD SETBACK3. REQUIRED SIDE YARD SETBACK4. REQUIRED REAR YARD SETBACK5. STRINGLINE SETBACK6. EXISTING NEIGHBORING RESIDENCE7. EXISTING WATER METER - PROTECT IN PLACE8. EXISTING WALL - PROTECT IN PLACE9. EDGE OF EAVES ABOVE/ BELOW/ AS OCCURS. ALL EAVES/ PROJECTIONS TO BE 1-HOUR FIRE RATED.10. EDGE OF DECK ABOVE/ BELOW/ AS OCCURES.11. DRIVEWAY - FINISH PER SCHEDULE12. PROPOSED SITE WALL13. LANDSCAPE AREA - PROVIDE DRAINAGE AND IRRIGATION PER OWNER AND LANDSCAPE DESIGNER.14. PAVING PER LANDSCAPE DESIGNER- PROVIDE DETAIL TO DESIGNER PRIOR TO IMPLEMENTATION15. TOP OF RIDGE16. CHIMNEY TERMINATION WITH APPROVED SPARK ARRESTOR PER"SHOP"17. WATER FEATURE - "DSGN"18. LOCATION OF WATER FEATURE EQUIPMENT19. LOCATION OF TRASH AREA20. LOCATION OF AC CONDENSER UNIT21. LOCATION OF BARBEQUE22. ENTRY STAIRS, NOT TO EXCEED 8" RISE OR 10" MIN. TREAD -LANDSCAPE ARCHITECTN O R T HP R O J E C TN O R T HSMOKE DETECTORHARDWIRED WITH BATTERY BACK UPSCARBON MONOXIDE ALARMHARDWIRED WITH BATTERY BACK UPCMEXHAUST FAN
1"WD-1MASTER BEDROOMUPST-1MASTER BATHROOMWD-1MASTER CLOSET (HER)WD-1MASTER CLOSET (HIS)GL-1GLASS BRIDGE+10'-2"DNOPENUP1"SPAWD-1BEDROOM 1WD-1BEDROOM 21"1"ST-1BATH 1ST-1BATH 2WD-1CLOSET 1WD-1CLOSET 2ST-1LAUNDRYWD-2DECKST-1DECKWD-1HALLWD-124'-0"7'-7"14'-1"0'-7"6'-6"2'-0"2'-5"0'-2"4'-0"0'-2"8'-4"92'-6"7'-0"85'-6"18'-11"10'-6"8'-6"15'-10"12'-0"8'-5"12'-6"3'-6"95'-8"16'-1"62'-1"2'-2"7'-0"14'-7"7'-10"13'-3"17'-3"12'-11"4'-4"0'-6"7'-8"4'-9"2'-6"7'-0"5'-10"1'-0"5'-2"2'-0"7'-9"6'-1"4'-11"2'-6"12'-4"9'-1"4'-3"3'-0"8'-2"3'-6"11'-6"0'-4"4'-0"1'-6"7'-1"3'-0"2'-6"9'-10"6'-0"0'-6"4'-0"0'-11"6'-0"0'-11"4'-0"5'-6"3'-2"3'-0"2'-6"2'-7"12'-5"8'-6"8'-0"2'-6"18'-11"2'-2"2'-6"4'-6"2'-5"4'-0"7'-6"1'-0"3'-7"0'-8"4'-3"4'-0"5'-7"5'-11"24'-0"15'-6"2'-0"6'-6"0'-0"15'-0"4'-7"10'-11"7'-0"A401A401B401B401402C402CD402D402E403E403F403F403EDGE OF DECKEDGE OF ROOF ABOVEFILL WINDOWFILL WINDOWFILL WINDOWFILL WINDOWFILL WINDOWOPEN ABOVEMECHANICAL SHAFT+6"+6"986OPQRS202122162314131513181317181315"MIN.15"MIN.2'-0"MIN.15"MIN.15"MIN.2'-0"MIN.15"MIN.15"MIN.2'-0"MIN.SCOSCOSCOSCOSCOOPENWD3'-0"S.Y.S.B.3'-0"S.Y.S.B.5'-0"F.Y.S.B.MN752'-3"4'-9"5'-4"2'-4"2'-6"0'-6"DECK