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Home My WebLink About07_Dawson Residence CDP, Modification Permit, and Staff Report_PA2022-0315 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. 1 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 2 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. 3 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). 4 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. 5 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 6 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). 7 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 8 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 9 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 10 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 11 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 12 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. 13 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. 14 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 15 Dawson Residence (PA2022-0315) Zoning Administrator, August 10, 2023 Page 16 Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Variance No. VA1137 ZA 4 Variance No. VA1137 (Amended) ZA 5 Project Plans 16 Attachment No. ZA 1 Draft Resolution 17 01-10-2023 RESOLUTION NO. ZA2023-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING 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 ZONING ADMINISTRATOR 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. The Applicant requests a coastal development permit (“CDP”) to 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 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. Finally, the Applicant requests a staff approval for substantial conformance with a previously approved Variance (“Project”). 3. 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. 4. 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. 5. A public hearing was held on August 10, 2023, online 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. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. 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. 18 Zoning Administrator Resolution No. ZA2023-### Page 2 of 20 01-10-2023 2. 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. 3. 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 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: 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 (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). 3. 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 the curb height. At the worst-case area, the top of railing is only three (3) feet above the curb elevation. The entry gate and proposed rails are necessary for the safety of pedestrians on Ocean 19 Zoning Administrator Resolution No. ZA2023-### Page 3 of 20 01-10-2023 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. 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 ten (10)-foot front yard setback, there is an approximate eight (8)-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 (8)-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 approximately eight (8) feet above existing grade. As seen from street level, the required protective guardrails would also exceed the Ocean Boulevard curb elevation by approximately three (3) feet at worst case. 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 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. 20 Zoning Administrator Resolution No. ZA2023-### Page 4 of 20 01-10-2023 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 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. 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 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 of the residents to enter the residence 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. 2. Fact in Support of Finding D.1 is hereby incorporated. 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. 21 Zoning Administrator Resolution No. ZA2023-### Page 5 of 20 01-10-2023 Modification Permit Coastal Findings Pursuant to Section 21.52.090 (Relief from Implementation Plan Development Standards), the Zoning Administrator 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. Facts in Support of Finding: 1. Facts in Support of Finding B are hereby incorporated. Finding: G. The modification complies with the findings required to approve a coastal development permit in Section 21.52.015(F) (Findings and Decision). Facts in Support of Finding: 1. Facts in Support of Finding L are hereby incorporated. 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 (2) feet from the property line. Additionally, there is an approximately ten (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. Facts in Support of Finding: 1. Fact in Support of Finding M is hereby incorporated. 22 Zoning Administrator Resolution No. ZA2023-### Page 6 of 20 01-10-2023 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. Facts in Support of Finding: 1. Fact in Support of Finding L.13 is hereby incorporated. 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 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, on either individually or cumulatively, on coastal resources as there are no wetlands, sensitive habitat, vegetation, or wildlife species on the property. 3. The Property includes large areas of bluff that will remain undisturbed adjacent to the City bluff area located between the subject 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. 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. 2. Facts in support of Finding G.2 and G.3 are hereby incorporated. 23 Zoning Administrator Resolution No. ZA2023-### Page 7 of 20 01-10-2023 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 ten (10) feet. The proposed retaining walls and associated guardrails above 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. 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. Facts in Support of Finding: 1. 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. 2. The Property is located within the coastal zone. The Coastal Land Use Plan category is Single Unit Residential Detached (RSD-B) (6.0- 9.9 DU/AC), and it is located within the Single-Unit Residential (R-1) Coastal Zoning District. The Project does not change the residential density of the existing single-unit residence. 3. 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. 4. 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. 24 Zoning Administrator Resolution No. ZA2023-### Page 8 of 20 01-10-2023 b. The additional floor area associated with the Project provides the minimum required front and left side setbacks, which are ten (10) feet along the front property line along Ocean Boulevard, four (4) 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 (4)-foot side setback. Variance No. VA1137 also permitted additions and alterations to the dwelling and garage to encroach the rear ten (10)-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 (3) 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 (3) vehicles, which complies with the minimum three (3)-car garage parking requirement for single-family residences with greater than 4,000 square feet of habitable floor area. Two (2) 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. 5. Pursuant to NBMC Section 21.38.040(G) (Nonconforming Structures, Additions), 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, as addressed in Facts in Support of Finding L.13 and M.1. 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). 6. 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 1400 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 25 Zoning Administrator Resolution No. ZA2023-### Page 9 of 20 01-10-2023 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 subject property and the public walkway adjacent to Lookout Point. 7. The Project is consistent with CLUP Policy 4.4.1-1 and NBMC Section 21.30.100 (Scenic and Visual Quality Protection), 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 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. 8. 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. 9. 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 NBMC Section 21.38.040(G). 26 Zoning Administrator Resolution No. ZA2023-### Page 10 of 20 01-10-2023 10. 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. 11. 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. 12. 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. 13. 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. 14. 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 27 Zoning Administrator Resolution No. ZA2023-### Page 11 of 20 01-10-2023 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. In accordance with NBMC Section 21.52.090 (Relief from Implementation Plan Development Standard), the Zoning Administrator 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 as reference. 2. Fact in support of Finding M is hereby incorporated as reference. 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 stair has been designed in an L-shape instead of a straight path 28 Zoning Administrator Resolution No. ZA2023-### Page 12 of 20 01-10-2023 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 Zoning Administrator may authorize minor changes to an approved site plan, architecture, or the nature of the approved use, where the Zoning Administrator finds that the changes are consistent with the following findings: Finding: P. Are consistent with all applicable provisions of this Zoning Code. Fact 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 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). 29 Zoning Administrator Resolution No. ZA2023-### Page 13 of 20 01-10-2023 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. Fact 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 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 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. 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. Fact 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. 30 Zoning Administrator Resolution No. ZA2023-### Page 14 of 20 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 Zoning Administrator of the City of Newport Beach hereby finds this project is 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 Zoning Administrator of the City of Newport Beach hereby approves 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 City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. 31 Zoning Administrator Resolution No. ZA2023-### Page 15 of 20 01-10-2023 PASSED, APPROVED, AND ADOPTED THIS 10TH DAY OF AUGUST, 2023. _______________________________________ Benjamin M. Zdeba, AICP, Zoning Administrator 32 Zoning Administrator Resolution No. ZA2023-### Page 16 of 20 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. 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 33 Zoning Administrator Resolution No. ZA2023-### Page 17 of 20 01-10-2023 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 Zoning Administrator 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. 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. 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 34 Zoning Administrator Resolution No. ZA2023-### Page 18 of 20 01-10-2023 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. Before the issuance of the building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 21. 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. 22. 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 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 23. 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, 35 Zoning Administrator Resolution No. ZA2023-### Page 19 of 20 01-10-2023 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 24. Emergency escape and rescue openings shall be required from non-habitable basement areas with more than 200 square feet of floor area. 25. Building shall comply with fire and life safety provisions according to the 2022 California Residential Code. 26. 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. 27. Side yard terraces serving emergency escape and rescue openings shall include ladders to facilitate egress to public way required per code. 28. Advanced thirty (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. 29. 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. 30. 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. 31. 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 32. An encroachment permit and encroachment agreement shall be obtained for the existing wall that encroaches into the Way Lane public right-of-way. 33. A sewer clean out shall be installed on the existing sewer lateral per City Standard 406. 