ZONING SUBMITTAL
DELTA 1 01.20.2022
DELTA 2 04.27.2022
DELTA 3 08.22.2022
PERMIT PLAN CHECK 03.23.2023
PERMIT SET 05.08.2023
DELTA 4 08.06.2024
DELTA 5 01.02.2025
DELTA 6 04.29.2025
08.05.2021
DAVID B. FRITH
349 THIRD STREET
LAGUNA BEACH, CA 92651
949.376.3080
AINA & GORDON MCBEAN
MCBEAN RESIDENCE
31421 HOLLY DR
LAGUNA BEACH, CA 92651
PROJECT:
CLIENT:
PROFESSIONAL SEAL:
ARCHITECT OF RECORD:
SIGNATURE DATE
SUBMISSION DATE
SCALE: AS NOTED
PROJECT NO: 21110
DELTA 7 06.04.2025
PROJECT SUMMARY TABLES
USE SFR ZONE R1 LOT SLOPE (%) 27%
ZONING STANDARDS
DESCRIPTION REQUIRED EXISTING PROPOSED CONFORMS
LOT AREA 6,000 S.F. 6,874 S.F. NO CHANGE YES
LOT WIDTH 70'-0" 54'-5" NO CHANGE NO
LOT DEPTH 80'-0" 126'-2" NO CHANGE YES
MAX BUILDING HEIGHT 30'-0" 20'-2" NO CHANGE YES
MAX HEIGHT FROM CURB 15'-0" 9'-8" NO CHANGE YES
SETBACKS:
FRONT YARD
5'-0" GARAGE
10'-0" HOUSE
7'-1" GARAGE
26'-11" HOUSE NO CHANGE YES
REAR YARD 20'-0" 50'-0" NO CHANGE YES
SIDE YARDS (E) 54.22' FRONT + 60' REAR = 114.22'
/ 2 = 57.11' AVERAGE WIDTH
* 20%=11.42' TOTAL S.Y.S.B. (11'-5")
4'-4" (4'-9" EXISTING) NO CHANGE YES
SIDE YARDS (W) 7'-1" NO CHANGE YES
LOT COVERAGE
(BSC)
BSC %: 35 + (8000-6874) x 9
/ 4000 = 38%
2,124 S.F. 2,149 S.F. YES 31% 31%
LANDSCAPE OPEN SPACE
1,532 S.F. 4,316 S.F. 4,037 S.F. YES 22% MIN. 63% 59%
PARKING 2 COVERED SPACES 1 COVERED NO CHANGE NO
PROJECT DATA
DESCRIPTION EXISTING PROPOSED TOTAL REMODEL
LIVING AREA:
BASEMENT 602 S.F. 351 S.F. 953 S.F. 140 S.F.
MAIN LEVEL 1,273 S.F. 409 S.F. 1,682 S.F. 200 S.F.
TOTAL 1,875 S.F. 760 S.F. 2,635 S.F. 340 S.F.
GARAGE 279 S.F. NO CHANGE 279 S.F.
ELEVATED DECK 0 S.F. 342 S.F. 342 S.F.
MECHANICAL / STORAGE 351 S.F. -351 S.F. 0 S.F.
DEMOLITION EXISTING REMOVED REMAINING DEMO TOTAL
FLOOR AREA:
BASEMENT 602 S.F. 0 S.F. 602 S.F. 0%
MAIN LEVEL 1,273 S.F. 0 S.F. 1,273 S.F. 0%
ROOF AREA 2,124 S.F. 374 S.F. 1,750 S.F. 18%
TOTAL EXTERIOR WALL 337'-6" L.F. 110'-3" L.F. 227'-3" L.F. 33% FOUNDATION 197'-4" L.F. 49'-10" L.F. 147'-6" L.F. 25%
TOTAL WALL + ROOF +
FOUNDATION
25%
SITE WORK
GRADING (CUBIC YARDS) OUTSIDE BUILDING
FOOTPRINT
INSIDE BUILDING
FOOTPRINT
TOTAL
CUT 0 CUBIC YARDS 0 CUBIC YARDS 0 CU. YD.
FILL 0 CUBIC YARDS 0 CUBIC YARDS 0 CU. YD.
NET EXPORT 0 CUBIC YARDS 0 CUBIC YARDS 0 CU. YD.
IMPERVIOUS SURFACES
LOT AREA % OF LOT AREA
EXISTING PROPOSED EXISTING PROPOSED
STRUCTURE 2,124 S.F. 2,149 S.F. 31% 31%
HARDSCAPE
(INCL. DRIVEWAY) 430 S.F. 702 S.F. 6% 10%
TOTAL 2,554 S.F. 2,851 S.F. 37% 41%
EXTERIOR BUILDING LIGHTING
EXISTING EGRESS DOORS 3 PROPOSED EGRESS DOORS 6
EXISTING FIXTURE COUNT 3 PROPOSED FIXTURE COUNT 15
FIXTURE TYPE WATTAGE LUMUNES QUANTITY COMMENTS
RECESSED STAIR LIGHT 0 365 10
WALL SCONCE 3 365 4
RECESSED SOFFIT LIGHT 0 365 1
TOTAL 15
LANDSCAPE LIGHTING
EXISTING FIXTURE COUNT 10 PROPOSED FIXTURE COUNT 10
FIXTURE TYPE WATTAGE LUMUNES QUANTITY COMMENTS
GARDEN LIGHT 10 365 10
TOTAL 10
COMBINED TOTAL 25
ARCHITECT
BEACH BUS STUDIOS
349 THIRD STREET
LAGUNA BEACH, CA 92651
(949) 376-3080
CONTACT: DAVE FRITH
[email protected]
STRUCTURAL ENGINEER
CORE STRUCTURE, INC.
23172 PLAZA POINTE DR., SUITE 145
LAGUNA HILLS, CA 92653
(949) 954-7244
CONTACT: AMIR DEIHIMI
[email protected]
TITLE 24 ENERGY CONSULTANT
CARSTAIRS ENERGY CALCULATIONS
2238 BAYVIEW HEIGHTS DR, SUITE E
LOS OSOS, CA 93402
(805) 904-9048
CONTACT: TIMOTHY CARSTAIRS
[email protected]