STRINGLINEBUILDINGSTRINGLINE7'-9"GLASS GUARDRAILOA 203UPPER LEVELFLOOR PLAN2ND FLOOR PLANSCALE: 1/4" = 1' - 0"MCCLEAN DESIGN190 S. GLASSELL ST., #203ORANGE, CA 92866714-505-0556 (T)714-505-0557 (F)S H E L L S T. R E S I D E N C E-123456DATEDRAWN BYPROJECT5/12/21PM / BB / AR21/07DEMO WALLS/STRUCTURENEW STRUCTUREEXISTING STRUCTUREEXISTING DOOREXISTING WINDOWNEW DOORNEW WINDOWSTONE FLOOR FINISH PER DESIGNERSMOOTH PLASTER FINISH PER DESIGNERMETAL ROOF PER DESIGNERCONCRETE FLOOR FINISHTRAFFIC TOPPINGHARDWOOD FLOOR FINISH PER DESIGNERCEILING HEIGHTOPEN TO ABOVE OR BELOW AS OCCURSHARDWOOD FLOOR FINISH PER DESIGNERLEGENDENNEST-1PLA-1WD-2WD-1TTMTL-1CON-1OPEN8'-0"2717 SHELL ST., CORONA DEL MAR, CA 92625"DSGN"- ADDITIONAL INFORMATION TO BE PROVIDED BY DESIGNER."OWNER"- ADDITIONAL INFORMATION TO BE PROVIDED BY OWNER."STRUCTURAL"- SEE STRUCTURAL ENGINEER'S DRAWINGS AND DETAILS FOR ADDITIONAL INFORMATION."CIVIL" - SEE CIVIL ENGINEER'S DRAWINGS AND DETAILS FOR ADDITIONAL INFORMATION."SCHEDULE"-SEE SCHEDULE FOR SPECIFICATIONS AND ADDITIONALINFORMATION."SHOP"-PROVIDE SHOP DRAWINGS TO DESIGNER FOR APPROVAL PRIOR TO FABRICATION.1. PROPERTY LINE2. REQUIRED FRONT YARD SETBACK3. REQUIRED SIDE YARD SETBACK4. REQUIRED REAR YARD SETBACK5. STRINGLINE SETBACK6. EXISTING NEIGHBORING RESIDENCE7. EXISTING WATER METER - PROTECT IN PLACE8. EXISTING WALL - PROTECT IN PLACE9. EDGE OF EAVES ABOVE/ BELOW/ AS OCCURS. ALL EAVES/ PROJECTIONS TO BE 1-HOUR FIRE RATED.10. EDGE OF DECK ABOVE/ BELOW/ AS OCCURES.11. DRIVEWAY - FINISH PER SCHEDULE12. PROPOSED SITE WALL13. LANDSCAPE AREA - PROVIDE DRAINAGE AND IRRIGATION PER OWNER AND LANDSCAPE DESIGNER.14. PAVING PER LANDSCAPE DESIGNER- PROVIDE DETAIL TO DESIGNER PRIOR TO IMPLEMENTATION15. TOP OF RIDGE16. CHIMNEY TERMINATION WITH APPROVED SPARK ARRESTOR PER"SHOP"17. WATER FEATURE - "DSGN"18. LOCATION OF WATER FEATURE EQUIPMENT19. LOCATION OF TRASH AREA20. LOCATION OF AC CONDENSER UNIT21. LOCATION OF BARBEQUE22. ENTRY STAIRS, NOT TO EXCEED 8" RISE OR 10" MIN. TREAD -LANDSCAPE ARCHITECTN O R T HP R O J E C TN O R T HSMOKE DETECTORHARDWIRED WITH BATTERY BACK UPSCARBON MONOXIDE ALARMHARDWIRED WITH BATTERY BACK UPCMEXHAUST FAN