34. Landscaping shall comply with the Restrictive Covenant and Agreement. 36 Zoning Administrator Resolution No. ZA2023-### Page 20 of 20 01-10-2023 35. 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 36. Emergency Escape and Rescue windows shall be provided where required by the California Fire Code, California Building Code, and California Residential Code. 37 Attachment No. ZA 2 Vicinity Map 38 VICINITY MAP Coastal Development Permit Modification Permit Staff Approval (PA2022-0315) 2741 Ocean Boulevard Subject Property 39 Attachment No. ZA 3 Variance No. VA1137 40 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- 41 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- 42 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 43 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- 44 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- 45 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- 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 Attachment No. ZA 4 Variance No. VA1137 (Amended) 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 Attachment No. ZA 5 Project Plans 89 ROOM NAME NO.CLG HT.FLRBASE WALL CLG. XXAXXX XX X'-X" XXAXXX XXAXXX XXAXXX XXAXXX AXXX XX XX XXXX PROJECT LOCATION K1 CLG. HT. X'-X" DRAWINGSHEET XX-XX XXXX X REVISION DOOR WINDOW WALL TYPE CEILING HEIGHT ALIGN ELEVATIONDATUM LINE EXTERIORELEVATION BUILDINGSECTION WALL SECTION INTERIORELEVATION SECTION DETAILINDICATOR KEY NOTE SLOPE ARCH.B.O. BLDG. BLK. BM. CLR. CLG. COL. CONC. CONT. D DIA.DIM DWDWG 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. TTBD T&G T.F. T.O. TYP. U.N.O. V.I.F. VFY. WW/ WD. ARCHITECTURALBOTTOM OF BUILDING BLOCK BEAM CLEAR CEILING COLUMN CONCRETE CONTINUOUSDRYER DIAMETERDIMENSION(S) DISHWASHER DRAWING ELEVATION EQUAL EXISTING EXTERIOR FINISH FINISH FLOOR FINISH GRADE FLOORFRENCH FOOTFOOTING GALVANIZED GYPSUM WALLBOARD HEAD HEIGHT HEADER HEIGHT INTERIOR INTERIOR DESIGNER LANDSCAPE ARCHITECTLIGHT WEIGHT MINIMUMMAXIMUM MECHANICAL MANUFACTURER MICROWAVE METAL NUMBER ON CENTER OVER PLYWOODPAIR PAINTEDRISERS ROUGH OPENING RESEARCH REPORT REFRIGERATOR REQUIRED REVISION / REVISED SHEET SIMILAR STAINLESS STEEL STEEL STRUCTURALSQUARE TREADS TO BE DETERMINED TONGUE & GROOVE TO FINISH TOP OF TYPICAL UNLESS NOTED OTHERWISE VERIFY IN FIELD VERIFY WASHERWITH 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: INTERIORDESIGNER:OHARA DAVIES-GAETANO INTERIORS3321 EAST COAST HIGHWAYCORONA DEL MAR, CA 92625T: (949) 566-9390Contact: OHARA DAVIES-GAETANO ELEMENTAL MEP206 B STREETIDAHO FALLS, ID 83402T: (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) 497-0270CONTACT: KEVIN TRIGG ESQUARED LIGHTING2316 RALSTON LNREDONDO BEACH, CA 90278T: (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: NEWFLOOR AREA 125.56 SF— 423.00 SF 1,194.73 SF 467.77 SF 702.39 SF 2,913.45 SF NET NEWFLOOR AREA 125.56 SF— 423.00 SF 1,111.57 SF 368.79 SF 482.53 SF 2,511.45 SF DEMOFLOOR AREA —— — 83.16 SF 98.98 SF 219.86 SF 402.00 SF TOTALFLOOR 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 EXISTINGFLOOR 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 = 0.43440.4344 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 92672T: (949) 492-8586CONTACT: CALEB RIOS SHORINGENGINEER:DRS ENGINEERING3564 SAGUNTO STBOX 486SANTA 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 MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 90 # " " $ $ ! % ' & ('(#(*$)#&-'$+#&$#+'%!$((%&$#'(!$'&*($#'!!&#'#'(#'&"')&)#!''#$($(&+' %&$%&(-$&#&''!!"$#)"#(-!#'!#')&*-$&$&('(&($&# ')&*-$&($')"(&$&$')&*-($($)#(-')&*-$&*#$')"((!($')"((($()!##'%($&($&%&$&($$)#($##'%($# ')&*-$&'#$(!# ,'(#!*($# $)#&$#%% (" !$ +!! '#'')& "$#)"#(($'( %)!&(%!'( #$('($# $(!$&#)'#''#%&$''$#'$'(('((()'$(+$&&(-$&&(($#-!#'!#')&*-$&#(%&($!#')&*-#$&(%&%&($#$"%'%!('&%$&(''&%($#'$&$(&')&*-#$)"#('$#!-$#'(()('#,%&''$#$%&$''$#!$%#$#&&#($'('$&##'+&(')($(&(($##$'#$($#'(()(+&&#(-$&)&#((&,%&''$&"%! !#'&#+!( %)!$"# &(%&$''$#!!#')&*-$& '%!(%*"#( ("%$&&-#"& '($#'+&"#$!'"!*($#( #()&!&$)## !!$+!# %$%*"#( ($%$ ( ($%$+!!(+ #"& #$&"($# #"& #$# '&-$' $)# .$'!)"#)"#"& ' '("%# '(#(#$&(+'($&#&$(-($#&(('#"$#)"#('!$(#((#(&'($#$!$(&$%*#)#$#$)!*&('$)(+'($(#(&!#$$#$)!*&#(#$&(+'(&!-$(#(&!#$!$(&$%*#)"$#)"#(''(!*!+(('+! !*($# (#*-&!*! #!# #!&##!( ($%$)&( ($%$&*+-,(, '+&!#$)('$ #'!$$& #'!$$&& " '"(& +(&"(&+" ,$(($"$&*+-, % !(&!%)!!$,*( !(&!*)!( * &&($#$#(&$!*!* '+&"#$!'" (!%$#%)!!$,(%($%$&!(& (!%$#*)!((*( ($%$#( +$$#+%&$%&(-!#&($+- $#&(')& & ')& ,'(#)!# %)! &( % ! ' 1/21/2022 53'-77/8" 91 (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 " R EAR YARD S ETB ACK 10'-0" R EAR YAR D S ETBAC K 4'-0"S.Y. SETBACK 10'-0 " FRO NT YARD SETBACK 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' 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' 02A301 04A303 (N) CHIMNEY EXISTINGTRASHENCLOSUREWALLS CURB CURB NEW EAVEENCROACHMENTSMINIMUM 24" CLEARPROPERTY LINEREQUIRED P.A. P.A. WAY LAN E NOTE: SEE SHEET A110 FORLOWER LEVEL PARKINGDIAGRAMS, 5 STANDARD PARKING SPACES PROVIDED SH E L L S T R E E T GOLDENROD AVE. OCEAN B L V D . NOTE: AN APPROVEDENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY DINING TERRACELEVEL 5 LIVING ROOM TERRACELEVEL 5LOWER SPA TERRACELEVEL 2 LANDSCAPE TERRACELEVEL 3 SPA TERRACELEVEL 2 MASTER TERRACELEVEL 4 OFFICE TERRACELEVEL 5 (N) STAIRHALL ROOF (N) ENTRYROOF (N) ELEVATORROOF F.S.+49.79 NOTE: ALLSETBACKS DIMENSIONED FROM PROPERTY LINE TO FACE OF FINISH 1% 1% 1% 1% 1% 1% 1% 1% 2% 1% 5% 1% 2% 2% 2%2% 2% 2% 2%2% 03A402 03A402 04A403 04A403 05A404 05A404 07A405 07A405 POOLLEVEL 2 POOL DECKLEVEL 2 (E ) 4 '-1 3/16" (E) 5'-11 3/16 " 3'-6 " (E)5 3/8"(E)3'-6 5/8" 9'-11" 9'-1 " 4'-5 5/8" 11A40111A401 01A400 01A400 10A406 10A406 06A404 06A404 01A300 03A302 NEW RETAININGWALL PER CIVIL (N) SLOPE 2: 12 (N) S LOPE 2:12 (N) SLOPE 2:12 (N) 2:12 (N) SL OPE 2:1 2 (N ) 2: 1 2 (N) 2:12 (N) SLO P E 2 : 1 2 (N ) SLO P E 2 : 1 2 (N) SLOPE 2:12 (N) S L O P E 2 : 1 2 (N) 2:12 (E) S L O P E 2 : 1 2 (E) SLOPE 2:12 (N) SLOPE 2:12 (E ) S L OPE 2:12 (N) 2:12 (E) S L O P E 2 : 1 2 (E) SLOPE 2:12 (E ) S L OPE 2:12 (N) SLOPE 2:12 (N) S L O P E 4 : 1 2 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' 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 ENGINEERDRAWINGSFOR ALL DRAINAGEINFORMATION (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 CIVILDRAWINGSFOR GRADING &DRAINAGEINFORMATION(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 DRAINAGEINFORMATION (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' (E) F.G. +66.25' 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 PRO PER TY LINE PROPERTY LINE SETBACK LINE SETBACK LINE SETBACK LINE SETBACK LINE SETBACK LINE SET BAC K LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE SETBACK LINE PR O P E R TY LINE SET B A C K L I NE PROPERTY LINE PRO PE R TY LIN E PRO PERTY LINE SET BA C K LIN E SET BAC K LINE (62) (61) (60)(59)(58) (57) (56) (55) (54) (54) (55) (66) (65) (64) (63) (62) (61) (60) (55) (50) (40) 605758 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. P.A. (59) (58) (57) (56) 59 61 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 / 22 / 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 MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 92 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 SQUAREFOOTAGEDIAGRAMS 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 93 11'-9 7/16"4'-4"4'-0" 7'-69/16" 8'-7 " 29'-13/16" 28'-63/4" 83/16" P.C.+10.94' UP 22'-113/4" 19'-113/16" P.C.+67.53' P.C.+24.25' 520.00 sq ft 1,016.00 sq ft 81.71sq ft 22.39 sq ft20.67sqft 132.63sqft 25.23sqft P.C.+67.53' P.C.+10.94' 1 1 212.43sqft 151.47sqft 27.77 sq ft UP UP UP 10'-41/4"4'-81/2"15'-1"4'-1/2" 5'-11" 9'-6" 4'-8" 6'-6" P.C.+24.25' 66.43sqft 60.83 sq ft 18.52sq ft 52.58 sq ft 36.88 sq ft 27.89 sq ft 709.01sq ft100.97 sq ft 31.84sq ft UP COVEREDDECK335.03 sq ft COVEREDDECK619.89 sq ft OPENTOBELOW 2'-8 5 / 8 " 3'-43/8 " 11'-9 " 8'-11/2" 2'-9 3 / 8 " 2'-9" 12'-8 3/8" P.C.+10.94' P.C.+24.25' 0.55 sq ft 60.11sq ft 6'-13/4" UP UP 6'-8" 11'-2" 4'-7" 9'-3 / 4" 14'-8" 5'-2" 3'-9 " 2'-11" 2'-45/8"8'-3 5 / 16" 4'-15/8" 28'-41/16"13'-3/4" 3'-3 5 / 16" 3'-411/16" 32'-63/4" 13'-83/4"5'-815/16"5'-77/8"1'-65/16"8'-91/2"3'-67/16"5'-1"7'-4" 8'-81/2"10'-6"6'-1"3'-61/4"813/16"5'-5" 19'-8 1/16" 1'-63/8"8'-3"14'-107/16"2'-7 3/16" P.C.+67.53' EXISTING DECKTOBEDEMOLISHED 200.69sqft 11.30 sq ft 126.56sq ft 42.80 sq ft 14.03 sq ft 44.36sq ft 25.18sqft 13.00 sq ft 33.88 sq ft16.65sqft 29.00 sq ft 0.40sqft 26.75 sq ft 20.44sq ft 117.94sq ft 96.93 sq ft 88.04sq ft 31.20sqft 19.34sq ft 11.82sq ft 22.88 sq ft 174.59 sq ft 30.97 sq ft 128.20sqft 349.41sq ft 61.97 sq ft 86.70 sq ft 259.96sq ft 28.38 sq ft 28.99 sq ft 29.00 sq ft 13.28sqft 11.97 sq ft 65.61sq ft UP OPENTOBELOW UP 14'-2" 21'-4" 3'-81/2" 15'-8 7/16"3'-1/8"21'-10"17'-31/2"9'-21/16"7'-83/8" 1'-7 5/8"16'-2"3'-47/8"71/2" 3'-6" 4'-0 " P.C.+67.53' P.C.+10.94' P.C.+24.25'60.84sq ft UP UP UP 17'-81/2"5'-71/4"8'-1/2" 24'-71/2" 23'-11/16" 1'-8 5 / 16" 3'-45/8 " 4'-5 / 16" 16'-3 / 16" 18'-81/4" 6'-27/16" 8'-10" 5'-4" 11 1/2"5'-5/8"9'-27/8" EXISTING DECK TOBEDEMOLISHED 13.50 sq ft 2.92sq ft 300.06sq ft 1.40sqft4.62sq ft 3.67sqft 125.66sq ft 113.92sq ft 2.56sq ft 487.05 sq ft 166.49sqft227.61sq ft504.09 sq ft 75.31sq ft 48.17sqft 26.59 sq ft 3.17sqft 11.36sq ft 44.30 sq ft 504.07 sq ft UP UP UP 46'-31/2"11'-91/8"8'-117/16"7'-8 7/16" 20'-0 " 4'-9 5 / 8 " 5'-63/8 " 4'-65/16"18'-415/16"7'-815/16"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'-61/4" 2'-71/4" 2'-25/16" 3'-11/2" 4'-3 7/16"1'-101/4"51/4" 4'-63/4"2'-11" 1'-7" 6'-1/4" 3'-71/2" EXISTING DECK TOBEDEMOLISHED EXISTING DECK TOBEDEMOLISHED 2.47sqft 286.15sqft 61.49sqft 62.70 sq ft 80.39 sq ft 48.18sqft 3.41sq ft 116.59 sq ft 929.92sq ft 19.61sq ft 207.67sqft 153.02sq ft246.35 sq ft 36.58 sq ft 9.71sq ft 10.83 sq ft 22.21sq ft 123.05 sq ft 22.90 sq ft 42.72sq ft 9.84sq ft N DEMO 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. 2741OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: FLOOR AREADIAGRAMS 2741OCEANBLVDCORONA DEL MARCA92625USA 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.CA90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA DesignGroup 94 1 2 3 VIEW2 FROM OCEAN BLVD-EXISTING 2 VIEW1 FROM OCEAN BLVD-EXISTING 1 VIEW3 FROM OCEAN BLVD-EXISTING 3VIEW3 FROM OCEAN BLVD-PROPOSED 6 VIEW1 FROM OCEAN BLVD-PROPOSED 4FULL SITE-KEYPLAN 7 VIEW2 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. 2741OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: NEWVSEXISTING-STREETVIEWS 2741OCEANBLVDCORONA DEL MARCA92625USA 07/12/22 architectsevens date submittal 03/08/23 05/15/23 06/14/23 CDPSubmittalII CDPSubmittalIII CDPSubmittalIV 12921 WestWashington Blvd.LosAngeles . CA90066310 821 1400 .fax310 821 1440kaadesigngroup.com KAA DesignGroup 95 VIEW1FROMWESTJETTYVIEWPARK-EXISTING 1VIEW1FROMWESTJETTYVIEWPARK-PROPOSED 4 VIEW2FROMWESTJETTYVIEWPARK-PROPOSED 5 VIEW2FROMWESTJETTYVIEWPARK-EXISTING 2 VIEW3FROMWESTJETTYVIEWPARK-PROPOSED 6 VIEW3FROMWESTJETTYVIEWPARK-EXISTING 3 FULL SITE-KEYPLAN 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. 2741OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: NEWVSEXISTING-STREETVIEWS 2741OCEANBLVDCORONA DEL MARCA92625USA 07/12/22 architectsevens date submittal 06/14/23 CDPSubmittalIV 12921 WestWashington Blvd. Los Angeles . CA90066310 821 1400 .fax310 821 1440kaadesigngroup.com KAA DesignGroup 96 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- MASSINGMODEL EXHIBIT 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 97 01A301 01A303 4'-0"S.Y.SETBACK 10'-0"REARYARDSETBACK 4'-0"S.Y.SETBACK 10'-0"REARYARDSETBACK 10'-0" FRONTYARDSETBACK (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'-113/16" (E)2'-11/4" (E)2'-13/16"(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) SL OPE2:12 (N) S L O P E2:12 (N) SLOPE 2:12 (N) S L O P E 2 : 1 2 (N)SLOPE 2:12 (N) S L O P E 2 : 1 2 (N) SLOPE 2:12 (N) S L O P E 2 : 1 2 (N) S L O P E 2 : 1 2 (N) SLOPE 2:12 (N) S L O P E 2 : 1 2 (N) SLOPE 2:12 (N) 2% SLOPE (N) 2% SLOPE (N) 2 % S L O P E (N) 2 % S L O P E 2%SLOPE 2%SLOPE 2% (E) S L O P E 2 : 1 2 (E) SLOPE 2:12 (N) SLOPE 2:12 (E)SLOPE2:12 (N) SLOPE 2:12 (N) 2% (N) 2 % 2% 01 02 02 02 02 (N) 2% (N) 2 % (E) S L O P E 2 : 1 2 (E) SLOPE 2:12 (E)SLOPE2:12 NEW 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"REARYAYYRDSETBACK 4'-0"S.Y.YYSETBACK 10'-0"REARYAYYRDSETBACK 10'-0" FRONTYAYYRDSETBACK ((N)))2'-1/8" PP.C...++++6666677777..5533'' P.C.+100.94' P.C.