PROJECT CONSULTANTS
PROJECT ADDRESS
31421 HOLLY DR
LAGUNA BEACH, CA 92651
OWNERS
AINA & GORDON MCBEAN
(949) 376-3080
LEGAL DESCRIPTION N TR 713 BLK LOT 205
ASSESSOR PARCEL NO. (APN) 056-061-16
PARCEL ID NO. (PIN) 1036
COUNTY OF ORANGE
ZONE DISTRICT R1
CONSTRUCTION TYPE V-B
BUILDING DOES NOT HAVE A FIRE SPRINKLER SYSTEM
PROJECT INFORMATION
SUMMARY OF EXTERIOR ARCHITECTURAL IMPROVEMENTS
1. ENCLOSE OUTDOOR PATIO, CONVERT TO 396 S.F. OF HABITABLE AREA
2. MAIN LEVEL DECK ADDITION OF 300 S.F.
3. THREE BAY WINDOWS
4. REPLACE AT GRADE EXTERIOR STAIR AT SIDE YARD AND ENTRY
5. NEW STANDING SEAM METAL ROOF TO REPLACE EXISTING
6. NEW HORIZONTAL SIDING
7. NEW DOORS AND WINDOW TO REPLACE EXISTING
8. NEW ROOF AT EXISTING ENTRYWAY
9. NEW NEW 6'Ø PRE-FABRICATED, FREESTANDING, SELF CONTAINED JACUZZI.
10. NEW AC COMPRESSOR
10.5 58 SF ADDITION TO AN EXISTING APPROVED 300 SF DECK
SUMMARY OF INTERIOR ARCHITECTURAL IMPROVEMENTS
11. KITCHEN AND BATHROOM REMODEL
12. REPLACEMENT OF EXISTING WIRING FOR NEW FIXTURES
13. ADDITIONAL DRYWALL REMOVAL TO MATCH DEMO CALCS REV. 1 NOTE:
APPROVED THROUGH DESIGN REVIEW 22-2245 & VARIANCE 22-2266
SCOPE OF WORK
COVER SHEET
A001
SHEET INDEX
GENERAL NOTES
ARCHITECTURAL
A001 COVER SHEET
A002 CAL GREEN (NOT USED)
A003 CAL GREEN (NOT USED)
A004 FIRE DEPARTMENT SITE ACCESS PLAN (NOT USED)
A005 CONSTRUCTION STAGING PLAN (NOT USED)
A006 SITE PLANS
AD00 BASEMENT & GARAGE DEMOLITION PLANS (NOT USED)
AD01 MAIN LEVEL DEMOLITION PLAN (NOT USED)
A100 BASEMENT & GARAGE NEW WORK PLANS (NOT USED)
A101 MAIN LEVEL NEW WORK PLAN
A150 BASEMENT & GARAGE POWER PLANS (NOT USED)
A151 MAIN LEVEL POWER PLAN (NOT USED)
A200 BASEMENT & GARAGE REFLECTED CEILING PLANS (NOT USED) A201 MAIN LEVEL REFLECTED CEILING PLAN (NOT USED)
A300 ROOF PLANS (NOT USED)
A500 EXTERIOR ELEVATIONS (NOT USED)
A501 EXTERIOR ELEVATIONS (NOT USED)
A502 EXTERIOR ELEVATIONS
A503 EXTERIOR ELEVATIONS (NOT USED)
A600 BUILDING SECTIONS (NOT USED)
A601 BUILDING SECTIONS (NOT USED)
A700 STAIR DETAILS (NOT USED)
A800 EXTERIOR DETAILS (NOT USED)
A900 DOOR & WINDOW SCHEDULES (NOT USED)
A901 DOOR & WINDOW DETAILS (NOT USED)
TITLE 24
T-24.1 T-24 ENERGY ANALYSIS (NOT USED)
T-24.2 T-24 ENERGY ANALYSIS (NOT USED)
T-24.3 T-24 ENERGY ANALYSIS (NOT USED)
STRUCTURAL
S-0.10 GENERAL NOTES & REQUIREMENTS (NOT USED)
S-0.11 GENERAL NOTES & REQUIREMENTS (NOT USED)
S-0.20 TYPICAL DETAILS (NOT USED)
S-1.0 FOUNDATION PLAN (NOT USED)
S-2.0 FRAMING PLAN (NOT USED)
SD1.0 FOUNDATION DETAILS (NOT USED)
SD1.1 FOUNDATION DETAILS (NOT USED)
SD2.0 STRUCTURAL DETAILS (NOT USED)
SD3.0 STRUCTURAL DETAILS (NOT USED)
SD4.0 STRUCTURAL DETAILS (NOT USED)
1. ALL CONSTRUCTION SHALL COMPLY WITH, BUT SHALL NOT BE LIMITED TO THE LATEST EDITION AND ORDINANCES OF:
A. CALIFORNIA BUILDING CODE 2022
B. CALIFORNIA RESIDENTIAL CODE 2022
C. CALIFORNIA ELECTRICAL CODE 2022
D. CALIFORNIA MECHANICAL CODE 2022
E. CALIFORNIA PLUMBING CODE 2022
F. CALIFORNIA FIRE CODE 2022
G. CALIFORNIA GREEN BUILDING STANDARDS CODE
H. APPLICABLE SECTIONS OF THE CALIFORNIA ADMINISTRATIVE CODE, TITLE 24 I. 2022 CALIFORNIA BUILDING ENERGY EFFICIENCY STANDARDS
2. A STAMPED SET OF APPROVED PLANS SHALL BE KEPT AT THE JOB SITE AT ALL TIMES.
3. THE CONTRACTOR SHALL VISIT THE JOB SITE AND VERIFY ALL EXISTING CONDITIONS AND DIMENSIONS PRIOR TO THE START OF CONSTRUCTION.
4. ANY DISCREPANCIES BETWEEN THE DRAWINGS AND ACTUAL SITE CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT AND THE OWNER
PRIOR TO PROCEEDING WITH THE WORK THE CONTRACTOR IS RESPONSIBLE FOR CORRECTING ANY ERRORS AFTER THE START OF CONSTRUCTION WHICH IS NOT BROUGHT TO THE ATTENTION OF THE ARCHITECT.
5. THE CONTRACTOR IS RESP0NSIBLE FOR PROTECTING ANY ON-SITE UTILITIES FROM DAMAGE DURING THE COURSE OF CONSTRUCTION.
6. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED DIMENSIONS.
7. THE CONTRACTOR SHALL PROVIDE ALL NECESSARY PERMITS AND INSPECTIONS, OTHER THAN PLAN CHECK & BUILDING PERMIT FEES PROVIDED BY THE OWNER.
8. THE CONTRACTOR SHALL PROVIDE ALL MATERIALS, LABOR, EQUIPMENT, TRANSPORTATION AND SERVICES NECESSARY FOR SUCCESSFUL COMPLETION OF THE WORK ALL EQUIPMENT, WORK AND MATERIALS SHALL COMPLY WITH ALL APPLICABLE CODES AND GOVERNING AGENCIES.
9. THE CONTRACTOR SHALL MAINTAIN LIABILITY INSURANCE TO PROTECT HIMSELF AND HOLD THE ARCHITECT AND OWNER HARMLESS FROM ANY AND ALL CLAIMS FOR DAMAGES FOR PERSONAL, BODILY INJURY, DEATH OR PROPERTY DURING THE COURSE OF THE CONTRACT. FIRE INSURANCE SHALL BE MAINTAINED BY THE OWNER.
10. TEMPORARY POWER AND WATER, WORKERS' TOILET FACILITIES, PARKING AND MATERIAL STORAGE SHALL BE PROVIDED BY THE CONTRACTOR.
11. THE CONTRACTOR SHALL PROTECT ALL FINISHED WORK AND ADJACENT SURFACES FROM DAMAGE DURING THE COURSE OF CONSTRUCTION AND SHALL REPLACE AND/OR REPAIR ANY AND ALL DAMAGE CAUSED BY THE WORKERS.