35.58' (E) T. RIDGE 6.00' N.G. 29.58' T.H.36.16' (E) T.RIDGE11.75' N.G. 24.41' T.H.14'13'12'11'10'9'8'7'7'7'6'5'4'3'(E) 3/12
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(E) 3/12MIN. SLOPE31.75' (E) T.PL.31.75' (E) T.PL.31.75' (E) T.PL.31.75' (E) T.PL.30.75' (E) T.PL.30.75' (E) T.PL.31.75' (E) T.PL.30.75' (E) T.PL.34.12' (E) T. RIDGE6.75' N.G. 27.37' T.H.30.75' (E) T.PL.7.25' N.G. 23.50' T.H.30.75' (E) T.PL.6.75' N.G. 24.00' T.H.30.75' (E) T.PL.6.75' N.G. 24.00' T.H.30.75' (E) T.PL.7.00' N.G. 23.75' T.H.30.75' (E) T.PL.28.75 (E)
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H.31.75' (E) T.PL.8.00' N.G. 23.75' T.H.30.75' (E) T.PL.7.25' N.G. 23.50' T.H.30.75' (E) T.PL.6.50' N.G. 24.25' T.H.31.75' (E) T.PL.3.50' N.G. 28.25' T.H.35.58' (E) T. RIDGE6.25' N.G. 29.33' T.H.34.50' (E) T. RIDGE6.00' N.G. 28.50' T.H.36.16' (E) T.RIDGE10.00' N.G. 26.16' T.H.34.50' (E) T. R.5.92' N.G. 28.91' T.H.36.16' (E) T.RIDGE10.00' N.G. 26.16' T.H.32.75' (E) T. R.3.75' N.G. 29.00' T.H.34.50' T. RIDGE8.00' N.G. 26.50' T.H.A 204.1ROOF LEVEL PLANEXHISTINGEXHISTING ROOF LEVEL PLANSCALE: 1/4" = 1' - 0"DEMOLEGENDMCCLEAN DESIGN190 S. GLASSELL ST., #203ORANGE, CA 92866714-505-0556 (T)714-505-0557 (F)S H E L L S T. R E S I D E N C E-123456DATEDRAWN BYPROJECT5/12/21PM / BB / AR21/072717 SHELL ST., CORONA DEL MAR, CA 92625N O R T HP R O J E C TN O R T H
14'13'12'11'10'9'8'7'7'7'6'5'4'3'14'13'12'11'10'9'8'7'7'7'6'5'4'3'A401A401B401B401402C402CD402D402E403E403F403F403NEW ROOFOVER EXISTINGACEQUIPMENTD1D1D1D1A1B1C1OPENTT(E) 3/12
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(E) 3/12 MIN. SLOPE0'-6"0'-6"BUILDINGSTRINGLINE62'-1"1'-8"4'-6"3'-6"5'-0"F.Y.S.B.0'-6"8'-0"17'-2"1'-1"3'-5"3'-6"5'-0"F.Y.S.B.3'-0"S.Y.S.B.6'-0"5'-0"13'-0"3'-0"S.Y.S.B.0'-6"3'-0"S.Y.S.B.10'-4"13'-8"3'-0"S.Y.S.B.0'-6"0'-6"36.16'