+66.055555555555555555555555555555555555555555555555555555''' 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)))3 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' 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'-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' 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)SLOPE2:12 (N)SLOPE2:12 (N)SLOPE2:12 (N)SLOPE2:12 (N)SLOPE2:12 (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%SLOPE 2%SLOPE 2%SLOPE 2% (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 YA RD S ETB A CK 10'-0 "REARYARDSETBACK 10'-0 " FRONT Y ARD SETBACK P.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 K ES T I M A T E D 6 3 % S L O P E O F L O T 62' 52' 44' 24.2' 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. 2741OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 1/4" = 1'-0",1/8" = 1'-0",1/16" = 1'-0",1' = 1'-0" GRADEPLANEEXHIBIT 2741OCEANBLVDCORONA DEL MARCA92625USA 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.CA90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA DesignGroup 98 11'-11 7/16" 4'-4 5/8"27'-11 3/4" 24'-5 1/4" 19'-9 5 /8 " 3'-3 1 5 /16" 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 / 1 6 " 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 5/1 6" 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 1 5 / 1 6 " 5 7 / 1 6 " 10' - 6 1 5 / 1 6 " 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 7/1 6" 8'-5 1 /16" 7'-11 11/16" 23'-1 0 3/16" 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 / 1 6 " 17' - 3 7 / 1 6 " 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/ 1 6 " 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" 25'-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'- 1 0 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" P.C. +67.53' 15'-4 3/16" 18'-4 7/8" 12'-1 1/2" 6'-8 11/16" 5'-5/ 1 6 " 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 WALLCALCULATIONDIAGRAMS 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 99 UP UP P.C. +67.53' P.C. +24.25' DINING ROOM502 BATH511 FOYER501 LIVING ROOM503 OFFICE512 HALL510 PANTRY505HALL506 POWDERROOM508ELEV. UP DINING TERRACE515 LIVING ROOM TERRACE514 OFFICE TERRACE513 ENTRY500 KITCHEN504 KITCHENBALCONY OPEN VOLUME AREA500.98 sq ft UP UP P.C. +67.53' P.C. +24.25' UPPER SPATERRACEBELOW (32) EXISTING GRADE CONTOUR CLOSET 02415 STAIR HALL400 HALL410 MASTER BATH TERRACE421 LINEN 409 BATH 01413 (E) BEDROOM 02414(E) BEDROOM 01411 PRIMARYCLOSET405 PRIMARY HALL401 PRIMARY BEDROOM407 PRIMARYBATH403 CLOSET 01412 BATH 02416 CRAWL SPACE (N) BALCONY (N) BALCONY ELEV. UP 7.5' BELOW24' MAX HTLIMIT(EXISTINGGRADE 32'ABOVE SEALEVEL) MASTERTERRACE 417 PRIMARY BEDTERRACE422 OPEN VOLUME AREA264.72 sq ft UP P.C. +24.25' MECH.311 BEDROOM 03308 CLOSET 03310 LAUNDRY309 HALL301 STAIR HALL300 WINE CABINET313 GYM303 GYMSTORAGE304 (N) BALCONY(N) BALCONY GAME ROOM306 VEST.302 BATH 03307 UP ELEV. UP P.C. +67.53' GARDENTERRACE GYMTERRACE305 POWDER312 OPEN VOLUME AREA169.39 sq ft OPEN VOLUME AREA63.62 sq ft 1 1 POOL DECK(UNDER SEPARATEPERMIT) POOLBATH207 POOL POOL STORAGE208 MECHANICALSPACE204 MECH. VEST.203 VEST202 STAIR HALL 200 COVEREDTERRACE202 ELEV. VEST. 201 ELEVVEST201 UP UP UP ELEV. CRAWLSPACE P.C. +24.25'SPA UPPER SPATERRACE (UNDERSEPARATEPERMIT) OUTDOORROOM206 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 A102 HALL107 UP P.C. +24.25' (E) ELECTRICAL105 (E) TRASH104 (E) STAIR103 POOL & SPAMECHANICALROOM106 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 VOLUMEDIAGRAMS 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 100 11'-11 7/16" 4'-4 5/8"27'-11 3/4" 24'-5 1/4" 19 '-9 5 / 8 " 3'- 3 1 5/16" 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. SETBACK TB A C K 10 '-0" REAR YAR D SET B ACK 4'-0"S.Y. SETBACK P.C. +10.94' F.F.E.+12.71' 07 SH E L L S T R E E T WA Y LAN E GOLDENROD AVE . (E) GARAGE A (E) GARAGE B (E) STORAGE (E) GARAGE C (E) TRASH (E) UNEXCAVATED AREA HALL107 7'- 1 1 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 " FRO NT YARD SE TBACK P.C. +67.53' P.C. +24.25' O C E AN BLV D. (ABOVE AT FIFTH FLOO R LEVEL) PROPERTY LINE SETBACK LINE SETBACK LINE ETB A C K L I N E PROPERTY LINE SETBACK LINE PR O P E R TY LINE SE T B A C K L I NE PROPERTY LINE PR O P E R T Y L I N E PRO P E R TY LINE SET B A C K L I N E SET B A C K LINE (E) STORAGE (E) ELEVATOR (E) ELECTRICALROOM 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 FLOOREXISTING / DEMOPLAN 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 101 105 UP 2R@ ( 4 1 / 2 " ) 1T@ ( 1 ' - 1 / 2 " ) 108 107 109 104 47'-5" 2'-7 5/1 6" 11" 25'-8 1/ 1 6 " 3'-2 3/8" 8'-4 3/16"7'-1 1/4" 5'-5 7/16" 20'-1/4" 6'-11 3 /16 " 4'-4 5/16"29'-1 3/16" 17'-2 5/16" 27'-4 5/1 6 " 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 15/ 16" 4'-0"S.Y. SETBACK 10 ' - 0 " R E A R Y A R D S E T B A C K 10'-0" REAR Y ARD SE TBACK 4'-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 01A303 103 E04 G04 G08 G08 A H H|B H|BH|B H|B H|B H|B H|H H|H A H H H ELEV. SHELL S T R E E T WA Y LANE GOLDENROD AVE. POOL ABOVE PARKINGSPACE #1 PARKINGSPACE #2 PARKINGSPACE #3 (E) GARAGE B101 (E) GARAGE A102 HALL107 UP 16R @ ( 9 " ) 15 T @ ( 1 0 " ) 10'-0" 1 0 '-0" 20' - 0 " 18'-0" 9'-0"9'-0" 102 106 101 110 01A400 01A400 05A404 05A404 09A406 09A406 07A405 07A405 3" 11' - 4 " 4'-11 1/2" 6'-5 1 3 / 1 6 " 23'-2 15/16" 9 5/16 " 9 9/16" 1'-1 1/8" 3'-10 11/16" 19 ' -1 13/1 6" 10'-0" 10'-0" FRON T YARD SETBACK P.C. +67.53' P.C. +24.25' F.F.E.+12.96' 01A300 01A302 100 A G04 A A T.O.W. +24.25' T.O.W. +20.71' OCEA N BLVD. (ABOVE AT FIFT H FLOOR LEV E L) PROPERTY LINE SETBACK LINE SETBACK LINE SET B A C K L I N E PROPERTY LINE SETBACK LINE PR O P E R TY LINE SET BAC K LINE PROPERTY LINE PRO P E R T Y L I N E PR O P E R T Y LINE SET B A C K L I N E SE T B A CK LINE (E) ELECTRICAL105 (E) TRASH104 (E) STAIR103 POOL & SPAMECHANICAL ROOM106 ELEV. MECH.ROOM 109 ELEV.VEST. 108 02A40102A401 03A402 03A402 04A403 04A403 06A404 06A404 08A405 08A405 ROOM NAMENO.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 HEIGHTROOM 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 CONSTRUCTIONON 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 UNITSHALL BE CONSTRUCTED OF 26 GAGE MINIMUM STEELMETAL AND SHALL HAVE NO OPENINGS INTO THEGARAGE - 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" HIGHMINIMUM 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 BYMORE THAN ONE SHOWER HEAD, THE COMBINED FLOWRATE OF ALL THE SHOWER HEADS SHALL NOT EXCEED2.0 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 408.6B05 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'MENTSW/ 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 ASREQ'D.; WEATHER HOOD WITH DAMPER AT FINISH OFEXTERIOR WALL; 4" DIAMETER SMOOTH GALVANIZEDMETAL 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 / SUBPANELU05 GAS VALVEU06 RADIANT HEATING MANIFOLDU07 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 HEATERU14 GAS WATER HEATER INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOPOF 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 ENTERTHE RESIDENCE THROUGH A DEDICATED SUPPLY FANOR THROUGH THE CENTRAL HVAC SYSTEM AIRHANDLER. 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 BUILDINGU19 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 FLOORPLAN 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 102 13'-9"17'-8 1/8" 1'-1 " 3'-8 1 5 / 1 6 " 5 7 / 1 6 " 10'- 6 1 5 / 1 6 " 4'-1 1/2" 9'-6 3/4" 4'-1/4" 9'-1 13/16" 10'- 0" RE AR YARD SE TBACK P.C. +67.53' P.C. +10.94' 03 16 1 1 NOTE: SEE SHEET A110 FOR LOWERLEVEL PARKING DIAGRAMS, 5STANDARD PARKING SPACESPROVIDED SHELL S T R E E T GOLDENROD AVE. NOTE: AN APPROVEDENCROACHMENT PERMIT ISREQUIRED FOR ALL WORKACTIVITIES WITHIN THE PUBLICRIGHT-OF-WAY (E) STORAGE CA: 12.84 sq ft (E) ELEVATOR(E) SHOWER CA: 23.12 sq ft (E) PATIO (E) MECHANICALSPACE 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 /1 6" 8'-5 1/1 6" 7'-1 1 11/16" 23'-10 3 /1 6" 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. SETBACK 10'-0 " R EAR YARD S ETB ACK 10'-0 " FRO N T YARD SETBAC K OCE AN B LVD. (ABOV E AT F IFTH FLOOR LEVEL ) PROPERTY LINE SETBACK LINE SETBACK LINE SETBACK LINE TB A C K L I N E PROPERTY LINE SETBACK LINE PRO P E R TY LINE SET B A C K L I NE PROPERTY LINE PRO P E R T Y L I N E PRO P E R TY LINE SE T B A C K L I N E SE T B A C K LINE 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 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 FLOOREXISTING / DEMOPLAN 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 103 UP7R@(6 7/8")6T@(1'-1") 207200 OPEN TOABOVE 24"x30" CLR. 01A301 01A303 5'-1 1 " 15'-1" 3'-0" 3'-0 " 10'-0" R E A R Y A RD SETBACK 4'-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 1 DN UP UP POOL DECK WA Y LANE NOTE: SEE SHEET A110 FOR LOWERLEVEL PARKING DIAGRAMS, 5STANDARD PARKING SPACESPROVIDED SHELL S T R E E T 18R@(6 3/32")17T@(1-3") GOLDENROD AVE. NOTE: AN APPROVEDENCROACHMENT PERMIT ISREQUIRED FOR ALL WORKACTIVITIES WITHIN THE PUBLICRIGHT-OF-WAY (UNDER SEPARATEPERMIT) POOLBATH207 POOL POOL STORAGE208 MECHANICALSPACE204 MECH. VEST.203 VEST202 STAIR HALL200 COVEREDTERRACE202 ELEV. VEST.201 ELEVVEST201 UP 16 R @ ( 9 " ) 15T @ ( 1 0 " ) UP 8R@ ( 7 3 / 8 " ) 7T @ ( 1 1 " ) UP 7R@ ( 7 1 / 4 " ) 6T @ ( 1 1 " ) 204203 202 ELEV. CRAWLSPACE 01A400 01A400 05A404 05A404 09A406 09A406 07A405 07A405 01A300 01A302 14' - 9 " 7'-4 1 / 4 " 26' - 6 3 / 4 " 6'-7 7 / 1 6 " 3'-6 " 7'-5 1 / 8 " 19' - 5 3 / 4 " 7'-1 1 5 / 1 6 " 3'-6" 3'-6" 1'-4 3 / 4 " 6'- 1 1 7 / 1 6 " 1'- 1 0 " 9'- 6 9 / 1 6 " 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. SETBACK 10 '-0" R EAR YARD S ETB ACK 10'-0" FRON T 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|B B|H B|HC E|H F|F D|H LINE 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|D D(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 STRUCTURALCONCRETE LINE OFEXISTING DECK T.O.R. +27.75' (E)T.O.W. +24.25'(E)T.O.W. +24.25' SPA UPPER SPATERRACE OCEA N BLVD. (ABOVE AT FIFT H FLOOR LEV E L) 7R@(6 7/8") 6T@(1'-0") (UNDERSEPARATEPERMIT) PROPERTY LINE SETBACK LINE SETBACK LINE SETBACK LINE SET B A C K L I N E PROPERTY LINE SETBACK LINE PR O P E R TY LINE SET BAC K LINE PROPERTY LINE PRO P E R T Y L I N E PR O P E R T Y LINE SET B A C K L I N E SE T B A CK LINE OUTDOOR ROOM206 02A40102A401 03A402 03A402 04A403 04A403 06A404 06A404 08A405 08A405 ROOM NAMENO.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 HEIGHTROOM 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 CONSTRUCTIONON 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 UNITSHALL BE CONSTRUCTED OF 26 GAGE MINIMUM STEELMETAL AND SHALL HAVE NO OPENINGS INTO THEGARAGE - 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" HIGHMINIMUM 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 BYMORE THAN ONE SHOWER HEAD, THE COMBINED FLOWRATE OF ALL THE SHOWER HEADS SHALL NOT EXCEED2.0 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 408.6B05 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'MENTSW/ 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 ASREQ'D.; WEATHER HOOD WITH DAMPER AT FINISH OFEXTERIOR WALL; 4" DIAMETER SMOOTH GALVANIZEDMETAL 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 / SUBPANELU05 GAS VALVEU06 RADIANT HEATING MANIFOLDU07 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 HEATERU14 GAS WATER HEATER INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOPOF 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 ENTERTHE RESIDENCE THROUGH A DEDICATED SUPPLY FANOR THROUGH THE CENTRAL HVAC SYSTEM AIRHANDLER. 