12. ALL CONSTRUCTION WASTE & DEBRIS MUST BE CONTAINERIZED AT ALL TIMES. UPON COMPLETION OF THE WORK, ALL AREAS SHALL BE LEFT BROOM CLEAN AND ALL DEBRIS SHALL BE REMOVED FROM THE SITE.
13. RECESSED BOXES, EQUIPMENT, CABINETS AND THE LIKE, 8" X 8" OR LARGER, IN "1 - HOUR RATED WALLS", SHALL MAINTAIN A 1-HOUR CONSTRUCTION RATING.
14. DIMENSIONS SHOWN ON FLOOR PLANS, SECTIONS AND DETAILS ARE TO FACE OF STUDS, CENTERLINE OF COLUMN, FACE OF MASONRY, FACE OF CONCRETE UNLESS NOTED OTHERWISE.
15. DOOR LOCATIONS NOT ESTABLISHED BY DIMENSIONS SHALL BE CENTERED IN WALL OR BE LOCATED 4 1 2" FROM ADJACENT WALL TO ALLOW FOR DOOR CASING.
16. ANY DRILLING OR NOTCHING OF STUDS FOR ELECTRICAL WIRING, UTILITY LINES, BRACING ETC. SHALL CONFORM TO LOCAL CODE.
17. ALL GUARDRAILS SHALL BE A MINIMUM OF 42" HIGH. INTERMEDIATE MEMBERS SHALL NOT ALLOW A 4" DIAMETER OBJECT TO PASS THROUGH.
18. PROVIDE A MINIMUM STUD SIZE OF 2 X 6 WHERE USING 2" PLUMBING FIXTURES.
19. PROVIDE FULLY TEMPERED IMPACT GLAZING AT SHOWER/TUB ENCLOSURES AND AT WINDOWS ADJACENT TO BATHTUBS.
20. ALL NEW GLAZING SHALL COMPLY WITH STANDARDS OF THE U.S. CONSUMER PRODUCT SAFETY COMMISSION. MANUFACTURER TO SUPPLY CERTIFICATE OF COMPLIANCE TO THE OWNER.
21. ALL TOILETS SHALL BE "ULTRA FLUSH" TYPE AS REQUIRED BY STATE. ALL SHOWER HEADS AND LAVATORY FAUCETS TO BE LOW FLOW.
22. GARAGE DOOR SPRINGS TO BE STATE APPROVED WITH BREAK RETAINERS AND MANUFACTURERS LABELS.
23. ALL INTERIOR FINISH MATERIALS SHALL MEET CLASS III FLAME SPREAD CLASSIFICATION, PER LOCAL CODE.
24. NAILING INSPECTION IS REQUIRED FOR ALL DRYWALL AND LATH AFTER INSTALLATION BEFORE TAPING AND FINISHING. CORNER BEADS TO BE NAILED.
DRYWALL BOARD SPACING TO BE 3/8" MAXIMUM.
25. THE CONSTRUCTION SHALL NOT RESTRICT A FIVE-FOOT CLEAR AND UNOBSTRUCTED ACCESS TO WATER OR POWER DISTRIBUTION FACILITIES (POWER POLES, PULL-BOXES,TRANSFORMERS, VAULTS, PUMPS, VALVES, METERS, APPURTENANCES, ETC.) OR TO THE LOCATION OF THE HOOK-UP. THE CONSTRUCTION SHALL NOT BE WITHIN TEN FEET FROM ANY POWER LINES - WHETHER OR NOT THE LINES ARE LOCATED ON THE PROPERTY. FAILURE TO COMPLY MAY CAUSE CONSTRUCTION DELAYS AND/OR ADDITIONAL EXPENSES.
26. EQ EMERGENCY GAS SHUT OFF VALVES TO BE INSTALLED ON ALL GAS FUEL LINES.
27. THE ARCHITECT SHALL BE PROVIDED A KEY OR COMBINATION TO THE LOCK ON JOB SITE GATES FOR ACCESS TO THE CONSTRUCTION SITE AT ALL TIMES.
28. MECHANICAL SUBCONTRACTOR TO PROVIDE THE ARCHITECT WITH A SCHEMATIC LAYOUT FOR ALL MECHANICAL UNITS, DUCT RUNS, AND REGISTER LOCATIONS AND SIZES FOR REVIEW AND APPROVAL PRIOR TO ANY MECHANICAL ROUGH IN.
29. PROVIDE STRUCTURAL OBSERVATION PER CITY OF LOS ANGELES REQUIREMENTS.
30. DRAFT STOPPING (AT 10' INTERVALS HORIZONTAL AND VERTICAL SHALL BE PROVIDED WITHIN A CONCEALED FLOOR/CEILIING ASSEMBLY FORMED OF
COMBUSTIBLE CONSTRUCTION, ATTICS, MANSARDS, OVERHANGS, OPENINGS AROUND VENTS, PIPES, DUCTS, CHIMNEYS, BETWEEN ATTIC AND CHIMNEY CHASE, AT STAIR STRINGERS, AND SIMILAR CONCEALED SPACES FORMED OF COMBUSTIBLE CONSTRUCTION PER LOCAL CODE.
31. ENCLOSED USEABLE SPACE UNDER INTERIOR STAIRS REQUIRES 1-HOUR FIRE RESISTIVE CONSTRUCTION ON THE ENCLOSED SIDE PER LOCAL CODE.
32. THERE SHALL BE NO TRENCHES OR EXCAVATIONS 5 FEET OR MORE IN DEPTH INTO WHICH A PERSON IS REQUIRED TO DESCEND; OR OBTAIN A NECESSARY PERMIT FROM STATE OF CALIFORNIA, DIVISION OF OCCUPATIONAL SAFETY & HEALTH (CAL/OSHA, 714-558-4451). THIS PERMIT AND ANY OTHER SAFETY PERMIT SHALL BE OBTAINED PRIOR TO COMMENCE OF ANY WORK.
NORTH
31421 HOLLY DR
LAGUNA BEACH, CA 92651
VICINITY MAP REFERENCE ONLY
MCBEAN RESIDENCE
31421 HOLLY DR,
LAGUNA BEACH, CA 92651
1. THE PERMIT APPLICATION FOR THIS PROJECT IS DEEMED TO HAVE BEEN EXPIRED 180 DAYS AFTER THE DATE FILING .
CONTACT COUNTY BUILDING DEPARTMENT TO OBTAIN WRITTEN 180-DAY EXTENSION(S). [CRC R105.3.2]
2. THERE SHALL BE NO TRENCHES OR EXCAVATIONS 5 FEET OR MORE IN DEPTH INTO WHICH A PERSON IS REQUIRED TO DESCEND; OR OBTAIN A NECESSARY PERMIT FROM STATE OF CALIFORNIA, DIVISION OF OCCUPATIONAL SAFETY & HEALTH (CAL/OSHA, 714-558-4451). THIS PERMIT AND ANY OTHER SAFETY PERMIT SHALL BE OBTAINED PRIOR TO COMMENCE OF ANY WORK.