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8.00' N.G. 26.50' T.H.(E) 3/12 MIN. SLOPE30.75' T.PL.6.75' N.G. 24.00' T.H.30.75' T.PL.8.00' N.G. 22.75' T.H.A 204ROOF LEVEL PLANROOF LEVEL PLANSCALE: 1/4" = 1' - 0"MCCLEAN DESIGN190 S. GLASSELL ST., #203ORANGE, CA 92866714-505-0556 (T)714-505-0557 (F)S H E L L S T. R E S I D E N C E-123456DATEDRAWN BYPROJECT5/12/21PM / BB / AR21/07DEMO WALLS/STRUCTURENEW STRUCTUREEXISTING STRUCTUREEXISTING DOOREXISTING WINDOWNEW DOORNEW WINDOWSTONE FLOOR FINISH PER DESIGNERSMOOTH PLASTER FINISH PER DESIGNERMETAL ROOF PER DESIGNERCONCRETE FLOOR FINISHTRAFFIC TOPPINGHARDWOOD FLOOR FINISH PER DESIGNERCEILING HEIGHTOPEN TO ABOVE OR BELOW AS OCCURSHARDWOOD FLOOR FINISH PER DESIGNERLEGENDENNEST-1PLA-1WD-2WD-1TTMTL-1CON-1OPEN8'-0"2717 SHELL ST., CORONA DEL MAR, CA 92625"DSGN"- ADDITIONAL INFORMATION TO BE PROVIDED BY DESIGNER."OWNER"- ADDITIONAL INFORMATION TO BE PROVIDED BY OWNER."STRUCTURAL"- SEE STRUCTURAL ENGINEER'S DRAWINGS AND DETAILS FOR ADDITIONAL INFORMATION."CIVIL" - SEE CIVIL ENGINEER'S DRAWINGS AND DETAILS FOR ADDITIONAL INFORMATION."SCHEDULE"-SEE SCHEDULE FOR SPECIFICATIONS AND ADDITIONALINFORMATION."SHOP"-PROVIDE SHOP DRAWINGS TO DESIGNER FOR APPROVAL PRIOR TO FABRICATION.1. PROPERTY LINE2. REQUIRED FRONT YARD SETBACK3. REQUIRED SIDE YARD SETBACK4. REQUIRED REAR YARD SETBACK5. STRINGLINE SETBACK6. EXISTING NEIGHBORING RESIDENCE7. EXISTING WATER METER - PROTECT IN PLACE8. EXISTING WALL - PROTECT IN PLACE9. EDGE OF EAVES ABOVE/ BELOW/ AS OCCURS. ALL EAVES/ PROJECTIONS TO BE 1-HOUR FIRE RATED.10. EDGE OF DECK ABOVE/ BELOW/ AS OCCURES.11. DRIVEWAY - FINISH PER SCHEDULE12. PROPOSED SITE WALL13. LANDSCAPE AREA - PROVIDE DRAINAGE AND IRRIGATION PER OWNER AND LANDSCAPE DESIGNER.14. PAVING PER LANDSCAPE DESIGNER- PROVIDE DETAIL TO DESIGNER PRIOR TO IMPLEMENTATION15. TOP OF RIDGE16. CHIMNEY TERMINATION WITH APPROVED SPARK ARRESTOR PER"SHOP"17. WATER FEATURE - "DSGN"18. LOCATION OF WATER FEATURE EQUIPMENT19. LOCATION OF TRASH AREA20. LOCATION OF AC CONDENSER UNIT21. LOCATION OF BARBEQUE22. ENTRY STAIRS, NOT TO EXCEED 8" RISE OR 10" MIN. TREAD -LANDSCAPE ARCHITECTN O R T HP R O J E C TN O R T HSMOKE DETECTORHARDWIRED WITH BATTERY BACK UPSCARBON MONOXIDE ALARMHARDWIRED WITH BATTERY BACK UPCMEXHAUST FAN