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 BUILDINGU19 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 FLOORPLAN 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 104 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 1 5/16" 5'-9 1/16"10 1/16"5'-10 3/16"5'-3 15/16"11'-8"28'-6 1/2" 10 1 / 1 6 " 17'- 3 7 / 1 6 " 7'-10" 4'-8" 8'-2 3/8" 11'-10 3/4" 2'-11/16"9'-5 15/16"3'-1/16" 10 '-0" REAR YAR D SET B ACK TB A C K P.C. +10.94' 04 08 08 09 LINE OF (E) FLOORTO REMAIN 1313 LINE OF (E) FLOORTO REMAIN LINE OF (E) FLOORTO REMAIN LINE OF (E) FLOORTO REMAIN SHELL S T R E E T W AY L A NE GOLDENROD AVE. (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 / 1 6 " 14'-8 7/16" 15'-5/16" 2'-4 7/8" 4'-0"S.Y. SETBACK 4'-0"S.Y. SETBACK 10'-0 " FRO NT YARD SE TBACK P.C. +67.53' O C E AN B LV D. (ABOVE AT FIFTH FLOO R LEVEL ) PROPERTY LINE SETBACK LINE SETBACK LINE ETB A C K L I N E PROPERTY LINE SETBACK LINE PR O P E R TY LINE SE T B A C K L I NE PROPERTY LINE PR O P E R T Y L I N E PRO P E R TY LINE SET B A C K L I N E SET B A C K LINE 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 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 FLOOREXISTING / DEMOPLAN 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 105 ROOM NAMENO.CLG HT.FLR BASEWALLCLG. N02'4' 8' x" CL P.C. XXX.XX EL. ±0.00' FINISHES (SEE ALSO FINISH LEGEND & INTERIOR ELEVATIONS)CEILING HEIGHTROOM 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 CONSTRUCTIONON 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 UNITSHALL BE CONSTRUCTED OF 26 GAGE MINIMUM STEELMETAL AND SHALL HAVE NO OPENINGS INTO THEGARAGE - 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" HIGHMINIMUM 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 BYMORE THAN ONE SHOWER HEAD, THE COMBINED FLOWRATE OF ALL THE SHOWER HEADS SHALL NOT EXCEED2.0 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 408.6B05 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'MENTSW/ 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 ASREQ'D.; WEATHER HOOD WITH DAMPER AT FINISH OFEXTERIOR WALL; 4" DIAMETER SMOOTH GALVANIZEDMETAL 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 / SUBPANELU05 GAS VALVEU06 RADIANT HEATING MANIFOLDU07 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 HEATERU14 GAS WATER HEATER INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOPOF 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 ENTERTHE RESIDENCE THROUGH A DEDICATED SUPPLY FANOR THROUGH THE CENTRAL HVAC SYSTEM AIRHANDLER. 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 BUILDINGU19 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") 14 T @ ( 1 0 3 / 4") 302 303 300 309 307 313 308 310 312 304 306 311 OPEN TOBELOW SD CO SD CO SDCO 24"x30" CLR. 24"x 3 0 " C L R . W DR 305 01A301 01A303 10'-0" REAR Y ARD SE TBACK 10 ' - 0 " R E A R Y A R D S E T B A C K 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 OFEXISTING DECK LINE OF EXISTING DECK LINE OF FARTHESTEXISTING DECKPROJECTION UP DN SHELL S T R E E T WA Y LANE 18R@(6 3/32")17T@(1-3") GOLDENROD AVE. MECH.311 BEDROOM 03308 CLOSET 03310 LAUNDRY309 HALL301 STAIR HALL300 WINE CABINET313 GYM303 GYMSTORAGE304 (N) BALCONY(N) BALCONY GAME ROOM306 VEST.302 BATH 03307 UP 7R@ ( 7 1 / 4 " ) 6T@ ( 1 1 " ) XXX 301 301 304 300 300 ELEV. 01A400 01A400 05A404 05A404 09A406 09A406 07A405 07A405 01A300 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'- 1 3 / 1 6 " (E) 4'-13/ 16 " (E) 5'-11 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" FRON T YARD SETBACK P.C. +67.53' F.F.E.+38.46' F.F.E.+38.50' 302 303 H|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 H H|H H|D H|D H|D B|H H|H B|HH|H G01 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 OCEA N BLVD. (ABOVE AT FIFT H FLOOR LEV E L) PROPERTY LINE SETBACK LINE SETBACK LINE SET B A C K L I N E PROPERTY LINE SETBACK LINE PR O P E R TY LINE SET BAC K LINE PROPERTY LINE PRO P E R T Y L I N E PR O P E R T Y LINE SET B A C K L I N E SE T B A CK LINE GYMTERRACE305 POWDER312 02A40102A401 03A402 03A402 04A403 04A403 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 FLOORPLAN 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 106 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" REAR YAR D SET B ACK 4'-0"S.Y. SETBACK TB A C K 10'-0 " FRO NT YARD SE TBACK 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 REMAIN SH E L L S T R E E T WA Y LAN E 10R@(7 1/2")9T@(11") GOLDENROD 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 O C E AN BLV D. (ABOVE AT FIFTH FLOO R LEVEL) PROPERTY LINE SETBACK LINE SETBACK LINE ETB A C K L I N E PROPERTY LINE SETBACK LINE PR O P E R TY LINE SE T B A C K L I NE PROPERTY LINE PR O P E R T Y L I N E PRO P E R TY LINE SET B A C K L I N E SET B A C K LINE 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 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 FLOOREXISTING / DEMOPLAN 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 107 ROOM NAMENO.CLG HT.FLR BASEWALLCLG. N02'4' 8' x" CL P.C. XXX.XX EL. ±0.00' FINISHES (SEE ALSO FINISH LEGEND & INTERIOR ELEVATIONS)CEILING HEIGHTROOM 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 CONSTRUCTIONON 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 UNITSHALL BE CONSTRUCTED OF 26 GAGE MINIMUM STEELMETAL AND SHALL HAVE NO OPENINGS INTO THEGARAGE - 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" HIGHMINIMUM 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 BYMORE THAN ONE SHOWER HEAD, THE COMBINED FLOWRATE OF ALL THE SHOWER HEADS SHALL NOT EXCEED2.0 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 408.6B05 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'MENTSW/ 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 ASREQ'D.; WEATHER HOOD WITH DAMPER AT FINISH OFEXTERIOR WALL; 4" DIAMETER SMOOTH GALVANIZEDMETAL 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 / SUBPANELU05 GAS VALVEU06 RADIANT HEATING MANIFOLDU07 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 HEATERU14 GAS WATER HEATER INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOPOF 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 ENTERTHE RESIDENCE THROUGH A DEDICATED SUPPLY FANOR THROUGH THE CENTRAL HVAC SYSTEM AIRHANDLER. 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 BUILDINGU19 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 3/16" ) 14T @(1 0 3/4") UP 404 413 409 403 417 414 415 406 411 407 408 416 412 410 OPEN TOBELOW SD COSDCO SD CO SDCO 24"x30" CLR. 24"x 3 0 " C L R . 24"x30" CLR. UP (53) (52) 01A301 01A303 10'- 1 " 12' - 1 1 / 4 " 21' - 7 " 15'-7 3/8" 4'-7 / 8 " 15'-9 3 / 8" 2'-8 15/16" 7'-11 5/8" 4'-0"S.Y. SETBACK 10'-0" REAR Y ARD SE TBACK 4'-0"S.Y. SETBACK 10 ' - 0 " R E A R Y A R D S E T B A C K 10'-0" FRON T 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|H H 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|H H|H J|B LINE OF EXISTING DECK LINE OFEXISTING DECK UPPER SPATERRACEBELOW SHELL S T R E E T WA Y LANE 21R@(6 29/64")20T@(1-3") GOLDENROD AVE. CLOSET 02415 STAIR HALL400 HALL410 MASTER BATH TERRACE421 LINEN409 BATH 01413 (E) BEDROOM 02414(E) BEDROOM 01411 PRIMARYCLOSET405 PRIMARY HALL401 PRIMARY BEDROOM407 PRIMARYBATH 403 CLOSET 01412 BATH 02416 CRAWLSPACE (N) BALCONY (N) BALCONY UP 2R@(6") 1T@(11") 401 400 401 403 404 405 UP DN ELEV. 01A400 01A400 05A404 05A404 09A406 09A406 07A405 07A405 01A300 01A302 UP2R@(6") 1T@(11") UP 12 R @ (7 3/1 6 " ) 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 / 1 6 " 5'-1 5 / 1 6 " 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 D D 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 J H D|H T.O.W. +60.50' T.O.W. +56.47' LINE OF FARTHESTEXISTING DECKPROJECTION T.O.W. +56.47' OCEA N BLVD. (ABOVE AT FIFT H FLOOR LEV E L) (50) PROPERTY LINE SETBACK LINE SETBACK LINE SET B A C K L I N E PROPERTY LINE SETBACK LINE PR O P E R TY LINE SET BAC K LINE PROPERTY LINE PRO P E R T Y L I N E PR O P E R T Y LINE SET B A C K L I N E SE T B A CK LINE MASTERTERRACE417 PRIMARY BEDTERRACE422 02A40102A401 03A402 03A402 04A403 04A403 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 FLOORPLAN 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 108 19' - 1 0 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" REAR YA R D SETBAC K TB A C K FRO 53'-7 7/8" P.C. +67.53' P.C. +10.94' 04 LINE OF (E) FLOORTO REMAIN 05 04 04 03 05 03 12 1414 14 G03 SH E L L S T R E E T WA Y LAN E 10R@(7 1/2")9T@(11") 4R@ ( 1 ' - 0 " ) 3T@ ( 7 " ) GOLDENROD 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 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" 4'-0"S.Y. SETBACK 4'-0"S.Y. SETBACK UP UP DN PROPERTY LINE SETBACK LINE SETBACK LINE CK L I N E PROPERTY LINE SETBACK LINE PRO P E R TY LINE SE T B A C K LINE PROPE RTY LINE PRO P E R T Y L I N E PRO P E R TY LINE SE T B A C K L I N E SET BA C K LINE 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 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 FLOOREXISTING / DEMOPLAN 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 109 UP 5R @ ( 6 9 / 1 6 " ) 4T@ ( 1 ' - 2 " ) 507 504 509 515 514 511 UP 11R@(6 1/8") 10T@(1'-2") UP 3R@(5")2T@(1'-1/2") UP RE F SDCO SDCO 24"x30" CLR. 24"x 3 0 " C L R . R R R R 01A301 01A303 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 Y ARD SE TBACK 10 ' - 0 " R E A R Y A R D S E T B A C K 10 FRO NT 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 OFEXISTING DECK LINE OF EXISTING DECK C01 UP OCE AN B LVD SHELL S T R E E T WA Y LANE GOLDENROD AVE. 15R@(6 27/64")14T@(1-3") NOTE: AN APPROVEDENCROACHMENT PERMIT ISREQUIRED FOR ALL WORKACTIVITIES WITHIN THE PUBLICRIGHT-OF-WAY DINING ROOM502 BATH511 FOYER501 LIVING ROOM503 OFFICE512 HALL510 PANTRY505HALL506 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 51 3 500 500 510 516 501507 512xxx511505 505 DN ELEV. 01A400 01A400 05A404 05A404 09A406 09A406 07A405 07A405 01A300 01A302 UP 2R@(6") 1T@(11") UP 12 R @ (7 3/1 6 " ) 11T @(11") UP 3R@(5 5/16")2T@(11") 6'-7 3 / 4 " 9'-1 1 1 / 2 " 12 ' - 2 " 19'- 1 0 3 / 4 " 1'-9 " 4'-1 0 5 / 8 " 6'-1 1 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'-11 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'-1 0 " 7'-1 7 / 1 6 " (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' 503 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 SETBACK LINE SE T B A C K L I N E PROPERTY LINE SETBACK LINE PROP E R TY LINE SE T B A C K L I NE PROPERTY LINE (54) (62) PR O P E R T Y L I N E PRO P E R TY LINE SET B A C K L I N E SET B A C K LINE (55) (56) (57) (56) (57) 66 65 DINING TERRACE515 LIVING ROOM TERRACE514 OFFICE TERRACE513 ENTRY500 KITCHEN504 KITCHENBALCONY 02A40102A401 03A402 03A402 04A403 04A403 06A404 06A404 08A405 08A405 ROOM NAMENO.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 HEIGHTROOM 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 CONSTRUCTIONON 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 UNITSHALL BE CONSTRUCTED OF 26 GAGE MINIMUM STEELMETAL AND SHALL HAVE NO OPENINGS INTO THEGARAGE - 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" HIGHMINIMUM 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 BYMORE THAN ONE SHOWER HEAD, THE COMBINED FLOWRATE OF ALL THE SHOWER HEADS SHALL NOT EXCEED2.0 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 408.6B05 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'MENTSW/ 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 ASREQ'D.; WEATHER HOOD WITH DAMPER AT FINISH OFEXTERIOR WALL; 4" DIAMETER SMOOTH GALVANIZEDMETAL 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 / SUBPANELU05 GAS VALVEU06 RADIANT HEATING MANIFOLDU07 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 HEATERU14 GAS WATER HEATER INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOPOF 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 ENTERTHE RESIDENCE THROUGH A DEDICATED SUPPLY FANOR THROUGH THE CENTRAL HVAC SYSTEM AIRHANDLER. 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 BUILDINGU19 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 FLOORPLAN 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 110 4'-0"S.Y. SETBACK 10 '-0" REAR YAR D SET B ACK 4'-0"S.Y. SETBACK TB A C K 10'-0 " FRO NT YARD SE TBACK P.C. +67.53' P.C. +10.94' SH E L L ST R E E T (B E L O W AT LE V E L 1) WA Y L ANE (BEL OW AT L EVEL 1) GOLDENROD AVE . (BELOW AT LEVEL 1) OCEAN 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 SETBACK LINE ETB A C K L I N E PROPERTY LINE SETBACK LINE PR O P E R TY LINE SE T B A C K LINE PROPERTY LINE PR O P E R T Y LI N E PRO P E R TY LINE SET B A C K LI N E SET B A C K LINE 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 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 MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 111 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, ROUGHCARPENTER SHALL PROVIDE REQUIRED SHIMMINGBELOW ROOF SHEATHING TO ALLOW FOR PROPERSLOPE 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- REDLANDCLAY 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 WATERLEAKAGE 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 WATERTO 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. EXACTLOCATIONS 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 TOMATCH 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 CURBB. 