3. NEW ONE-FAMILY DWELLINGS SHALL HAVE AN AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH CRC SECTION R313.3 OR NFPA 13D. SUBMIT 3 SETS OF AUTOMATIC SPRINKLER PLANS TO OFCA FOR APPROVAL (714) 573-6100 [CRC R313]
4. THE SUPPORTING CONSTRUCTION OF FLOOR ASSEMBLIES WITH FIRE RESISTANCE RATED BY SECTION R302.3 SHALL BE OF EQUAL OR GREATER FIRE-RESISTANCE RATING THAN THE FIRE-RATED ASSEMBLY BEING SUPPORTED. [CRC R302.3.1]
5. THROUGH PENETRATIONS OF FIRE-RESISTANCE-RATED CONSTRUCTION SHALL BE IN ACCORDANCE WITH CRC R302.4.1.1 OR R302.4.1.2.
6. MEMBRANE PENETRATIONS OF FIRE-RATED CONSTRUCTION SHALL BE IN ACCORDANCE WITH CRC SECTION R302.4.2.
7. FIREBLOCKING IS REQUIRED IN CONCEALED SPACES 10' O.C. HORIZONTAL, VERTICALLY AT THE CEILING AND FLOOR
LEVELS, CONNECTIONS BETWEEN HORIZONTAL AND VERTICAL SPACES, CONCEALED SPACES BETWEEN STAIR AND LANDING, OPENINGS AROUND VENTS, PIPES, DUCTS, CABLES, WIRES, CHIMNEY'S AND FIREPLACES. [CRC R302.11]
8. ALL WOOD FRAMING MEMBERS THAT REST ON CONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8" TO THE EXPOSED GROUND SHALL BE PRESSURE TREATED OR NATURALLY DURABLE TO DECAY. [CRC R317.1, ITEM 1]
9. SILLS AND SLEEPERS IN DIRECT CONTACT WITH CONCRETE OR MASONRY THAT IS IN DIRECT CONTACT WIHT THE GROUND AND GIRDERS WITH LESS THAN 1/2" CLEARANCE TO MASONRY AND CONCRETE SHALL BE PRESSURE TREATED OR NATURALLY DURABLE TO DECAY. [CRC R317.1, ITEM 3&4]
10. FIELD CUTTING ENDS, NOTCHES AND DRILLED HOLES OF PRESERVATIVE-TREATED WOOD SHALL BE TREATED IN THE FIELD IN ACCORDANCE WITH AWAP M4. [CRC R317.1.1]
11. THE MIN. WIDTH OF HALLWAYS SHALL NOT BE LESS THAN 36". [CRC R311.6]
12. AN ELEVATOR PERMIT WILL BE REQUIRED FROM THE ELEVATOR DIVISION OF CAL/OSHA.
13. IT IS THE CONTRACTOR OR OWNER RESPONSABILITY TO PROVIDE ONE HARD SET OF PLANS WITH THE COUNTY APPROVAL STAMP IN THE FIELD FOR THE INSPECTOR TO VIEW.
GENERAL NOTES
1. IN CASE OF EMERGENCY CALL DAVE FRITH, 949-370-3723
2. SEDIMENT FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING STRUCTURAL CONTROLS TO THE MAXIMUM EXTENT PRACTICABLE.
3. STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OR ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TACKING, OR WIND.
4. APPROPRIATE BMP'S FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS SHALL BE IMPLEMENTED TO
MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTIES BY WIND OR RUNOFF.
5. RUNOFF FROM EQUIPMENT AND VEHICLE WASHING SHALL BE CONTAINED AT CONSTRUCTION SITES UNLESS TREATED TO REDUCE OR REMOVE SEDIMENT AND OTHER POLLUTANTS.
6. ALL CONSTRUCTION CONTRACTOR AND SUBCONTRACTOR PERSONNEL ARE TO BE MADE AWARE OR THE REQUIRED
BEST MANAGEMENT PRACTICES AND GOOD HOUSEKEEPING MEASURES FOR THE PROJECT SITE AND ANY ASSOCIATED CONSTRUCTION STAGING AREAS.
7. AT THE END OF EACH DAY OF CONSTRUCTION ACTIVITY ALL CONSTRUCTION DEBRIS AND WASTE MATERIALS SHALL BE COLLECTED AND PROPERLY DISPOSED IN TRASH OR RECYCLE BINS.
8. CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT AN ANTICIPATED STORM DOES NOT CARRY WASTES OR POLLUTANTS OFF THE SITE. DISCHARGES OF MATERIAL OTHER THAN STORMWATER ONLY
WHEN NECESSARY FOR PERFORMANCE AND COMPLETION OF CONSTRUCTION PRACTICES AND WHERE THEY DO NOT: CAUSE OR CONTRIBUTE TO A VIOLATION OF ANY WATER QUALITY STANDARD; CAUSE OR THREATEN TO CAUSE POLLUTION, CONTAMINATION, OR NUISANCE; OR CONTAIN A HAZARDOUS SUBSTANCE IN A QUANTITY REPORTABLE UNDER FEDERAL REGULATIONS 40 CFR PARTS 117 AND 302.
9. POTENTIAL POLLUTANTS INCLUDE BUT ARE NOT LIMITED TO: SOLID OR LIQUID CHEMICAL SPILLS; WASTES FROM PAINTS, STAINS, SEALANTS, GLUES, LIMES, PESTICIDES, HERBICIDES, WOOD PRESERVATIVES AND SOLVENTS; ASBESTOS FIBERS, PAINT FLAKES OR STUCCO FRAGMENTS; FUELS, OILS, LUBRICANTS, AND HYDRAULIC, RADIATOR OR BATTERY FLUIDS; FERTILIZERS, VEHICLE/EQUIPMENT WASH WATER AND CONCRETE WASH WATER; CONCRETE, DETERGENT OR FLOATABLE WASTES; WASTES FROM ANY ENGINE/EQUIPMENT STEAM CLEANING OR CHEMICAL DEGREASING AND SUPERCHLORINATED POTABLE WATER LINE FLUSHING.
DURING CONSTRUCTION, PERMITTEE SHALL DISPOSE OF SUCH MATERIALS IN A SPECIFIED AND CONTROLLED
TEMPORARY AREA ON-SITE, PHYSICALLY SEPARATED FROM POTENTIAL STORMWATER RUNOFF, WITH ULTIMATE DISPOSAL IN ACCORDANCE WITH LOCAL, STATE AND FEDERAL REQUIREMENTS.
10. DEWATERING OF CONTAMINATED GROUNDWATER, OR DISCHARGING CONTAMINATED SOILS VIA SURFACE EROSION IS PROHIBITED. DEWATERING OF NON-CONTAMINATED GROUNDWATER REQUIRES A NATIONAL POLLUTANT
DISCHARGE ELIMINATION SYSTEM PERMIT FROM THE RESPECTIVE STATE REGIONAL WATER QUALITY CONTROL BOARD.
NPDES NOTES
EXHIBIT 'B'
CONDITIONS OF APPROVAL
Standard Conditions:
1. The conditions of approval shall be and hereby are obligations of and binding upon the applicant and his/her heirs, successors, assigns, agents and representatives. The conditions shall constitute a covenant running with and binding the land in accordance with the provisions of California Civil Code Section 1468. Failure to comply with such conditions, and each of them, and any other related federal, state and local regulations may be grounds for revocation of the approval, in addition to other remedies that may be available to the City.