8'-6"11'-0"19'-6"12.25' (E) 1ST F.F.23.25' (E) 2ND F.F.36.16' (E) T.R.4'-10"31.75' (E) TOP PLATEPLPL36.16' T.R.3'-0"SYSB3'-0"SYSB0'-6"0'-6"NATURAL GRADE24'-0" ABOVE NATURAL GRADE29'-0" ABOVE NATURAL GRADE7'13'14'14'7'-6"9'-6"18'-0"12.75' (E) 1ST F.F.23.25' (E) 2ND F.F.35.58' (E) T.R.4'-10"30.75' (E) TOP PLATEPLPL13.75' (E) 1ST F.F.1'-0"35.58' T.R.34.12' T.R.0'-6"3'-0"SYSB3'-0"SYSB0'-6"0'-10"0'-8"NATURAL GRADE24'-0" ABOVE NATURAL GRADE29'-0" ABOVE NATURAL GRADE7.5'7'7'MCCLEAN DESIGN190 S. GLASSELL ST., #203ORANGE, CA 92866714-505-0556 (T)714-505-0557 (F)S H E L L S T. R E S I D E N C E-123456DATEDRAWN BYPROJECT5/12/21PM / BB / AR21/072717 SHELL ST., CORONA DEL MAR, CA 92625A 301EXTERIOREXISTING ELEVATIONSSOUTH ELEVATION - EXISTINGSCALE: 1/4" = 1'-0"NORTH ELEVATION - EXISTINGSCALE: 1/4" = 1'-0"HEIGHT CERTIFICATION REQUIRED
8'-6"11'-0"19'-6"23.25' (E) 2ND F.F.36.16' (E) T.R.4'-5"31.75' (E) TOP PLATE12.25' (E) 1ST F.F.PL36.16'
T
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R.36.16' T.R.33.75' T.R.34.33' T.R.
35.58' T.R.34.12' T.R.30.75' T. PLT28.75' T. PLT
28.75'
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T 0'-6"0'-6"29'-0" ABOVE NATURAL GRADE24'-0" ABOVE NATURAL GRADENATURAL GRADE12'13'14'14'13'12'11'10'9'8'7'7'8'7'-6"9'-6"17'-0"13.75' (E) 1ST F.F.23.25' (E) 2ND F.F.35.58' (E) T.R.NOT TO EXCEED EXISTING ROOF4'-10"30.75' (E) TOP PLATE (VIF)8'-6"11'-0"23'-11"12.25' (E) 1ST F.F.23.25' (E) 2ND F.F.36.16' (E) T.R.NOT TO EXCEED EXISTING ROOF4'-5"37.75' (E) TOP PLATE (VIF)PL34.12' (E) T.R.3'-5"1'-5"34.12' T.
R
.35.58' T.R.35.58' T.R.34.50' T.R.36.16' T.R.5'-0"FYSBNATURAL GRADE24'-0" ABOVE NATURAL GRADE29'-0" ABOVE NATURAL GRADE6'5'4'4'4'4'5'6'6.25'7'7'6'5'7'MCCLEAN DESIGN190 S. GLASSELL ST., #203ORANGE, CA 92866714-505-0556 (T)714-505-0557 (F)S H E L L S T. R E S I D E N C E-123456DATEDRAWN BYPROJECT5/12/21PM / BB / AR21/072717 SHELL ST., CORONA DEL MAR, CA 92625A 302EXTERIOREXISTING ELEVATIONSEAST ELEVATION - EXISTINGSCALE: 1/4" = 1'-0"WEST ELEVATION - EXISTINGSCALE: 1/4" = 1'-0"HEIGHT CERTIFICATION REQUIRED
PLPL6'-0"MAX9'-0"1'-6"7'-6"8'-6"10'-6"19'-0"12.75' (E) 1ST F.F.23.25' (E) 2ND F.F.35.58' (E) T.R.NOT TO EXCEED EXISTING ROOF3'-10"30.75' (E) TOP PLATE31.75' TOP OF FASCIA1'-0"GARAGE ENTRY BELOW35.58'