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 01A303 4'-0"S.Y. SETBACK 10'-0" REAR Y ARD SE TBACK 4'-0"S.Y. SETBACK 10 ' - 0 " R E A R Y A R D S E T B A C K 10'-0" FRON T 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 TERRACEBELOW 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 01A400 01A400 05A404 05A404 09A406 09A406 07A405 07A405 01A300 01A302 3L731 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' 02A40102A401 03A402 03A402 04A403 04A403 06A404 06A404 08A405 08A405 (N) SLOP E 2:12 (N) SLOPE 2:12 (N) SLO PE 2:12 (N) SLOPE 2:12 (N) SLOPE 2:12 (N) SLO P E 2 : 1 2 (N) SLOPE 2:12 (N ) SLO P E 2 : 1 2 (N ) SLO P E 2 : 1 2 (N) SLOPE 2:12 (N) S L O P E 2 : 1 2 (N) SLOPE 2:12 (N) 2% SLOPE (N) 2% SLOPE (N ) 2% S L O P E (N) 2% S L O P E 2 % SLOPE 2 % SLOPE 2 % (E) S L O P E 2 : 1 2 (E) SLOPE 2:12 (N) SLOPE 2:12 (E ) S L OP E 2:12 (N) SLOPE 2:12 (N) 2% (N) 2% 2 % 01 02 02 02 02 (N) 2% (N ) 2 % (E) S L O P E 2 : 1 2 (E) SLOPE 2:12 (E ) S L OP E 2:12 NEW 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 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 MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 112 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) - CUSTOMALUMINUM PROFILE, PAINTED FINISHMT-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 STONEST-20 EXT. STONE FLOORING - ROUGH TEXTURE FOR SLIPRESISTANCE (FINISH TBD), SEALEDST-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'-2 9 / 6 4 " 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'-2 9 / 6 4 " 4'-0 " 14' - 3 " 11 ' - 4 " 9'-4 " 1'-3 " 8'- 8 3 / 4 " 57' - 1 0 1 3 / 6 4 " 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 ' - 1 0 " 12 ' - 1 0 " 12 ' - 1 0 " 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 HIGHESTELEVATION 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 EXISTINGRESIDENCE CURB HEIGHTTHROUGH HIGHESTELEVATION OF NEWCONSTRUCTION GRADE PLANETHROUGH HIGHESTELEVATION OF NEWCONSTRUCTION 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 BUILDINGELEVATION 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 113 +12.96'F.F. @ FIRST FLOOR 10'-0"SKEWED 10'-0"SKEWED +69.15'T.O. ROOF 57'- 1 0 1 7 / 6 4 " 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 HIGHESTELEVATION 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 2 9 / 6 4 " 4'-0 " 14'- 3 " 11' - 4 " 9'-4 " 1'-3 " 8'-8 1 3 / 1 6 " 4'-3 " 3'-6 " 12' - 1 0 " 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) - CUSTOMALUMINUM PROFILE, PAINTED FINISHMT-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 STONEST-20 EXT. STONE FLOORING - ROUGH TEXTURE FOR SLIPRESISTANCE (FINISH TBD), SEALEDST-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 BUILDINGELEVATIONS 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 114 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) - CUSTOMALUMINUM PROFILE, PAINTED FINISHMT-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 STONEST-20 EXT. STONE FLOORING - ROUGH TEXTURE FOR SLIPRESISTANCE (FINISH TBD), SEALEDST-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 3'-6 " +57.83'F.F. @ FOYER 4'-0"SKEWED4'-0"SKEWED +69.15'T.O. ROOF 44 ' - 1 0 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 HIGHESTELEVATION OF NEWCONSTRUCTION HEIGHT LIMIT, 29'ABOVE GRADE PLANETHROUGH HIGHESTELEVATION OF NEWCONSTRUCTION LINE OF EXISTING RESIDENCE PLSBPLSB SEE SHEETS A400 - A406,BUILDING SECTIONS, FORACCURATE CURB HEIGHT ANDGRADE 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'- 1 1 3 / 4 " +24.25'F.F. @ SECOND FLOOR 3'-6 " (E)+71.84' 3'-6 " PL-10 CURB HEIGHTTHROUGH HIGHESTELEVATION OF NEWCONSTRUCTION GRADE PLANETHROUGH HIGHESTELEVATION OF NEWCONSTRUCTION 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 BUILDINGELEVATION 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 115 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) - CUSTOMALUMINUM PROFILE, PAINTED FINISHMT-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 STONEST-20 EXT. STONE FLOORING - ROUGH TEXTURE FOR SLIPRESISTANCE (FINISH TBD), SEALEDST-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'- 1 0 1 3 / 6 4 " 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 PLANETHROUGH HIGHESTELEVATION OF NEWCONSTRUCTION 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 2 9 / 6 4 " 4'-0 " 14'- 3 " 9'- 7 " 1'-9 " 8'-0 " 1'-4 " 9'- 1 1 3 / 4 " 3'-6 " 3'-6 " RF-11 PL-10 CURB HEIGHTTHROUGH HIGHESTELEVATION OF NEWCONSTRUCTION GRADE PLANETHROUGH 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 BUILDINGELEVATION 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 116 +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 2 9 / 6 4 " 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'- 1 0 " 5'-8 2 9 / 6 4 " 5'-1 0 " 8'-5 " 12'- 1 0 " 12'- 1 0 " 12'- 1 0 " AFLOOR 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 2 9 / 6 4 " 10 ' - 3 1 / 2 " 3'-1 1 " 9'-1 1 / 2 " 2'-2 1 / 2 " 7'-1 1 " 1'-5 " 4'-0"SKEWED 7'-1 " 5'-1 0 " (E) ROOF HEIGHT, NOCHANGE IN ELEVATION(E) ROOF HEIGHT, NOCHANGE 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" BUILDINGSECTIONS 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 117 8'-3 3 / 4 " 7'-3 " 2'-1 " 8'-8 1 / 2 " 10 ' - 3 1 / 2 " 3'-1 1 " 9'-1 1 / 2 " 2'-2 1 / 2 " 7'-1 1 " 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 2 9 / 6 4 " 4'-0 " 14 ' - 3 " 11'- 4 " 9'-4 " 1'-3 " 9'-4 " +11.96F.F. @ HALL +11.96F.F. @ HALL 9'-6 " 2'-9 2 9 / 6 4 " 5'-1 0 " 8'-9 " 6'-1 0 " 5'-5 2 9 / 6 4 " 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 MASTERTERRACE GYMTERRACE 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'-1 0 " 10'- 5 2 9 / 6 4 " 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" BUILDINGSECTIONS 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 118 8'-0 " 10 1 / 2 " 8'-3 " 1'-1 1 / 2 " 8'- 4 " 3'-0 " 7'-1 1 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 2 9 / 6 4 " 18' - 3 " 11'- 4 " 8'-0 " 1'-4 " 1 ' - 3 " 8'-8 3 / 4 " 57'- 1 0 1 3 / 6 4 " +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'- 1 0 " 5'-1 1 " GFLOOR GFLOORAFLOOR 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 TOEXTERIOR (E) ROOF HEIGHT, NOCHANGE 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" BUILDINGSECTIONS 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 119 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 2 9 / 6 4 " 4'-0 " 14'- 3 " 11'- 4 " 9'-4 " 1'-3 " 8'-8 3 / 4 " 57'- 1 0 1 3 / 6 4 " 57'- 1 0 1 3 / 6 4 " +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'-1 0 " 12'- 1 0 " 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 01VEST. PLSBPL SB HALL POOLSTORAGE OPEN TOEXTERIOROPEN TOEXTERIOR POOL CRAWLSPACE 14' - 5 " 3'-1 0 " 8'-2 " 3'-2 " 8'-5 " 2'-2 " 7'-5 " (E) ROOF HEIGHT, NOCHANGE IN ELEVATION 30'-0" 35'-0" 40'-0" 45'-0" 50'-0" 55'-0" 60'-0" 25'-0" HEIGHT LIMIT,24' ABOVEGRADE PLANE HEIGHT LIMIT,29' ABOVEGRADE 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" BUILDINGSECTIONS 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 120 7'-0 " 1 ' - 1 1 2 9 / 6 4 " 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 2 9 / 6 4 " 4'-0 " 14'- 3 " 11'- 4 " 9'-4 " 1'-3 " 8'-8 3 / 4 " 57'- 1 0 1 3 / 6 4 " 3'-6 " 3'-6 " 3'-6 " +12.96'F.F. @ FIRST FLOOR 5'-1 0 " 12'- 1 0 " 5'-1 1 " GFLOOR GFLOOR FFLOOR GFLOOR FFLOOR GFLOOR CFLOOR BFLOOR GFLOOR OUTDOOR ROOM BEDROOM 03 LAUNDRY BATH 02CLOSET 02BEDROOM 02 KITCHEN PANTRY GARAGE A SPLSB POOLBATH HALL CRAWLSPACE OPEN TOEXTERIOR 7'-1 " 16'- 3 2 9 / 6 4 " 3'-1 0 " 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 GRADEPLANE HEIGHT LIMIT,29' ABOVE GRADEPLANE 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 2 9 / 6 4 " 14'- 3 " 11'- 4 " 9'-4 " 8'-6 9 / 1 6 " 55' - 9 1 / 6 4 " +67.71'T.O. ROOF 1'-5 " 3'-6 " 3'-6 " 3'-6 " 3'-6 " BFLOOR AFLOOR AFLOOR AFLOORFFLOOR GFLOOR GFLOOR GARAGE B COVEREDTERRACE GYM LIVINGROOM MASTERTERRACE GAME ROOMTERRACE PLSB MASTERBATHMASTER BATHTERRACE 8'-9 " 2'-9 2 9 / 6 4 " 10 ' - 3 1 / 2 " 3'-1 1 " 9'-1 1 / 2 " 10' - 1 1 / 2 " 1'-5 1 / 2 " 7'-5 1 / 2 " 3'-1 1 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' ABOVEGRADE PLANE HEIGHT LIMIT,29' ABOVEGRADE PLANE GRADEPLANE 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" BUILDINGSECTIONS 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 121 +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 1 3 / 6 4 " +69.15'T.O. ROOF+69.15'T.O. ROOF 9" 3" 7'-3 2 9 / 6 4 " 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'-1 1 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 2 9 / 6 4 " 5'-1 0 " 8'-5 " +12.96'F.F. @ FIRST FLOOR+12.96'F.F. @ FIRST FLOOR 5'- 1 0 " 5'-8 2 9 / 6 4 " 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'-1 1 " 1'- 7 2 9 / 6 4 " 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' ABOVEGRADE PLANE HEIGHT LIMIT,29' ABOVEGRADE 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" BUILDINGSECTIONS 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 122 +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 1 9 / 6 4 " 3'-6 " 3'-6 " 3'-6 " 8'- 3 1 / 2 " 18' - 3 " 11'- 4 " 8'-0 " 1'-4 " 9'-1 1 1 3 / 1 6 " +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" BUILDINGSECTIONS 2741 OCEAN BLVD CORONA DEL MARCA 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 90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 123 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' 12 UP 2R @ ( 4 1 / 2 " ) 1T@ ( 1 ' - 1 / 2 " ) 20'-0" 10'-0" 4'-0"S.Y.SETBACK 10'- 0 " REARY ARDSETB ACK 10'-0" R EARY A R D S ETBAC 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. SH E LL ST R E E T W AY LANE GOLDENROD AVE. OCE AN B L V D. (ABOVE AT FI FTH FLOOR LEVEL) TR GRN TR TR RCY GRN RCY POOL ABOVE (E)GARAGE B101 (E)GARAGE A 102 HALL 107 123456789 10 11 12 13 14 15 16 UP 16R@(9 ") 15T@(10") 10'-0" 10'-0" 20'- 0 "18'-0" 9'-0"9'-0" 12 UP 222R22@@(441//2") 1T1@(11'-1/2") ELEV.VV ((E))GARARRGEB101 HALAL 107 10'-0" 10'-0" 20'-0"18'-0" 9'-0"9'-0" 20'-0" 10'-0" ((E))GARARRGEAA 102 3" 10'-0 " FRO NT Y ARD SETBACK P.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) PROPERTYLINEPRO PER TY LINE PROPERTYLINE SETBACKLINE SETBACKLINE SETBACK L INE SETBACKLINE SETBACK L I NE SET B A C K L INE PROPERTY L INE PROPERTYLINE PROPERTY L INE SETBACKLINE PR O P E R TYLINE SET B A C K LINE PROPERTYLINE PR O PER TY LIN E PR O P E R TYLINE SET B A C K L IN E SET B A C K L I NE (20) (15) (E)ELECTRICAL105 (E)TRASH104 (E)STAIR103 POOL&SPA MECHANICALROOM106 ELEV.MECH. ROOM109 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. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 3/16" = 1'-0", 1:0.50 FIRST FLOORHARDSCAPE PLAN 2741 OCEAN BLVD CORONA DEL MARCA 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 WestWashingtonBlvd . Los Angeles.CA90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 124 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 1234567 UP7R@(6 7/8")6T@(1'-1") OPEN TOABOVE 3L710 10'-0"R E A RYARDSETBACK 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. +23.63' 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 TOREMAIN EXISTING WALL TO REMAIN PLANTER WALL SEE ARCH. PLANS, AE120 - AE150, FOR EXISTING DEVELOPMENT. 1 1 P.A. DN UP POOL DECK 18R@(6 3/32")17T@(1-3") SH E L L S T R E E T WAY L A N E GOLDENROD A V E. OCE AN B L V D. (ABOVE AT F I F THFLOOR LEVEL) (UNDER SEPARATEPERMIT) POOLBATH207 POOL POOL STORAGE208 MECHANICALSPACE204 MECH. VEST.203 VEST202 STAIR HALL200 COVEREDTERRACE202 ELEV. VEST. 201 ELEVVEST201 F.S.+29.80' 123456789 10 11 12 13 14 15 16 UP 16R@ ( 9") 15T@(10") 12 3 4 56 7 8 UP 8R@ ( 7 3 / 8 " ) 7T@ ( 1 1 " ) 1 2 3 45 6 7 UP 7R @ ( 7 1 / 4 " ) 6T @ ( 1 1 " ) ELEV. CRAWLSPACE OPENTOABOVE UP 18R@(63/32")17T@(1-3") POOLSTORARRGE208 MECHANAAICALAASPAPPCE204 MECH.VEST.203 STATTIRHALAAL200 ELEVVEST201ELEV.VV CRARRWAALWSPAPPCE POOLBATAAH207 1A761 1A761 3'-6"3'- 6 "4'-0"S.Y.SETBACK 4'-0"S.Y. S E T B A C K 10 '-0 " REARY ARDSETBACK 10'-0 " FRO NT Y ARD SETBACK P.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 WALLSLOPES WITH THENEIGHBOR'SGRADE (E) STAIR 2% M I N . 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 WALLSLOPES 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. PROPERTYLINEPRO PER TY LINE PROPERTYLINE SETBACKLINE SETBACKLINE SETBACK L INE SETBACKLINE SETBACK L I NE SET B A C K L INE PROPERTY L INE PROPERTYLINE PROPERTY L INE SETBACKLINE PR O P E R TYLINE SETB A C K LINE PROPERTYLINE PR O PER TY LIN E PR O P E R TYLINE SET B A C K L IN E SET B A C K L I NE (20) (15) ALIGN ALIGN OUTDOOR ROOM206 %+ '*(()$#%+# %+ *)()$#%()'#%+# %+ !$$'#)! %+ $#')%+# %+()$#()'( ,! ()')##,!!%!()'#( ,! ()')##,!!()$#! ,! '()##,!!%!()'#( ,! ()$#!%!()'( ,! %!()'%!()'#( ) $'#"#)!")!))!$$' ) $'#"#)!")!))!$$' ) $'#"#)!")!))!$$' ) $'#"#)!")!)($#!$$' )',' ' ,'"($*#'.# ' ")!#'! ' ")!*''! ! (,""#%$$! %$$!$%# %$$!%!()' %$$!,)'!#)! %$$!!)( ! (% (%$%###). (%$%#$#!)'$* (%%!()' (%,)'!#)! (%!)( ! $*)$$' )# '!!& $*#)')$% #)( #)',' ''')$'*#'$*#)' ! %//$+# ! ')*')(% ! '%))%$$! ! ()$## !$#')# % #)&*%!#)'( % (($')%$))'. % (*!%)*'%$)** %(*%!)*'()$#'+()##!$#( "( $*(#*"'( "( ()')#*"'( "( %()'#!!$- .% "( "!$- 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. 