2. The applicable Certificate of Use and/or Certificate of Occupancy shall not be issued until City staff has verified compliance with all conditions of approval.
3. Prior to Building Permit issuance, the owner, his architect/designer/structural engineer, and contractor of the subject property shall sign an Affidavit of Plan Consistency, whereby the signees affirm that the structural plans are consistent with the Zoning Division-approved set of plans and any modification will require subsequent review and approval.
4. In the absence of specific provisions or conditions herein to the contrary, the application and all relevant plans and exhibits are incorporated and made a part of this approval. It is required that such plans and exhibits be complied with and implemented in a consistent manner with the approved use and other conditions of approval. Such plans and exhibits for which this approval has been granted shall not be substantially changed or substantially amended except pursuant to a subsequent approval as might otherwise be required or granted pursuant to the terms of Title 25 of the City of Laguna Beach Municipal Code.
5. The permittee shall defend, hold harmless and indemnify, at his/her/its expense, the City, the City Council and other City bodies and members thereof, officials, officers, employees, agents and representatives (collectively, the City) from and against any and all third-party claims, actions or proceedings to attack, set aside, void or annul this approval, or any associated determination made pursuant to the California Environmental Quality Act. This obligation shall encompass all costs and expenses incurred by the City in defending against any claim, action or proceeding, as well as costs, expenses or damages the City may be required by a court to pay as a result of such claim, action or proceeding.
6. Expiration. This approval shall lapse and become void two years following the effective date if the privileges authorized by design review are not executed or utilized or, if construction work is involved, such work is not commenced within such two-year period and diligently pursued to completion. The approval authority may grant a two-year extension of time and, after that initial extension of time, a final one-year extension of time. Such time extensions shall be requested in writing by the applicant or authorized agent prior to the expiration of the beginning two-year approval period or a subsequently approved extension of time.
7. Reapplication Waiting Period. After denial of a project, no application for a project located on the same parcel or building site may be filed or accepted for filing for two months.
8. Light trespass that results in glare is prohibited.
9. Outdoor lighting must be hooded, fully shielded, and aimed downward.
10. Modifications. Additions or enlargements of structures upon property for which a variance has been granted shall not be allowed except pursuant to a subsequent variance as might otherwise be required or granted pursuant to the terms of Title 25 of the City of Laguna Beach Municipal Code.
Project Specific Special Conditions:
1. The five-foot fence proposed along Holly Drive shall be constructed according to the 2022 California Building Code requirements for a non-climbable fence that secures a swimming pool/spa, and include the self-latching requirements for the front access gate.
DRAFT DRB RESOLUTION 22-2245
A RESOLUTION OF THE OF THE DESIGN REVIEW BOARD OF THE CITY OF LAGUNA BEACH, CALIFORNIA APPROVING DESIGN REVIEW 22-2245, AND VARIANCE 22-2266, FOR A 760 SQUARE FOOT ADDITION, A 300 SQUARE FOOT BALCONY, A VARIANCE FOR NOT MEETING THE REQUIRED
PARKING ONSITE AND APPROVING CATEGORICAL EXEMPTION PURSUANT TO CALIFORNIA ENVIRONMENTAL QUALITY ACT.
31421 Holly Drive | APN: 056-061-16
WHEREAS, on January 31, 2023, a notice was mailed to all property owners within a 300' radius and tenants within a 100' radius announcing the February 23, 2023, public hearing of the Design Review Board for the proposed project; and WHEREAS, on February 23, 2023, the Design Review Board carefully considered the oral and documentary evidence and arguments presented at the duly noticed hearing.
NOW, THEREFORE, THE DESIGN REVIEW BOARD OF THE CITY OF LAGUNA BEACH DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:
Section 1: Design Review 22-2245, and Variance 22-2266 for a 760 square foot addition (first level: 351 SF; second level:
409 SF) to an existing 1,875 square foot single-family residence, the removal of an existing chimney, a new 300 square foot second-level rear balcony, new doors/windows, a new bay window, a new above ground spa, a 340 square foot internal remodel that includes the conversion of a bedroom into a new master bathroom, new metal roofing, a new AC unit, replacement of siding, and a variance for the proposed addition without meeting the required parking onsite ("Proposed Project") is approved. The proposed project is exempt from the provisions of the California Environmental Quality Act in accordance with State CEQA Guidelines Section 15301 - Existing Facilities, in that the project consists of the repair, maintenance, or minor alteration of existing structures or topographical features, involving negligible or no expansion of existing or former use.; and
Section 2: The proposed project is consistent with the applicable Laguna Beach Municipal Code Title 25 development standards and guidelines as outlined in the Zoning Review section of the Staff Report.
Section 3: The proposed project is consistent with the Design Review criteria related to access, design articulation, design integrity, environmental context, general plan compliance, landscaping, lighting, neighborhood compatibility, privacy, sustainability, and view equity as outlined in the Design Review section of the Staff Report.
Section 4: The Variance findings can be made for the Proposed Project for the reasons and factual basis set forth in the Variance section of the Staff Report.
Section 5: The project is in conformity with all the applicable provisions of the general plan and any applicable specific plans for the reasons and factual basis set forth in Exhibit A of the Staff Report.
Section 8: Terms and Conditions Run with the Land. These terms and conditions shall be perpetual, and it is the intention of the approval authority and the permittee to bind all future owners and possessors of the subject property to the terms and conditions.
Section 9: Indemnification. The permittee shall defend, hold harmless and indemnify, at his/her/its expense, the City, the City Council and other City bodies and members thereof, officials, officers, employees, agents and representatives (collectively, the City) from and against any and all third-party claims, actions or proceedings to attack, set aside, void or annul the approval of this application for Design ReviewDesign Review, or any associated determination made pursuant to the California Environmental Quality Act. This obligation shall encompass all costs and expenses incurred by the City in defending against any claim, action or proceeding, as well as costs, expenses or damages the City may pay as a result of such claim, action or proceeding. In the event an action or proceeding is filed in court against the City, the Design Review, or any associated determination, the permittee shall promptly be required to execute a formal indemnification agreement with the City, in a form approved by the City Attorney, which shall include, among other things, that the City will be defended by the counsel of its choice, and that the permittee shall deposit with the City sufficient funding, and thereafter replenish the funding, to ensure that the City's defense is fully funded, by the permittee. The deposit amount and replenishment schedule shall be established by the City.
Section 10: Plan Reliance and Modification Restriction. In the absence of specific provisions or conditions herein to the contrary, the attached Staff Report and its Exhibits 'A', and 'B', are incorporated and made a part of this Resolution. It is required that the Exhibits 'B' be complied with and implemented in a manner consistent with the approved use and other conditions of approval. Such exhibits for which this permit has been granted shall not be changed or amended except pursuant to a subsequent amendment to the permit or new permit as might otherwise be required or granted pursuant to the terms of Title 25 of the Laguna Beach Municipal Code.
Section 11: Grounds for Revocation or Modification. Failure to abide by and faithfully comply with Exhibits 'B' and 'C' attached to the granting of the proposed project may constitute grounds for revocation or modification of the permit.