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R.35.58' (E) T.R.3'-6"GLASS RAIL3'-6"GLASS RAIL3'-0"SYSB3'-0"SYSB0'-6"0'-6"NATURAL GRADE24'-0" ABOVE NATURAL GRADE29'-0" ABOVE NATURAL GRADE7.5'7'7'PLPL9'-0"1'-6"8'-6"9'-6"10'-6"20'-0"12.75' (E) 1ST F.F.23.25' (E) 2ND F.F.36.16' (E) T.R.NOT TO EXCEED EXISTING ROOF3'-5"31.75' (E) TOP PLATE32.75' TOP OF FASCIA1'-0"36.16' (E) T.R.36.16' (E) T.R.3'-6"GLASS RAIL3'-6"GLASS RAIL3'-0"SYSB3'-0"SYSB0'-6"0'-6"NATURAL GRADE24'-0" ABOVE NATURAL GRADE7'13'14'14'MCCLEAN DESIGN190 S. GLASSELL ST., #203ORANGE, CA 92866714-505-0556 (T)714-505-0557 (F)S H E L L S T. R E S I D E N C E-123456DATEDRAWN BYPROJECT5/12/21PM / BB / AR21/072717 SHELL ST., CORONA DEL MAR, CA 92625A 303EXTERIORELEVATIONS (PROPOSED)NORTH ELEVATIONSCALE: 1/4" = 1' - 0"SOUTH ELEVATIONSCALE: 1/4" = 1' - 0"DEMO WALLSEXPOSED METAL FINISHSTUCCO FINISHSTONE FINISHSTANDING SEAM ROOF FINISHLEGENDHEIGHT CERTIFICATION REQUIRED
PL9'-0"1'-6"8'-6"9'-6"10'-6"20'-0"9'-0"1'-6"7'-6"8'-6"10'-6"23'-5"12.75' (E) 1ST F.F.23.25' (E) 2ND F.F.36.16' (E) T.R.NOT TO EXCEED EXISTING ROOF1'-0"3'-5"1'-0"4'-5"5'-0"3'-6"GLASS RAIL30.75' (E) TOP PLATE32.75' TOP OF FASCIADOWNSPOUTDOWNSPOUTDOWNSPOUT36.16' (E) T.R.35.58' T.R.35.58' T.R.34.50' T.R.35.58' (E) T.R.35.58' (E) T.R.29'-0" ABOVE NATURAL GRADE24'-0" ABOVE NATURAL GRADENATURAL GRADE36.16' (E) T.R.12'13'14'14'13'12'11'10'9'8'7'7'8'PL8'-0"1'-6"7'-6"8'-6"9'-6"18'-0"13.75' (E) 1ST F.F.(STUDIO)23.25' (E) 2ND F.F.36.16' (E) T.R.NOT TO EXCEED EXISTING ROOF3'-10"30.75'(E) TOP PLATE31.75' TOP OF FASCIA1'-0"9'-0"1'-6"8'-6"9'-6"10'-6"20'-0"12.75' (E) 1ST F.F.23.25' (E) 2ND F.F.36.16' (E) T.R.NOT TO EXCEED EXISTING ROOF3'-5"31.75' (E) TOP PLATE1'-0"32.75' TOP OF FASCIADOWNSPOUTDOWNSPOUT35.58'