2741 OCEAN RESIDENCE project: drawing issue dates / revisions: copyright: 3/16" = 1'-0", 1:0.50 SECOND FLOORHARDSCAPE PLAN 2741 OCEAN BLVD CORONA DEL MARCA 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 . CA90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 125 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 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 UP 15R @(7 3 / 16") 14 T @( 1 0 3/4") OPEN TOBELOW W DR 3'-6 " 10'-0" R EARY A R D S ETBAC K 10'- 0 " REARY ARDSETB ACK P.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 . PLANS,AE120-AE150,FOR E XISTING DEVELOPMENT. SEEL301 FOR SECOND - FLOORLAYOUT P L A N. UP DN P.A. P.A. P.A. 18R@(6 3/32")17T@(1-3") SH E L L S T R E E T WAY L A N E GOLDENROD AVE. OCE AN B L V D. (ABOVE AT F I F THFLOOR LEVEL) MECH.311 BEDROOM 03308 CLOSET 03310 LAUNDRY309 HALL301 STAIR HALL300 WINE CABINET 313 GYM303 GYMSTORAGE304 (N) BALCONY(N) BALCONY GAME ROOM306 VEST.302 BATH 03 307 1 2 3 45 6 7 UP 7R@ ( 7 1 / 4 " ) 6T @ ( 1 1 " ) ELEV. OPENTOBELOW W DR UP DNNNN 18R@(63/32")17T@(1-3") MECH.311 BEDROOM03308 CLOSET03310 LALLUAANDRYYRR309 HALAAL301 STATTIRHALAAL300 WWINECABINET 313 GYGGM303 GYGMSTORARRGE304 GAMEROOM306 VVEST.302 BATAAH03 307 ELEV.VV 1 23 4 5 UP5R@(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 " FRO NT Y ARD SETBACK P.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-05FR-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 3 0 1 F O RSECOND-FLOORLAYOUTPLAN. GARDENTERRACE P.A. (50) (45) (40) (55) (60) (65) (35) P.A. P.A. PROPERTYLINEPRO PER TY LINE PROPERTYLINE SETBACKLINE SETBACKLINE SETBACK L INE SETBACKLINE SETBACK L I NE SET B A C K L INE PROPERTY L INE PROPERTYLINE PROPERTY L INE SETBACKLINE PR O P E R TYLINE SET B A C K LINE PROPERTYLINE PR O PER TY LIN E PR O P E R TYLINE SET B A C K L IN E SET B A C K L I NE GYMTERRACE305 POWDER312 %+ '*(()$#%+# %+ *)()$#%()'#%+# %+ !$$'#)! %+ $#')%+# %+()$#()'( ,! ()')##,!!%!()'#( ,! ()')##,!!()$#! ,! '()##,!!%!()'#( ,! ()$#!%!()'( ,! %!()'%!()'#( ) $'#"#)!")!))!$$' ) $'#"#)!")!))!$$' ) $'#"#)!")!))!$$' ) $'#"#)!")!)($#!$$' )',' ' ,'"($*#'.# ' ")!#'! ' ")!*''! ! (,""#%$$! %$$!$%# %$$!%!()' %$$!,)'!#)! %$$!!)( ! (% (%$%###). (%$%#$#!)'$* (%%!()' (%,)'!#)! (%!)( ! $*)$$' )# '!!& $*#)')$% #)( #)',' ''')$'*#'$*#)' ! %//$+# ! ')*')(% ! '%))%$$! !()$## ! $#')# % #)&*%!#)'( % (($')%$))'. %(*!%)*'%$)** % (*%!)*'()$#'+()##!$#( "( $*(#*"'( "( ()')#*"'( "( %()'#!!$- .% "( "!$- 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 FLOORHARDSCAPE PLAN 2741 OCEAN BLVD CORONA DEL MARCA 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 . CA90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 126 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 UP 15 R @ ( 73/16") 14 T@(10 3/4") UP OPEN TOBELOW UP (53) (52) P.A. 3'-6" 4'-0"S.Y.SETBACK 10'-0" R EARY A R D S ETBAC K 4'-0"S.Y. S ETBACK 10'- 0 " REARY ARDSETB ACK 10'-0 " FRO NT Y ARD SETBACK P.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 . PLANS,AE120-AE150,FOR E XISTING DEVELOPMENT. SEEL302 FORTHIRDFLOOR LAYOUTPLAN. P.A. UPPER SPATERRACEBELOW P.A. P.A. 21R@(6 29/64")20T@(1-3") SH E L L S T R E E T WAY L A N E GOLDENROD AVE. OCE AN B L V D. (ABOVE AT F I F THFLOOR LEVEL) CLOSET 02 415 STAIR HALL400 HALL410 MASTER BATH TERRACE421 LINEN409 BATH 01 413 (E) BEDROOM 02414(E) BEDROOM 01411 PRIMARYCLOSET405 PRIMARY HALL401 PRIMARY BEDROOM407 PRIMARYBATH403 CLOSET 01412 BATH 02416 CRAWLSPACE (N) BALCONY (N) BALCONY 1 2 UP2R@(6") 1T@(11") UP DN ELEV. UP OPENTOBELOW 21R@(629/64")20T@(1-3") CLOSET02 415 STATTIRHALAAL400 HALAAL410 LINEN409 BATAAH01 413 ((E))BEDROOM02414((E))BEDROOM01411 PRIMARYRRCLOSET405 PRIMARYRRHALAAL401 PRIMARYRRBEDROOM407 PRIMARYRRBATAAH403 CLOSET01412 BATAAH02416 CRARRWAALSPAPPCEUP DNNN ELEV.VV 1 2UP2R@(6") 1T@(11") 1 2 3 4 5 6 7 8 9 10 11 12 UP 12 R @ (73/16") 11 T@(11") 1/2 " 1/2" 1A762 2A762 2A762 1A762 1A762 1A762 (E) 7 / 8 "(E)3'-111/8" 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 WALLSLOPES WITH THENEIGHBOR'S GRADE OUTLINE OF THE AREA BELOWSEE SHEET L302 FORTHIRD 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. PROPERTYLINEPRO PER TY LINE PROPERTYLINE SETBACKLINE SETBACKLINE SETBACK L INE SETBACKLINE SETBACK L I NE SET B A C K L INE PROPERTY L INE PROPERTYLINE PROPERTY L INE SETBACKLINE PR O P E R TYLINE SET B A C K LINE PROPERTYLINE PR O PER TY LIN E PR O P E R TYLINE SET B A C K L IN E SET B A C K L I NE (55) (55) (56)(56) (57) (54) MASTERTERRACE417 PRIMARY BEDTERRACE422 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 FLOORHARDSCAPE PLAN 2741 OCEAN BLVD CORONA DEL MARCA 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 . CA90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 127 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. 1 2 3 4 5 UP 5R @ ( 6 9 / 1 6 " ) 4T@ ( 1 ' - 2 " ) 1 2 3 4 5 6 7 8 9 10 11 UP 11R@(61/8") 10T@(1'-2") 1 2 3 UP 3R@(5")2T@(1'-1/2") 1 2 3 UP RE F R R R R 5'- 0" 4'-3" 4'-3" 10'-0" R EARY A R D S ETBAC K 10'- 0 " REARY ARDSETB ACK 10'-0" FRONT Y ARD SETBACK 4'-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. SH E L L S T R E E T WAY L A N E GOLDENROD AVE. 15R@(6 27/64")14T@(1-3") DINING ROOM502 BATH511 FOYER501 LIVING ROOM503 OFFICE512 HALL510 PANTRY505HALL506 POWDER ROOM508 1% 1 2 UP2R@(6") 1T@(11") 1 2 3 UP 3R @ ( 5 " ) 2T @ ( 1 ' - 4 1 / 4 " ) UP FFE +59.17' DN ELEV. 1 2UP2R@(6") 1T@(11") 1 2 3 4 5 6 7 8 9 10 11 12 UP 12 R @ (73/16") 11 T@(11") BATAAH511 FOYERR501 OFFICE512 HALAAL510 15R@(627/64")14T@(1-3") 1 2 3 UP 333RRR@@@@@@(((555""")))222TTT@@@(((111111'-111///2222222))) RE F R R R R DININGROOM502LIVINGROOM503 PAPPNAATRYYRR505HALAAL506 POWDER ROOM508 1 2 3 UP 3R@@@(5") 2T@@@(1'-41/4") UUUUPPP FFE+59.17' DNN ELEV.VV 1 23 UP 3R@(5 5/16")2T@(11") 1/2 " 1/2" 4A762 5A762 6A762 2A760 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' 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 FLOORLAYOUT 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-MOUNTEDCONDENSERSPER 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 ARCH.PLANS,AE120 -AE150,FOR EXISTING D EVELOP MENT. SEEL303FOR T H I RD FLOORLAYOUT 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. PROPERTYLINEPRO PER TY LINE PROPERTYLINE SETBACKLINE SETBACKLINE SETBACK L INE SETBACKLINE SETBACK L I NE SET B A C K L INE PROPERTY L INE PROPERTYLINE PROPERTY L INE SETBACKLINE PR O P E R TYLINE SET B A C K LINE PROPERTYLINE PR O PER TY LIN E PR O P E R TYLINE SET B A C K L IN E SET B A C K L I NE P.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) 60 57 58 59 61 60 59 58 65 61 66 65 (63) (65) DINING TERRACE515 LIVING ROOM TERRACE514 OFFICE TERRACE513 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 FLOORHARDSCAPE PLAN 2741 OCEAN BLVD CORONA DEL MARCA 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 . CA90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA DesignGroup 128 FFE +11.30' FFE +12.71' FFE +11.88' FFE +12.96' FFE +12.96' FFE +11.30' FFE +12.71' 12 UP 2R@ ( 4 1 / 2 ") 1T@(1'-1/2 ") 20'-0" 10'-0" 4'-0"S.Y.SETBACK 10'-0"REARY ARDSETBACK 10'-0"R EARY ARDS ETBAC K 4'-0"S.Y.SETBACK P.C.+10.94' P.C.+66.05' P.C.+32.50' (E) WALLTOBERE-CLADEDINSTONEVENEER ELEV. SH E L L S T R E E T W AYLA NE GOLDENROD AVE. OCE ANBLVD. (ABOVE ATFIFTHFLOOR LEVEL) POOL ABOVE (E) GARAGE B101 (E) GARAGE A 102 HALL 107 123456789 10 11 12 13 14 15 16 UP 16R@(9 ") 15T@(10") 10'-0" 10'-0" 20'-0"18'-0" 9'-0"9'-0" 12 UP 222R22@@(441//2") 1T1@(11'-1/2") ELEV.VV ((E))GARARRGEB101 HALAL 107 10'-0" 10'-0" 20'-0"18'-0" 9'-0"9'-0" 20'-0" 10'-0" ((E))GARARRGEAA 102 3" 10'-0" FRO NTYARDSETBACK P.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) PROPERTYLINEPRO PER TYLINE PROPERTYLINE SETBACK LINE SETBACKLINE SETBACKLINE SETBACKLINE SETBACKLINE SETBAC K LINE PROPERTYLINE PROPERTYLINE PROPERTYLINE SETBACKLINE PR O P E R TYLINE SETBACK LINE PROPERTYLINE PR O PER TYLIN E PR O P E R TYLINE SETBACK LIN E SETBAC K LINE (20) (15) (E) ELECTRICAL105 (E) TRASH104 (E) STAIR103 POOL&SPA MECHANICALROOM106 ELEV.MECH. ROOM109 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 ROOFDRAINS 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 FLOORLAYOUT PLAN 2741 OCEAN BLVD CORONA DEL MARCA92625USA 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 . CA90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA DesignGroup 129 1234567 UP7R@(67/8")6T@(1'-1") OPENTOABOVE 10'-0"R E ARYARDSETBACK 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 EXISTINGWALLTOREMAIN EXISTINGWALLTOREMAIN EXISTINGWALLTOREMAIN EXISTINGWALLTOREMAIN EXISTINGWALLTOREMAIN PLANTER WALL SEEARCH.PLANS, AE120-AE150,FOR EXISTINGDEVELOPMENT. 1 1 P.A. DN UP POOL DECK 18R@(63/32")17T@(1-3") SH E L L S T R E E T W AYLA NE GOLDENRODAVE. OCE ANBLVD. (ABOVE ATFIFTHFLOOR LEVEL) (UNDER SEPARATEPERMIT) POOLBATH207 POOL POOL STORAGE208 MECHANICALSPACE204 MECH. VEST.203 VEST202 STAIR HALL200 COVEREDTERRACE202 ELEV. VEST. 201 ELEVVEST201 F.S.+29.80' 1% 1% 1% 1% 1% 1% 1% 1% 1% 1% 1% 2% 123456789 10 11 12 13 14 15 16 UP 16R@ ( 9") 15T@(10") 12 3 4 56 7 8 UP 8R@ ( 7 3/8 ") 7T@(11 ") 1 2 3 45 6 7 UP 7R @ ( 7 1/4") 6T @(11") ELEV. CRAWLSPACE OPENTOABOVE UP 18R@(63/32")17T@(1-3") POOLSTORARRGE208 MECHANAAICALAASPAPPCE204 MECH.VEST.203 STATTIRHALAAL200 ELEVVEST201ELEV.VV CRARRWAALWSPAPPCE POOLBATAAH207 3'-6"3'-6"4'-0"S.Y.SETBACK 4'-0"S.Y.SETBACK 10 '-0"REARY ARDSETBACK 10'-0" FRO NTYARDSETBACK P.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)RETAININGWALLSLOPESWITHTHENEIGHBOR'SGRADE (E)STAIR 2%MIN. SEECIVIL ENGINEERDRAWINGSFORALLDRAINAGEINFORMATION (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)RETAININGWALLSLOPESWITHTHENEIGHBOR'SGRADE T.O.R.+27.75' (E)T.O.W.+24.25'(E)T.O.W.+24.25' P.A. REMODEL &ADDITION TO AN EXISTING5- STORYSFD 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. PROPERTYLINEPRO PER TYLINE PROPERTYLINE SETBACK LINE SETBACKLINE SETBACKLINE SETBACKLINE SETBACKLINE SETBAC K LINE PROPERTYLINE PROPERTYLINE PROPERTYLINE SETBACKLINE PR O P E R TYLINE SETBAC K LINE PROPERTYLINE PR O PER TYLIN E PR O P E R TYLINE SETBACK LIN E SETBAC K LINE (20) (15) ALIGN ALIGN OUTDOOR ROOM206 1% NOTE:ALL HARDSCAPE, PLANTING AREA, DECK, AND ROOFDRAINS 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 FLOORLAYOUT PLAN 2741 OCEAN BLVD CORONA DEL MARCA92625USA 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 . CA90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA DesignGroup 130 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 UP 15R@(7 3/16") 14 T @( 10 3/4") OPENTOBELOW W DR 3'-6" 10'-0"R EARY ARDS ETBAC K 10'-0"REARY ARDSETBACK P.C.+10.94' P.C.+66.05' P.C.+24.25' P.C.+32.50' F.G.+38.46' (N)RETAININGWALLSLOPESWITHTHENEIGHBOR'SGRADE SEEARCH.PLANS,AE120-AE150,FOR E XISTING DEVELOP MENT. SEEL301 FOR SECOND-FLOORLAYOUT PLAN. UP DN P.A. P.A. P.A. 18R@(63/32")17T@(1-3") SH E L L S T R E E T W AYLA NE GOLDENROD AVE. OCE ANBLVD. (ABOVE ATFIFTHFLOOR LEVEL) MECH.311 BEDROOM03308 CLOSET 03310 LAUNDRY309 HALL301 STAIR HALL300 WINE CABINET 313 GYM303 GYMSTORAGE304 (N) BALCONY(N) BALCONY GAMEROOM306 VEST.302 BATH 03 307 1% 1% 1 2 3 45 6 7 UP 7R@ ( 7 1/4 ") 6T @(11 ") ELEV. OPENTOBELOW W DR UP DNNNN 18R@(63/32")17T@(1-3") MECH.311 BEDROOM03308 CLOSET03310 LALLUAANDRYYRR309 HALAAL301 STATTIRHALAAL300 WWINECABINET 313 GYGGM303 GYGMSTORARRGE304 GAMEROOM306 VVEST.302 BATAAH03 307 ELEV.VV 1 23 4 5 UP5R@(711/16")4T@(11") 3'-6" 3'-6"3'-6" 4'-0"S.Y.SETBACK 4'-0"S.Y.SETBACK 10'-0" FRO NTYARDSETBACK P.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-FLOORLAYOUTPLAN. GARDENTERRACE P.A. (50) (45) (40) (55) (60) (65) (35) P.A. P.A. PROPERTYLINEPRO PER TYLINE PROPERTYLINE SETBACK LINE SETBACKLINE SETBACKLINE SETBACKLINE SETBACKLINE SETBAC K LINE PROPERTYLINE PROPERTYLINE PROPERTYLINE SETBACKLINE PR O P E R TYLINE SETBACK LINE PROPERTYLINE PR O PER TYLIN E PR O P E R TYLINE SETBACK LIN E SETBAC K LINE GYMTERRACE305 POWDER312 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 ROOFDRAINS 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 FLOORLAYOUT PLAN 2741 OCEAN BLVD CORONA DEL MARCA92625USA 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 . CA90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA DesignGroup 131 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 UP 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"R EARY ARDS ETBAC K 4'-0"S.Y.SETBACK 10'-0"REARY ARDSETBACK 10'-0" FRO NTYARDSETBACK P.