Section 12: Right of Appeal and Effective Date. The applicant or any other owner of property within three hundred feet of the subject property aggrieved by the Design Review Board's decision on Design Review 22-1451 or Variance 22-1928 may appeal such decision to the City Council. The Design Review Board's determination to approve a Categorical Exemption under CEQA may be appealed by any person to the City Council. Any appeal shall be in written form filed with the City Clerk within fourteen calendar days of the decision and shall specifically state each and every ground for the appeal and be accompanied by payment of the required appeal fee. If no appeal is filed timely, the Design Review Board decision will be effective 14 calendar days after the date of the decision.
1. Section 13: For the foregoing reasons and based on the information and findings included in the Staff Report, Minutes and records of proceedings, the Design Review Board of the City of Laguna Beach hereby approves the proposed project, subject to the conditions of approval and plans in the attached Exhibits 'B'.
PASSED on February 23, 2023, by the following vote:
7 7
7 97
ZONING SUBMITTAL
DELTA 1 01.20.2022
DELTA 2 04.27.2022
DELTA 3 08.22.2022
PERMIT PLAN CHECK 03.23.2023
PERMIT SET 05.08.2023
DELTA 4 08.06.2024
DELTA 5 01.02.2025
DELTA 6 04.29.2025
08.05.2021
DAVID B. FRITH
349 THIRD STREET
LAGUNA BEACH, CA 92651
949.376.3080
AINA & GORDON MCBEAN
MCBEAN RESIDENCE
31421 HOLLY DR
LAGUNA BEACH, CA 92651
PROJECT:
CLIENT:
PROFESSIONAL SEAL:
ARCHITECT OF RECORD:
SIGNATURE DATE
SUBMISSION DATE
SCALE: AS NOTED
PROJECT NO: 21110
DELTA 7 06.04.2025
190'
180'
170'
200'
1 2:12
1:12
1:12 126'-2" LOT DEPTH
31421 HOLLY DRIVE
4'-4"
7'-1"
S.Y.S.B.
S.Y.S.B.
7'-1" 5'-1"
7'-4"
4'-9"
20'-0" R.Y.S.B. 7'-1" 26'-11"
TERRACED LANDSCAPE AREA 50'-0" 73'-0"
1 2:12
31441 HOLLY DRIVE
31411 HOLLY DRIVE
℄ HOLLY DRIVE
℄ OCEAN VIEW STREET
EXISTING AREA OF
ROOF TO BE
DEMOLISHED
SHOWN DASHED
EXISTING CHIMNEY
TO BE REMOVED
54.22' 139.52'
60' 113.81' 17'-6"
17'-6"
EXISTING STAIRS
AND GATE TO BE
REPLACED
EXISTING STAIRS
TO BE REPLACED
EXISTING TERRACED
LANDSCAPE WALLS TO BE
CUTBACK FOR NEW STAIR 10'-0" F.Y.S.B. 5'-0" REDUCED GARAGE F.Y.S.B. 10'-0" F.Y.S.B.
EXISTING
STONE PATH
EXISTING
RETAINING WALL
T.O. EXISTING
NON-STRUCTURAL
RETAINING WALL
= 185'-6"
TO BE REMOVED
AND REPLACED
T.O. EXISTING
WALL = 208'-6"
T.O. EXISTING
WALL = 202'-6"
T.O. EXISTING
CURB = 206'-0"
T.O. EXISTING
WALL = 199'-6"
T.O. EXISTING
WALL = 204'-0"
T.O. MAIN LEVEL F.F.
197'-3"
T.O. BASEMENT F.F.
188'-7"
T.O. GARAGE F.F.
206-3"
T.O. EXISTING
WALL = 201'-0" T.O. PATIO F.S.
196'-10"
EXISTING CHIMNEY
TO BE REMOVED
54'-5" LOT WIDTH 139'-0
1 2
"
T.O. EXISTING
WALL = 188'-3"
190'
180'
170'
200'
x x x x x x
1'-0"
13'-2" 19'-5" 10'-0" F.Y.S.B. 73'-0" 50'-0" 26'-11"
4'-9"
7'-4"
5'-1"
S.Y.S.B.
S.Y.S.B.
7'-1"
4'-4"
CANTILEVERED
BAY WINDOW 113.81'
60' 139.52'
54.22'
NEW 5' HIGH WOOD
FENCE AND GATE
NEW AT GRADE
STAIR
NEW 6'-0" HIGH
WOOD FENCE
1. GENERAL CONTRACTOR TO VERIFY AND REVIEW
EXISTING SITE DRAINAGE REQUIREMENTS WITH
ARCHITECT TO DETERMINE IF THE SYSTEM
PROVIDES ADEQUATE SITE DRAINAGE.
2. OBTAIN A SEPARATE PERMIT FOR RETAINING
WALLS, GRADING, AND SHORING (IF REQUIRED).
3. VERIFY EXACT HARDSCAPE AND PLANT MATERIAL
LAYOUTS, MATERIALS AND SPECIFICATIONS WITH
THE ARCHITECT AND LANDSCAPE ARCHITECT.
4. SUBMIT ACTUAL SAMPLES OF ALL FINISH
MATERIALS TO THE OWNER AND ARCHITECT FOR
REVIEW AND APPROVAL PRIOR TO PURCHASE AND
INSTALLATION.
5. FIELD VERIFY WITH ARCHITECT ALL SITE POWER
AND FINISHED SITE LIGHTING LOCATIONS.
GENERAL NOTES
℄ OCEAN VIEW STREET
31411 HOLLY DRIVE
31441 HOLLY DRIVE
℄ HOLLY DRIVE 3:12 3:12
TERRACED LANDSCAPE AREA
31421 HOLLY DRIVE
1:12
1:12
1 2:12
BUILDING SETBACK
SITE WALL
FENCE
PROPERTY LINE
SITE PLAN LEGEND
20'-0" R.Y.S.B. 7'-1" 17'-6"
17'-6"
TRASH
STORAGE 5'-6"
AC UNIT NOISE ANALYSIS
SOUND RATING OF EQUIPMENT 76 dB
+ EQUIPMENT LOCATION FACTOR <3 dB>
- BARRIER SHIELDING FACTOR <--->
- DISTANCE FACTOR <23.5>
- SOUND ATTENUATION REDUCTION <6dB>
TOTAL 76-26.5 = 49.5 dB (COMPLIES WITH CITY OF LB REQ.) 5'-0" REDUCED GARAGE F.Y.S.B.
REFERENCE SHEET A501
DETAIL #3 FOR SOUND
ATTENUATION TECHNIQUES
REFERENCE SHEET A501
DETAIL #4 FOR
MANUFACTURER'S
SPECIFICATION SHEET
7'-3"
PARKING SPACE #1
8'-8"x18'-0"
EXISTING
STONE PATH
EXISTING
RETAINING WALL
T.O. EXISTING WALL
BELOW = 188'-3"
T.O. NEW WALL =
185'-6" TO REPLACE
(E) NON-STRUCTURAL
WALL
NEW AT GRADE
STAIR
NEW 4' HIGH WOOD
FENCE AND GATE
T.O. MAIN LEVEL F.F.
197'-3"
T.O. BASEMENT F.F.
188'-7"
T.O. GARAGE F.F.