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R.35.58' (E) T.R.34.50' (E) T.R.36.16' (E) T.R.3'-6"GLASS RAIL3'-6"GLASS RAIL3'-6"GLASS RAIL3'-6"GLASS RAILNATURAL GRADE24'-0" ABOVE NATURAL GRADE29'-0" ABOVE NATURAL GRADE36.16' (E) T.R.6'5'4'4'4'4'5'6'6.25'7'7'6'5'7'ROOF LINE BEYONDMCCLEAN DESIGN190 S. GLASSELL ST., #203ORANGE, CA 92866714-505-0556 (T)714-505-0557 (F)S H E L L S T. R E S I D E N C E-123456DATEDRAWN BYPROJECT5/12/21PM / BB / AR21/072717 SHELL ST., CORONA DEL MAR, CA 92625A 304EXTERIORELEVATIONSEAST ELEVATIONSCALE: 1/4" = 1'-0"WEST ELEVATIONSCALE: 1/4" = 1'-0"DEMO WALLSEXPOSED METAL FINISHSTUCCO FINISHSTONE FINISHSTANDING SEAM ROOF FINISHLEGENDHEIGHT CERTIFICATION REQUIRED
PLSHELL STCARPORTGARAGE ENTRYSTAIR WELLBATHROOMLIVINGENTRYENTRY PORCHBEDROOM 2CLOSET 2BATHROOM 2MECHANICAL SHAFTMASTER CLOSET (HIM)MASTER BEDROOMMASTER DECK9'-0"10'-2"1'-8"8'-6"0'-7"8'-6"8'-0"0'-5"7'-6"9'-0"7'-2"(E) DECK3'-6"GLASS RAIL9'-0"1'-6"8'-6"9'-6"10'-6"20'-0"(E) 1ST F.F.23.25' (E) 2ND F.F.36.16' (E) T.R.NOT TO EXCEED EXISTING ROOF3'-5"31.75' (E) TOP PLATE32.75' TOP OF FASCIA1'-0"9'-0"1'-6"7'-6"8'-6"10'-6"19'-0"12.75' (E) 1ST F.F.23.25' (E) 2ND F.F.36.16' (E) T.R.NOT TO EXCEED EXISTING ROOF4'-5"30.75' (E) TOP PLATE32.75' TOP OF FASCIA1'-0"5'-0"FYSBBUILDING STRINGLINEOUTLINE OF (E) STRUCTURESTORAGENATURAL GRADE24'-0" ABOVE NATURAL GRADE29'-0" ABOVE NATURAL GRADE14'13'12'11'10'9'8'7'6'6'7'8'SLOPE 3/12PLBATHROOMGARAGELIVINGOFFICEBEDROOM 2BRIDGEMASTER BEDROOMSOLAR EQUIPMENTHVAC EQUIPMENTMASTER DECK0'-5"0'-6"(E) DECK8'-7"0'-11"9'-6"8'-6"0'-11"7'-6"8'-6"8'-0"9'-0"7'-2"(E) RAMP6'-9"9'-0"1'-6"8'-6"9'-6"10'-6"20'-0"12.75' (E) 1ST F.F.23.25' (E) 2ND F.F.36.16' (E) T.R.NOT TO EXCEED EXISTING ROOF3'-5"31.75 (E) TOP PLATE32.75' TOP OF FASCIA1'-0"8'-0"1'-6"7'-6"8'-6"9'-6"18'-0"13.75' (E) 1ST F.F.(OFFICE)23.25' (E) 2ND F.F.35.58' (E) T.R.3'-10"30.75' (E) TOP PLATE31.75' TOP OF FASCIA1'-0"3'-6"GLASS RAIL3'-6"GLASS RAIL3'-6"GLASS RAIL5'-0"FYSBBUILDING STRINGLINEOUTLINE OF (E) STRUCTURESTORAGENATURAL GRADE29'-0" ABOVE NATURAL GRADE24'-0" ABOVE NATURAL GRADE13'12'12'11'10'9'8'7'6'5'4'4'5'6'7'7.5'SLOPE 3/12MCCLEAN DESIGN190 S. GLASSELL ST., #203ORANGE, CA 92866714-505-0556 (T)714-505-0557 (F)S H E L L S T. R E S I D E N C E-123456DATEDRAWN BYPROJECT5/12/21PM / BB / AR21/072717 SHELL ST., CORONA DEL MAR, CA 92625A 401BUILDING SECTIONSSECTION ASCALE: 1/4" = 1'-0"SECTION BSCALE: 1/4" = 1'-0"HEIGHT CERTIFICATION REQUIRED