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% SEEARCH.PLANS,AE120-AE150,FOR E XISTING DEVELOP MENT. SEEL302 FORTHIRDFLOOR LAYOUTPLAN. P.A. UPPER SPATERRACEBELOW P.A. P.A. 21R@(629/64")20T@(1-3") SH E L L S T R E E T W AYLA NE GOLDENROD AVE. OCE ANBLVD. (ABOVE ATFIFTHFLOOR LEVEL) CLOSET 02 415 STAIR HALL400 HALL410 MASTER BATH TERRACE421 LINEN409 BATH 01 413 (E) BEDROOM02414(E) BEDROOM01411 PRIMARYCLOSET405 PRIMARY HALL401 PRIMARY BEDROOM407 PRIMARYBATH403 CLOSET 01412 BATH 02416 CRAWLSPACE (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 STATTIRHALAAL400 HALAAL410 LINEN409 BATAAH01 413 ((E))BEDROOM02414((E))BEDROOM01411 PRIMARYRRCLOSET405 PRIMARYRRHALAAL401 PRIMARYRRBEDROOM407 PRIMARYRRBATAAH403 CLOSET01412 BATAAH02416 CRARRWAALSPAPPCEUP DNNN ELEV.VV 1 2UP2R@(6") 1T@(11") 1 2 3 4 5 6 7 8 9 10 11 12 UP 12 R@ (73/16") 11 T@(11") 1/2 " 1/2" (E)7/8"(E)3'-111/8" 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)RETAININGWALLSLOPESWITHTHENEIGHBOR'SGRADE SEECIVILDRAWINGSFORALLDRAINAGEINFORMATION (TYP.) OUTLINE OFTHEAREABELOWSEESHEETL302FORTHIRDFLOOR LAYOUTPLAN SEESHEETL304FORFIFTHFLOORLAYOUTPLAN FIREPLACE,SEESHEETA770FORDETAILS T.O.W.+60.50' T.O.W.+56.47' T.O.W.+56.47' (50) (50) P.A. P.A. PROPERTYLINEPRO PER TYLINE PROPERTYLINE SETBACKLINE SETBACKLINE SETBACKLINE SETBACKLINE SETBACKLINE SETBAC K LINE PROPERTYLINE PROPERTYLINE PROPERTYLINE SETBACKLINE PR O P E R TYLINE SETBACK LINE PROPERTYLINE PR O PER TYLIN E PR O P E R TYLINE SETBACK LIN E SETBAC K LINE (55) (55) (56)(56) (57) (54) MASTERTERRACE417 PRIMARY BEDTERRACE422 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 ROOFDRAINS 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 FLOORLAYOUT PLAN 2741 OCEAN BLVD CORONA DEL MARCA92625USA 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 . CA90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA DesignGroup 132 P.A. 1 2 3 4 5 UP 5R@ ( 69/1 6 ") 4T@(1'-2") 1 2 3 4 5 6 7 8 9 10 11 UP 11R@(61/8") 10T@(1'-2") 1 2 3 UP 3R@(5")2T@(1'-1/2") 1 2 3 UP RE F R R R R 5'- 0" 4'-3" 4'-3" 10'-0"R EARY ARDS ETBAC K 10'-0"REARY ARDSETBACK 10'-0" FRONTYARDSETBACK 4'-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 OCEANBLVD. SH E L L S T R E E T W AYLA NE GOLDENROD AVE. 15R@(627/64")14T@(1-3") DINING ROOM502 BATH511 FOYER501 LIVING ROOM503 OFFICE512 HALL510 PANTRY505HALL506 POWDER ROOM508 1% 1% 1% 5% 2% 5% 5% 1 2 UP2R@(6") 1T@(11") 1 2 3 UP 3R@ ( 5") 2T @(1'-4 1 / 4 ") UP FFE +59.17' DN ELEV. 1 2UP2R@(6") 1T@(11") 1 2 3 4 5 6 7 8 9 10 11 12 UP 12 R@ (73/16") 11 T@(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 OFFICE512 HALAAL510 PAPPNAATRYYRR505HALAAL506 POWDER ROOM508 1 2 3 UP 3R@@@(5") 2T@@@(1'-41/4") UUUUPPP FFE+59.17' DNN ELEV.VV 1 23 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 FOURTHFLOORLAYOUTPLAN 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.) SEECIVILDRAWINGSFORGRADING&DRAINAGEINFORMATION (TYP.) WALL-MOUNTEDCONDENSERSPERMEP (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' SEE ARCH.PLANS,AE120 -AE150,FOR EXISTINGDEVELOPMENT. SEEL303FORTHIRD FLOORLAYOUT 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. PROPERTYLINEPRO PER TYLINE PROPERTYLINE SETBACKLINE SETBACKLINE SETBACKLINE SETBACKLINE SETBACKLINE SETBAC K LINE PROPERTYLINE PROPERTYLINE PROPERTYLINE SETBACKLINE PR O P E R TYLINE SETBACK LINE PROPERTYLINE PR O PER TYLIN E PR O P E R TYLINE SETBACK LIN E SETBAC K LINE P.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) 60 57 58 59 61 60 59 58 65 61 66 65 (63) (65) DINING TERRACE515 LIVING ROOMTERRACE514 OFFICE TERRACE513 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 ROOFDRAINS 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 FLOORLAYOUT PLAN 2741 OCEAN BLVD CORONA DEL MARCA92625USA 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 . CA90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA DesignGroup 133 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 1-800227-2600 TWO WORKING DAYS BEFORE YOU DIG Underground Service Alert CALL TOLL FREE: CALL BE FOREYOU D IG2 1/2" SLEEVE3" SLEEVE4" SLEEVE 8" SLEEVE 6" SLEEVE 1 1/4" SLEEVE1 1/2" SLEEVE 2" SLEEVE 12" SLEEVE N/A 1-8 WIRES 9-16 WIRES 55-100 WIRES 27-38 WIRES39-54 WIRES N/A100+ WIRES 17-26 WIRES 1 1/4" PIPE 3" PIPE 1 1/2" PIPE 4" PIPE6" PIPE 2" PIPE 1" PIPE 3/4" PIPE1/2" 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 TUBINGAT 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 ORAUTHORIZED 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 STATICPRESSURE 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 THECONTROLLER 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 ADJUSTINGFUNCTIONS 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'SDIRECTIONS 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, ASREQUIRED 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 BEADJUSTED 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 PVCPIPE 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 INSIDEAND 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 THEVALVE 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 BECORRECTED 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. 134 UP UP (E) <MeasuredValue> <Me a s u r e d V a l u e > F R O N T Y A R D S E T B A C 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' DN UP UP UP UP UP UP UP UP UP (E) < M e a s u r e d V a l u e > (E) < M e a s u r e d V a l u e > Point of connectiondown-stream of lot watermeter. Verify exactlocation in the field andadjust as necessary.M BPMVFS 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 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 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 Sensoroutside 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: CALL B EFORE YOU DI G2 1/2" SLEEVE 3" SLEEVE 4" SLEEVE 8" SLEEVE6" SLEEVE 1 1/4" SLEEVE 1 1/2" SLEEVE2" SLEEVE 12" SLEEVE N/A 1-8 WIRES9-16 WIRES 55-100 WIRES 27-38 WIRES 39-54 WIRES N/A100+ WIRES 17-26 WIRES 1 1/4" PIPE 3" PIPE 1 1/2" PIPE 4" PIPE6" PIPE 2" PIPE 1" PIPE3/4" 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 VALVE SIZEFLOW (GPM) STATION # HYDROZONE # 135 123456789 101112131415 15R @ ( 7 3 / 1 6 " ) 14T @ ( 1 0 3 / 4 " ) MECH. 311 BEDROOM 03 308 CLOSET 03 310 LAUNDRY309 HALL 301 STAIR HALL 300 WINE CABINET 313 GYM 303 GYMSTORAGE 304 BALCONYBALCONY GAME ROOM 306 VEST.302 POWDER312 BATH 03307 W DR OPEN TO BELOW F.G.+38.46' UP DN P.A. 18R@(6 3/32")17T@(1-3") SH E L L S T R E E T WAY LA N E GOLDENROD A V E . 1234567 UP 7R@ ( 7 1 / 4 " ) 6T@ ( 1 1 " ) ELEV. GYMTERRACE 305 12345 4T@(11" ) F.S.+38.46' GROTTO BUILT-IN SEATINGGARDENTERRACE PROPERTY LI N E PROPERTY LINE PROPERTY LINE PRO P E R T Y L I N E PROPERTY L I N E PRO P E R T Y L I N E Extend mainline and valve wiresto 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 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. 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: CALL B EFORE YOU DI G2 1/2" SLEEVE 3" SLEEVE 4" SLEEVE 8" SLEEVE6" SLEEVE 1 1/4" SLEEVE 1 1/2" SLEEVE2" SLEEVE 12" SLEEVE N/A 1-8 WIRES9-16 WIRES 55-100 WIRES 27-38 WIRES 39-54 WIRES N/A100+ WIRES 17-26 WIRES 1 1/4" PIPE 3" PIPE 1 1/2" PIPE 4" PIPE6" PIPE 2" PIPE 1" PIPE3/4" 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 VALVE SIZEFLOW (GPM) STATION # HYDROZONE # 1/8" = 1'-0" 136 123456789101112131415 UP 15R @ ( 7 3 / 1 6 " ) 14T@ ( 1 0 3 / 4 " ) CLOSET 02 415 STAIR HALL400 HALL 410 MASTER BATH TERRACE 421 LINEN409 BATH 01 413 (E) BEDROOM 02 414 (E) BEDROOM 01411 MASTERCLOSET 405 MASTER HALL401 MASTER BEDROOM407 MASTERBATH 403 CLOSET 01 412 BATH 02416 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") SH E L L S T R E E T WAY 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% 12 UP2R@(6 " ) 1T@(1 1 " ) UP DN ELEV. MASTERBEDTERRACE 422 12UP2R@(6" ) 1T@(11 " ) 12 34 56789101112 UP 12R @ ( 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 PRO P E R T Y L I N E PROPERT Y L I N E PRO P E R T Y L I N E Extend 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 sowater 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 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. 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 andcontrol 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: CALL B EFORE YOU DI G2 1/2" SLEEVE 3" SLEEVE 4" SLEEVE 8" SLEEVE6" SLEEVE 1 1/4" SLEEVE 1 1/2" SLEEVE2" SLEEVE 12" SLEEVE N/A 1-8 WIRES9-16 WIRES 55-100 WIRES 27-38 WIRES 39-54 WIRES N/A100+ WIRES 17-26 WIRES 1 1/4" PIPE 3" PIPE 1 1/2" PIPE 4" PIPE6" PIPE 2" PIPE 1" PIPE3/4" 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 VALVE SIZEFLOW (GPM) STATION # HYDROZONE # 1/8" = 1'-0" 137 500 DINING ROOM 502 BATH511 FOYER501 LIVING ROOM503 OFFICE 512 HALL 510 HALL506 POWDERROOM 508 1 2 345 UP 5R@ ( 6 9 / 1 6 " ) 4T@ ( 1 ' - 2 " ) 123 UP 3R@(5" ) 2T@(1'-1/2" ) PANTRY505 123 45678 91011 UP 11R@(6 1/8" ) 10T@(1'-2" ) 12 UP RE F R STORAGE UP OCEAN BL V D . SH E L L S T R E E T WAY LA N E GOLDENROD A V E . 15R@(6 27/64")14T@(1-3") 12 UP2R@(6 " ) 1T@(11 " ) 1 2 3 UP 3R@ ( 5 " ) 2T@ ( 1 ' - 4 1 / 4 " ) UP DN ELEV. DINING TERRACE515 LIVING ROOM TERRACE 514 OFFICE TERRACE 513 KITCHEN504 UP2R@(6" ) 1T@(1 1 " ) 123 UP 3R@(5 5/16" ) 2T@(11" ) 123456 789 101112 UP 12R @ ( 7 3 / 1 6 " ) 11T @ ( 1 1 " ) PROPERTY LI N E PR O P E R T Y L I N E PROPERTY L I N E PRO P E R T Y L I N E PRO P E R T Y L I N E PRO P E R T Y L I N E 12 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 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 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 andcontrol wiring where it mayrun under hardscape (typical). 1" SW Extend mainline and valve wiresto Level 4. See Sheet L403. 1061" 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: CALL B EFORE YOU DI G2 1/2" SLEEVE 3" SLEEVE 4" SLEEVE 8" SLEEVE6" SLEEVE 1 1/4" SLEEVE 1 1/2" SLEEVE2" SLEEVE 12" SLEEVE N/A 1-8 WIRES9-16 WIRES 55-100 WIRES 27-38 WIRES 39-54 WIRES N/A100+ WIRES 17-26 WIRES 1 1/4" PIPE 3" PIPE 1 1/2" PIPE 4" PIPE6" PIPE 2" PIPE 1" PIPE3/4" 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 VALVE SIZEFLOW (GPM) STATION # HYDROZONE # 1/8" = 1'-0" 138 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 GRADE3. 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 INTUBE 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 ORGREATER 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 GRADE4. SCH 80 PVC MALE ADAPTER (2 REQUIRED)5. SCH 80 PVC 45 DEGREE ELL (4 REQUIRED)6. NATIVE SOIL7. MAINLINE PIPING PER IRRIGATION LEGEND8. 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" A2 FL O W 20 19 1. REMOTE CONTROL VALVE PERIRRIGATION LEGEND2. SCH 40 PVC MALE ADAPTER(2 REQUIRED) VALVE SIZE3. RECTANGULAR PLASTIC VALVE BOX WITHLOCKING LID (NDS #314BCB) HEATBRAND STATION NUMBER ON LID IN 2"HIGH BLOCK LETTERS4. 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 BEVALVE 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 16 18" - 2 4 " 15 A2 1 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"OUTLET17. 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 GRADE5. 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 " - 2 4 " 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 MAINLINEWHERE 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 " - 2 4 " 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 LAYER2. 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 / OPERATIONINDICATOR 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 LATERALSAPPROXIMATELY 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 LINESYSTEMS. 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 7 SECTION / 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 2 2"- 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 (FROMP.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 FL O W 6"6" 18" - 2 4 " 6"-12" 6" 6" 8 4 1 2 1 2 3 4 518" - 2 4 " 1. FINISH GRADE2. 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 - 2CU. 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 INTENDEDAS 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 ELL7. 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 TEFLONTAPE ON ALL PVC TO PVCCONNECTIONS; NO PIPEDOPE ALLOWED. 139 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 PAYFOR 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 EXAMINETHE SITE, THE COMPLETE DRAWINGS OF THE PROJECT AND THESPECIFICATIONS OF SAME, IN ADDITION TO THE DRAWINGS ANDSPECIFICATIONS 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. CONTRACTORSHALL CAREFULLY INVESTIGATE THE STRUCTURAL AND FINISHEDCONDITIONS AFFECTING ALL HIS WORK, AND PLAN HIS WORKACCORDINGLY. DRAWINGS ARE GENERALLY DIAGRAMMATIC ANDINDICATIVE 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 ORMATERIALS SPECIFIED BY NAME IN THE DRAWINGS AND SPECIFICATIONS.NO SUBSTITUTION WILL BE ALLOWED WITHOUT PRIOR WRITTENAPPROVAL 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 CONTRACTOROF HIS LIABILITY UNDER THE GUARANTEE. SUCH WARRANTY SHALL ONLYSUPPLEMENT THE GUARANTEE. 