206-3"
T.O. EXISTING
WALL = 208'-6"
T.O. EXISTING
CURB = 206'-0"
4'-0"
T.O. PATIO F.S.
196'-10"
PROVIDE 5' HIGH WOOD POOL SECURITY
FENCING PER LBMC 25.50.016 AND LBMC
25.50.012 (A). THE FENCE SHALL HAVE
SELF-CLOSING GATES AT LEAST FIVE FEET
HIGH WITH SELF-LATCHING MECHANISM.
LATCHES SHALL BE INSTALLED AT LEAST
FOUR FEET ABOVE GROUND LEVEL.
NEW 6'Ø PRE-FABRICATED,
FREESTANDING, SELF CONTAINED
JACUZZI. JACUZZI TO BE COVERED
WITH LOCKABLE COVER WHEN NOT
IN USE. AN AUTOMATIC FILL DEVICE
IS NOT TO BE USED.
17" HIGH STEP / SEAT
AROUND 6' Ø JACUZZI
5'-0"
54'-5" LOT WIDTH 139'-0
1 2
"
F.G. = 185-9"
DN
(N) 6'-0" RETAINING WALL
DETAIL 6/S-0.20
(N) V-DITCH FOR
DRAINAGE
4'-4" S.Y.S.B.
EXISTING APPROVED
24" DECK EXPANSION
4T @ 12"
5R @ 6" 10'-0"
7'-1" S.Y.S.B. 126'-2" LOT DEPTH
SITE PLANS
A006
1 1/8" = 1'-0"
EXISTING SITE PLAN
NORTH
2 1/8" = 1'-0"
PROPOSED SITE PLAN
NORTH
7 7
98 DOOR & FRAME REFERENCE,
REFER TO DOOR & FRAME
SCHEDULE ON A900
NEW DOOR
EXISTING WALL &
DOOR TO REMAIN
NEW PARTITION WALL
FLOOR PLAN LEGEND
ROOM NUMBER
ROOM NAME ROOM
NAME
100
ELEVATION REFERENCE
SHEET NUMBER
VIEW NUMBER
KEYNOTES
MECHANICAL / PLUMBING (INSTALL PER MFR. REQUIREMENTS)
P1 WATER CLOSET - MAXIMUM 1.28 GALLON PER FLUSH. CONFIRM WITH OWNER AND ARCHITECT FOR FLOOR MOUNT OR WALL MOUNT SPEC.
P2
SINK & FAUCET - VERIFY MFR. & MODEL WITH OWNER & ARCHITECT.
CONFIRM MOUNTING STYLE WITH OWNER AND ARCHITECT. PROVIDE GARBAGE DISPOSAL WHERE REQUIRED. INSTALL PER MFR. SPEC'S P3
SHOWER VALVE - VERIFY HEAD QUANTITY, LOCATION, MFR. & MODEL WITH OWNER AND ARCHITECT. INSTALL PER MFR'S SPECIFICATIONS.
CONTROL VALVE FOR SHOWER SHALL BE OF THE PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE TYPE (418 CPC)
SHOWER DRAIN TO BE INFINITY LINEAR DRAIN
P4
SOAKING TUB & VALVE, VERIFY MFR. & MODEL WITH OWNER. INSTALL PER MFR'S SPEC'S. CONTROL VALVE FOR BATHTUB SHALL BE OF THE PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE TYPE (418 CPC)
P5 HOSE BIB - MOUNT IN RECESSED CABINET, CONFIRM LOCATIONS WITH
OWNER AND ARCHITECT
P6 OUTDOOR SHOWER
P7 POT FAUCET
P8
WATER HEATER - AMERICAN WATER HEATERS RESIDENTIAL GAS
HIGH-EFFICANCY POWER DIRECT VENT 75 GAL., MODEL VG6275T100NV, PER T-24. PROVIDE RECIRCULATING PUMP. WATER HEATER MUST BE STRAPPED TO WALL. PROVIDE AIR FOR COMBUSTION & VENTILATION PER CMC 701, INSTALL PER MFR'S SPEC'S. SEE A151 LOWER LEVEL POWER PLAN FOR MORE INFORMATION. PROVIDE 3 INCH CLEARANCE ON ALL SIDES, BACK AND TOP AND 6 INCHES IN FRONT. ALL WATER HEATER
INSTALLATION LOCATIONS, REGARDLESS OF PROPOSED WATER HEATING SYSTEM, SHALL HAVE: (BEES 150.0(n)1A-D)
P9
AC PRO ALLIED #4AC16L36P-50A 14 SEER CONDENSING UNIT. AC UNIT TO MAINTAIN A 5-FOOT CLEARANCE FROM ALL PROPERTY LINES. MAXIMUM DECIBEL LEVEL TO BE 60 DB DURING THE DAY AND 50 DB AT NIGHT.
PROVIDE SOUND ATTENUATION AND SHOCK ABSORBENT BASE AS
REQUIRED., INSTALL PER MFR'S SPEC'S. (13.00 SEER/10.00 EER, MIN.) P10
CARRIER INDOOR DUCTED HEATING & COOLING MULTI-ZONE AIR HANDLER UNIT, (95% AFUE, MIN.) PER T-24, PROVIDE AIR FOR COMBUSTION & VENTILATION PER CMC 701, INSTALL PER MFR'S SPECS. PROVIDE 3" CLEARANCE ON ALL SIDES, BACK AND TOP AND 6" IN FRONT. ANCHOR FAU PER CMC 303.4 AND MFR'S INSTRUCTIONS
P11
HIGH EFFICIENCY TANKLESS WATER HEATER - WATER HEATER TO BE WALL MOUNTED. PROVIDE AIR FOR COMBUSTION & VENTILATION PER CMC 701, INSTALL PER MFR'S SPEC'S.
CABINETS
C1 CLOSET MILLWORK - VERIFY LAYOUT, STYLE & FINISH WITH OWNER AND ARCHITECT.
C2
FLOOR & WALL MOUNTED CABINETS & MILLWORK, VERIFY LAYOUT, STYLE & FINISH WITH OWNER AND ARCHITECT. AT BASE CABINETS PROVIDE
STONE SLAB COUNTERTOP & BACK SPLASH, VERIFY SPECIFICATION WITH
OWNER & ARCHITECT
APPLIANCES (INSTALL PER MANUFACTURER REQUIREMENTS)
A1 WASHER - PROVIDE RECESSED PAN & FLOOR DRAIN
A2
DRYER - 4" MIN. VENT TO OUTSIDE, EQUIPPED WITH A BACK-DRAFT DAMPER. MAX DUCT LENGTH 14' WITH (2) 90° BENDS FOR MTL. DUCT, INSTALL PER CMC 504.3.1.2 & MFR'S SPEC'S.
A3 DISHWASHER - INSTALL PER MFR'S SPEC'S
A4 SUB-ZERO REFRIGERATOR/FREEZER
A5
RANGE & HOOD - WOLF DUAL FUEL RANGE & WOLF PRO WALL DUCTED EXHAUST HOOD. MINIMUM 100 CFM PER CMC 504.2 & ASHRA 62.2. MAX.
SOUND RATING OF 2 SONE @ 100 CFM. INSTALL PER MFR'S SPEC'S.