PLBEDROOMS DECKBEDROOM 1BATHROOM 1MASTER CLOSET (HER)MASTER BATHROOMSPAMASTER DECKOFFICEPOWDERKITCHENLIVINGGARAGE(E) RAMP(E) DECK8'-0"9'-1"7'-2"8'-6"3'-0"8'-0"1'-6"7'-6"8'-6"9'-6"18'-0"13.75' (E) 1ST F.F.(OFFICE)23.25' (E) 2ND F.F.36.16' (E) T.R.NOT TO EXCEED EXISTING ROOF4'-5"30.75' (E) TOP PLATE31.75' TOP OF FASCIA1'-0"9'-0"1'-6"8'-6"9'-6"10'-6"20'-0"12.75' (E) 1ST F.F.23.25' (E) 2ND F.F.36.16' (E) T.R.NOT TO EXCEED EXISTING ROOF3'-5"31.75' (E) TOP PLATE32.75' TOP OF FASCIA1'-0"3'-6"GLASS RAIL3'-6"GLASS RAIL3'-6"GLASS RAIL5'-0"FYSBBUILDING STRINGLINEOUTLINE OF (E) STRUCTURESTORAGENATURAL GRADE29'-0" ABOVE NATURAL GRADE24'-0" ABOVE NATURAL GRADE6'5'4'4'5'6'7'8'9'10'10'9'8'7'6'5'5'6'7'8'9'9.5'11'11'PLPLSPAMASTER BEDROOMLIVINGSTORAGE8'-8"1'-0"9'-6"9'-2"9'-1"9'-0"1'-6"8'-6"9'-6"10'-6"20'-0"12.75' (E) 1ST F.F.23.25' (E) 2ND F.F.36.16' (E) T.R.NOT TO EXCEED EXISTING ROOF3'-5"31.75' (E) TOP PLATE32.75' TOP OF FASCIA1'-0"3'-0"SYSB3'-0"SYSBOUTLINE OF (E) STRUCTURE0'-6"0'-6"NATURAL GRADE29'-0" ABOVE NATURAL GRADE24'-0" ABOVE NATURAL GRADE3'4'5'6'7'8'9'10'9.25'PLPLLAUNDRYKITCHENGARAGEBATHROOM 19'-2"9'-0"7'-8"9'-0"9'-0"1'-6"7'-6"8'-6"10'-6"19'-0"12.75' (E) 1ST F.F.23.25' (E) 2ND F.F.35.58' (E) T.R.3'-10"30.75' (E) TOP PLATE31.75' TOP OF FASCIA1'-0"0'-6"3'-0"SYSB3'-0"SYSBOUTLINE OF (E) STRUCTURE0'-6"0'-6"NATURAL GRADE29'-0" ABOVE NATURAL GRADE24'-0" ABOVE NATURAL GRADE5.5'6'6.5'PLPLBEDROOM 1OFFICEGARAGEBEDROOM 2ENTRY PORCH7'-2"8'-2"7'-8"0'-11"9'-0"1'-6"7'-6"8'-6"10'-6"19'-0"12.75' (E) 1ST F.F.23.25' (E) 2ND F.F.35.58' (E) T.R.3'-10"30.75' (E) TOP PLATE31.75' TOP OF FASCIA1'-0"0'-11"5'-6"MAX 6'-0"3'-0"SYSB3'-0"SYSBOUTLINE OF (E) STRUCTURE0'-6"0'-6"NATURAL GRADE29'-0" ABOVE NATURAL GRADE24'-0" ABOVE NATURAL GRADE7.25'7'6.5'A 402BUILDING SECTIONSMCCLEAN DESIGN190 S. GLASSELL ST., #203ORANGE, CA 92866714-505-0556 (T)714-505-0557 (F)S H E L L S T. R E S I D E N C E-123456DATEDRAWN BYPROJECT5/12/21PM / BB / AR21/072717 SHELL ST., CORONA DEL MAR, CA 92625SECTION CSCALE: 1/4" = 1'-0"SECTION FSCALE: 1/4" = 1'-0"SECTION DSCALE: 1/4" = 1'-0"SECTION ESCALE: 1/4" = 1'-0"HEIGHT CERTIFICATION REQUIRED