3.5. THE LANDSCAPE ARCHITECT CAN, AT HIS OPTION, REQUIRE AMANUFACTURER'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 UNDERHIS CONTRACT, SHALL MAKE ALL ADJUSTMENTS WITHOUT COST TO THECITY/OWNER, INCLUDING THE COMPLETE RESTORATION OF ALLDAMAGED 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 OTHERUNDERGROUND UTILITIES, ETC., PRIOR TO EXCAVATING TRENCHES. THECONTRACTOR SHALL BE HELD RESPONSIBLE FOR ANY DAMAGE TOEXISTING 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 ALLCHANGES IN THE WORK CONSTITUTING DEPARTURES FROM THEORIGINAL 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 (NOBALL-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 THEDRAWINGS IS REDUCED, ENLARGE IT TO A SIZE THAT WILL BE READABLEWHEN REDUCED. 7.4. CHART SHALL BE BLACK-LINE PRINT AND A DIFFERENT PASTEL COLORUSED 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 COMPLETEDETAIL AND SUFFICIENT QUANTITY, PROPERLY PREPARED IN FOURINDIVIDUALLY BOUND COPIES. DESCRIBE THE MATERIAL INSTALLED INSUFFICIENT DETAIL TO PERMIT OPERATING PERSONNEL TOUNDERSTAND, 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 THEMAINTENANCE PERSONNEL WITH INSTRUCTIONS FOR MAJOREQUIPMENT AND SHOW WRITTEN EVIDENCE AT THE END OF THEPROJECT 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 PIPEAND 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 BYLASCO INDUSTRIES, BALDWIN, PACIFIC WESTERN, JOHNS-MANVILLEOR EQUAL. CLASS SCHEDULE AS INDICATED IN THE LEGEND. 9.3.2. ALL PLASTIC PIPE SHALL BE CONTINUOUSLY AND PERMANENTLYMARKED 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) ANDTYPE 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 TOTHE POSSIBILITY OF CRACKING OR OF SPLITTING WHEN DROPPEDOR 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 RECYCLEDWATER SYSTEMS). ALL QUICK COUPLER VALVES KEYS AND HOSESWIVELS SHALL BE OF SAME MANUFACTURER AS THE QUICKCOUPLER. 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 ASRECOMMENDED BY THE MANUFACTURER AND SHALL BE COLOR CODEDDIFFERENTLY 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 LINESHALL 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 ANAUTOMATIC LINE FLUSHING VALVES, BUT MUST HAVE A MANUALFLUSHING PORT(S) IN THE POSITION THAT AN AUTOMATIC FLUSHVALVE 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 INSTALLEDAT EACH ZONE VALVE AS CALLED FOR ON THE PLANS. A SYSTEM(MAIN LINE) FILTER SHALL ALSO BE INSTALLED TO ENSURE ADDEDPROTECTION. 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 ANDWORKING NEAR EXISTING UTILITIES. CONTRACTOR SHALL BERESPONSIBLE 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 TOSATISFY 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 MAKINGELECTRICAL CONNECTIONS TO THE AUTOMATIC CONTROLLERS. ALLWIRING SHALL BE ROUTED AS SHOWN ON PLANS. ALL ELECTRICALWORK 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 DEPTHOF TWELVE (12) INCHES MINIMUM AS SHOWN IN THE DETAILS. 10.5.4. ALL LINES SHALL HAVE A MINIMUM CLEARANCE OF SIX (6) INCHESFROM 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 ASBACKFILL, THE CONTRACTOR SHALL DISPOSE OF THISUNSATISFACTORY 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 ANDCONNECTED, AND ALL NECESSARY WORK AS BEEN COMPLETED ANDPRIOR TO THE INSTALLATION OF SPRINKLER HEADS, CONTROLVALVES 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 BEINSTALLED AND TESTED FOR OPERATION IN ACCORDANCE WITHDESIGN REQUIREMENTS UNDER NORMAL OPERATING PRESSURE,CONTRACTOR SHALL VERIFY HEAD PRESSURES WITH PITOT TUBEOR 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 ONLYTEFLON TAPE ON ALL THREADED CONNECTIONS. 10.9.2. CLAMP TECHLINE INSERT FITTINGS WITH OETIKER CLAMPS WHENOPERATING 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, ORCROSS). 10.9.4. CAP OR PLUG ALL OPENINGS AS SOON AS LINES HAVE BEENINSTALLED 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 CONTROLVALVES SHALL BE ADJUSTED SO THAT A UNIFORM DISTRIBUTION OFWATER IS APPLIED BY THE SPRINKLER HEADS TO THE PLANTINGAREAS 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 THEDESIGNATED 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 BOARDSAND 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 ANDTAPE 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 SQUAREINCH, AND ALL NON-PRESSURE LINES SHALL BE TESTED UNDER THEEXISTING STATIC PRESSURE, AND BOTH BE PROVEN WATERTIGHT. 10.14.2. PRESSURE SHALL BE SUSTAINED IN THE LINES FOR A 24 HOURPERIOD. 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 WATERAFFORDED ALL AREAS IS COMPLETE AND ADEQUATE. THE CONTRACTORSHALL CHANGE ANY HEADS, NOZZLES, OR ORIFICES AS MAY BEREQUIRED TO PROVIDE COVERAGE AS INDICATED ON THE DRAWINGSAND 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 ONTHE DRAWINGS IS DIAGRAMMATIC. THE CONTRACTOR SHALLINSTALL LINES IN A MANNER THAT CONFORMS WITH THE VARIOUSDETAILS, 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 THECITY/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 APPROVEDREPRESENTATIVE. 12.2.THE CONTRACTOR SHALL PROTECT HIS WORK FROM DAMAGE ANDTHEFT 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 BEFORECOMMENCING WORK. ANY FINISH GRADE CHANGED DURING THECOURSE OF HIS WORK SHALL BE RESTORED TO THE ORIGINALCONTOURS. 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 THEENTIRE IRRIGATION SYSTEM. THIS SHALL INCLUDE, BUT NOT BE LIMITEDTO BROKEN SPRINKLER REPAIR AND/OR REPLACEMENT, CLOGGED DRIPLINE REPAIR / REPLACEMENT, BROKEN PIPE REPAIR AND/ORREPLACEMENT, ADJUSTMENT OF HEADS, ADJUSTMENT OF CONTROLLERPROGRAMMING, AND WEEKLY INSPECTIONS FOR ANY MALFUNCTIONS. END OF SECTION 140 BG (E)2'-35/8"EAVE(E)1'-83/8"EAVE (E)2'-13/16"EAVE (E)1'-1013/16"EAVE (E )3'-8" (E )6'-4 1 / 1 6 " (E )3'-6 7/8 " (E)6'-5 1/8" 4'-0"S.Y.SETBACK 10 '-0 "REARYARDSETB ACK 10'-0" R EARY A R D S ETBAC K 4'-0"S.Y. S E T B A C K 10'-0 " FRO NT Y ARD SETBACK 136'-11/16" 72'-5 5/8" 94'-7" 116'-105/8" 67'-8 3/16" 84'-113/4" (E)11/4"(E)3'-103/4" (E )6 ' - 6 1/8" (E )3 ' - 5 7/8" (N)1'-11 7 / 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. +23.63 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 A N E SH E L L S T R E E T GOLDENRODAVE. OCEANBLVD . NOTE: AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY DINING TERRACELEVEL 5 LIVING ROOM TERRACELEVEL 5 LOWER SPA TERRACELEVEL 2 LANDSCAPE TERRACELEVEL 3 SPA TERRACELEVEL 2 MASTER TERRACELEVEL 4 COVERED TERRACELEVEL 2 OFFICE TERRACE LEVEL 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 BGBG BG BGBG BG BGBG BG BGBG BG BG BG BG BGBG BG BGBG RORORORORORORORORORORORORORORORORORORORORORORORO RORORORORORORORORORORORORORORORORORORORORORORORO RORORORORORORORORORORORORORORORORORORORORORORORORORORORORORORORORORORORORORORORORORORORORORORORO RORO 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 WFWF WF WF WF WF WF WF WF WF WF WFWFWFWFWF WFWFWFWFWFWFWFWF RO BG BG BG BG BG BG RO RORO RO WFWFRO RO WF WF RO RO RO RO RO WF WF WFWF 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 WFWFWF 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 WFRO 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 BG BG BG BG BG BG BG BG BG AM 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 RORORO WF RO WF WFWF 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 WFWF RO RO BG BG BG BG BG BG RO RO RO RO RO WF RO RO WF WF WF BG BG BG BG BG BG BG BG BG BG WF RO WF RO WF WF RO RO WF RO WF WF RO RO RORO RORO RORORO RORORORO RORO (E)4'-13/16" (E)5'-113/16" (E)53/8"(E)3'-65/8" NEW RETAININGWALL PER CIVIL WALL-MOUNTEDCONDENSERSPER 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 PROPERTYLINEPRO PER TY LINE PROPERTYLINE SETBACKLINE SETBACKLINE SETBACK L INE SETBACKLINE SETBACK L INE SET B A C K L INE PROPERTYLINE PROPERTYLINE PROPERTY L INE SETBACKLINE PR O P E R TYLINE SET B A C K L I NE PROPERTYLINE PROPE R TY LIN E PR O P E R TY LINE SET B A C K L IN E SETB A C K LINE (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. 5 Gal. 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 SHALLBE MAINTAINED TO BE BELOW THE HIGHEST POINT OF THE RESIDENCE. I AGREE TO COMPLY WITH THE REQUIREMENTS OF THEPRESCRIPTIVE 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 MARCA 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 . CA90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA Design Group 141 (E)2'-35/8"EAVE(E)1'-83/8"EAVE (E)2'-13/16"EAVE (E)1'-1013/16"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 " REARYARDSETB ACK 10'- 0" RE A RY ARDSE TBACK 4'-0"S.Y. S E T B ACK 10'-0 " FRONTY ARD SETBACK 136'-11/16" 72'-55/8" 94' - 7" 116'-10 5 /8" 67'-8 3/1 6" 84'-113/4" (E)11/4"(E)3'-103/4" (E) 6 ' -6 1/8" (E )3' - 5 7/8" (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'-113 /1 6 " (E)53/8"(E)3'-65/8" 52.80 sq ft 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 #&%&$ # # %#(##)# &"#$$&$$"#'# $ %## % )"#$$ !& '#!& ' &#&$ !$)&# &#!"%%%%(#' $%# #&%!$ & & !$%!$#) %%!$"!#&%!#&$%# &# %#%* ! %#!# &" %"$ )$#'!&%! !& '#!& ' &$#!#" TOTAL SQ.FT. OF NEW PLANTINGAREA:APPROX. 1400 SQ.FT. THE PROPOSED PROJECT CONSIST OF REPLACEMENT PLANTINGS WITH EQUAL OR LOWER WATER 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 REQUIREMENTSOF THE PRESCRIPTIVE COMPLIANCE OPTION TOTHE MWELO. EXISTING PLANTING AREA EXISTING BLUFF PLANTING LEGEND PROPOSED HARDSCAPE + BUILDING FOOTPRINT EXISTING PLANTING:Pittosporum tobira - Australian LaurelStrelitzia nicolai - Giant Bird of ParadiceYucca 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 AND PARKWAYS LESS THAN 10 FEET WIDE) 2. 75% OF LANDSCAPE AREA MUST BE PLATED WITH CLIMATE ADAPTED PLANTS WITH AN AVERAGE WUCOLSPLANT FACTOR OF 0.3. 3. COMPOST AT A RATE OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIXINCHES.3-INCH MULCH LAYER APPLIED TO ALL PLANTING AREAS (EXCLUDING TURF AREAS) 4. AUTOMATIC IRRIGATION CONTROLLERS WILL USE EVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR DATAAND WILL HAVE MANUAL SHUT-OFF VALVES 5. ALL LANDSCAPING, INCLUDING TREES, ON PRIVATE PROPERTY SHALL BE MAINTAINED TO BE BELOW THE HIGHEST POINT OF THE RESIDENCE. 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 RESIDENTIAL WATER 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 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 PLANTINGEXHIBIT 2741 OCEANBLVD CORONA DEL MARCA92625USA 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 . CA90066310 821 1400 . fax 310 821 1440kaadesigngroup.com KAA DesignGroup 142 PER STRUCT U R AL 1/8"GROUT JOINTS MAX. STONETREADS&RISERS PERFINISHSCHEDULE;SLAB MATERIALTO MATCHADJACENT PAVING WATERPROOFINGOVERSTRUCTURALCONCRETESUBSTAIR;TIEINTO WP SYSTEMSAT BELOW-GRADE WALLS LANDINGTOBESINGLEPIECE;SEEHARDSCAPE PLANFOR SIZE 1/2"SLOPE PERGRADE PLAN F.S. 2"-3 " LAYE R O F CRU S HED S T O NE FINISHSTONE PER MATERIALSPLAN STONERETURNAT EXPOSEDEDGE OFPAVING(TYP.) COMPACTED SUB-GRADE(PER GEOTECHNICALSOILREPORT) STONE PAVINGPERFINISHSCHEDULE, CONFIRM PATTERN&LAYOUT PRIOR TOINSTALLING MORTAR COMPACTED GRAVEL&SOILSUB BASE(PER GEOTECHNICALREPORT) CONCRETE SLAB&REINFORCING PER STRUCTURAL 1/8"GROUT JOINTS WATERPROOFING PER WP CONSULTANTRECOMMENDATION FLUSHMETALDECKDRAIN;INSTALLPER MANUFACTURER'S SPECIFICATIONS COLLAR TO MATCHMATERIALOFDRAIN ALIGN CONCRETE SLAB&REINFORCINGPER 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 WATERPROOFINGPER WP CONSULTANTRECOMMENDATION 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.SUBGRADEMATERIALTOMIN.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 SETTINGBED FINISHSTONEPERMATERIALSPLAN #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 FINISHSTONEPERMATERIALSPLAN #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"CLEARFROM 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" SOLIDSTONEEDGINGONMORTAR SETTINGBEDPER MATERIALSPLAN JOINTFILLED WITHCRUSHED STONEPER MATERIALSPLAN F.G. PER GRADINGPLAN SEE DETAIL ALIGN TURF 8" CRUSHEDSTONEAT STONEPAVINGEDGETYP.(3") 3"=1'-0"6 STONEPAVINGTYP.(3") 3"=1'-0"5 CONCRETEPAVINGATAREADRAINTYP.(3") 3"=1'-0"4 CONCRETEPAVINGTYP.(3") 3"=1'-0"2 CONCRETEPAVINGEDGECONDITIONTYP.(3") 3"=1'-0"3STONE LANDINGTOSTAIRTRANSITIONTYP.(11/2") 11/2"=1'-0"7CRUSHEDSTONEPAVINGTYP.(3") 3"=1'-0"11 STONETILEPAVINGEDGEAT PLANTINGAREATYP.(3") 3"=1'-0"8 STONETILEPAVINGATVERTICALSURFACETYP.(3") 3"=1'-0"10 CONCRETEPAVINGJOINTS 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 MARCA 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 .CA90066310821 1400 .fax 310821 1440kaadesigngroup.com KAA DesignGroup 143 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