PROVIDE SMOOTH METAL SURFACE ON INTERIOR OF DUCTED EXHAUST HOOD.
A6 WOLF MICROWAVE OVEN DRAWER
A7 WOLF 30" BUILT-IN OVEN
A8 UNDERCOUNTER SUBZERO REFRIGERATOR
FINISHES
F1 TILE SHOWER WALLS & FLOOR - VERIFY SIZE, PATTERN & STYLE WITH
OWNER AND ARCHITECT, INSTALL PER MANUFACTURER'S SPECIFICATION F2
STONE TILE FLOOR - VERIFY SIZE, PATTERN & STYLE WITH OWNER AND
ARCHITECT, INSTALL PER MANUFACTURER'S SPECIFICATION
F3 WOOD FLOORING - CONFIRM SPECIFICATION WITH OWNER AND
ARCHITECT
F4 NOT USED
MISCELLANEOUS
M1 FRAMELESS GLASS - PROVIDE SAFETY GLASS
M2 DRYER COMPARTMENT MAKEUP AIR VENT, 100 SQ. IN. PER CMC 504.3.1 M3 CABLE HANDRAIL/GUARDRAIL - 42" HIGH, CONFIRM FINISH AND STYLE
WITH OWNER AND ARCHITECT
M4 NOT USED
M5
GARAGE SHALL BE SEPARATED FROM THE RESIDENCE AND IT'S ATTIC, STRUCTURE(S) SUPPORTING FLOOR/CEILING ASSEMBLIES BY 5
8" GYPSUM
BOARD APPLIED TO THE GARAGE SIDE, PER CRC R302.6.
M6 PROVIDE SCHLUTER-DITRA-HEAT ELECTRIC FLOOR WARMING SYSTEM AT THE ENTIRE BATHROOM AREA, INSTALL PER MFR'S SPEC'S.
M7
AT ENCLOSED ACCESSIBLE SPACES UNDER STAIRS THE WALLS,
UNDER-STAIR SURFACE & SOFFITS SHALL BE PROTECTED ON THE ENCLOSED SIDE BY 5
8" GYPSUM BOARD.
001
XXXX
X
ZONING SUBMITTAL
DELTA 1 01.20.2022
DELTA 2 04.27.2022
DELTA 3 08.22.2022
PERMIT PLAN CHECK 03.23.2023
PERMIT SET 05.08.2023
DELTA 4 08.06.2024
DELTA 5 01.02.2025
DELTA 6 04.29.2025
08.05.2021
DAVID B. FRITH
349 THIRD STREET
LAGUNA BEACH, CA 92651
949.376.3080
AINA & GORDON MCBEAN
MCBEAN RESIDENCE
31421 HOLLY DR
LAGUNA BEACH, CA 92651
PROJECT:
CLIENT:
PROFESSIONAL SEAL:
ARCHITECT OF RECORD:
SIGNATURE DATE
SUBMISSION DATE
SCALE: AS NOTED
PROJECT NO: 21110
DELTA 7 06.04.2025
190' ENTRY BENCH
BAR
5'-5" X 2'-0"
LINE OF EXISTING
GARAGE ABOVE
EXISTING
RIDGE ABOVE
EXISTING
BEAM ABOVE
ROOF ABOVE
PLANTER 5'-7" 9'-8" 4'-5
1 2
" 5'-9
1 2
" 4'-5
1 2
" 4'-5"
MASTER
CLOSET
110
POWDER
103
ENTRY
101
MASTER
BATHROOM
109
MASTER
BEDROOM
108
LIVING
ROOM
104
DINING
ROOM
105
KITCHEN
106
PANTRY
107
DECK
BUILT-IN
WINDOW SEAT
11 1
2 " 2'-3"
8'-6" 2'-6"
CANTILEVERED
BAY WINDOW
CANTILEVERED
BAY WINDOW 13'-3"
28'-6" 10'-0"
T.O. MAIN LEVEL F.F.
197'-3"
T.O. DECK F.S.
197'-1"
A500
2 A501
2 A502
2 A503
2 A600
1 BUILT-IN
DESK
UP UP
A600
2 T.O. PATIO F.S.
196'-10"
T.O. LANDING
198'-1"
T.O. LANDING
200'-7"
T.O. LANDING
203'-1"
T.O. LANDING
206'-3"
LANDING AT EXISTING GRADE
4'-0"
⅊
4'-4" S.Y.S.B.
7'-1" S.Y.S.B. 10'-0" F.Y.S.B
⅊
NEW 6'Ø PRE-FABRICATED,
FREESTANDING, SELF
CONTAINED JACUZZI. BUILT-IN
SEATING
17" HIGH STEP /
SEAT AROUND 6' Ø
JACUZZI
5'-0" A601
#
BENCH
103
110
A
110
B
109
A
108
A
108
D
108
E
108
F
108
G
105 104
A
105
B
106
F
106
E
106
D
106
C
106
B
106
A
107
101
A
108
C
108
B
101
C
DN
P1
P1
C2
C2
P2
C2
P2
C2
C2
C2
C2
C2 C2
C2
P2
C2
C2
C2
C2
C2
C1
P3 F1
P4
P5
P7
A3
A5
A6
A7
A4
A8
F2
F2
F3
F3
M1
M3
M3
M6
109
C
109
D
109
E
109
F
REFERENCE STAIR
DETAILS PLAN ON
1/A700 1'-6"
1'-6"
6'-11
1 2 5'-0 " 12
" 16'-6" 3'-7"
5'-8
1 2
" 9'-10
1 2
" 12'-5"
110
B 3'-4
1 2
" 6'-4
1 2
"
2'-7
1 2 2'-5 " 1
2 " EQ. EQ.
2'-3"
4'-11
1 2
"
2'-6
1 2
"
110
B
109
G
3'-6
1 2
" 1'-6" 3'-5
1 2 1'-6 " 1
2 "
110
B EQ. EQ.
4'-3
1 2
" EQ. EQ. EQ. EQ.
4'-0" 6'-1" 4'-8"
FUR WALL TO FLUSH WITH
SLIDING DOOR FRAME 3'-0"
24" DECK EXPANSION
EXISTING APPROVED
MAIN LEVEL NEW
WORK PLAN
A101
1 1/4" = 1'-0"
MAIN LEVEL NEW WORK PLAN
NORTH
7 7
99 ZONING SUBMITTAL
DELTA 1 01.20.2022
DELTA 2 04.27.2022
DELTA 3 08.22.2022
PERMIT PLAN CHECK 03.23.2023
PERMIT SET 05.08.2023
DELTA 4 08.06.2024
DELTA 5 01.02.2025
DELTA 6 04.29.2025
08.05.2021
DAVID B. FRITH
349 THIRD STREET
LAGUNA BEACH, CA 92651
949.376.3080
AINA & GORDON MCBEAN
MCBEAN RESIDENCE
31421 HOLLY DR
LAGUNA BEACH, CA 92651
PROJECT:
CLIENT:
PROFESSIONAL SEAL:
ARCHITECT OF RECORD:
SIGNATURE DATE
SUBMISSION DATE
SCALE: AS NOTED
PROJECT NO: 21110
DELTA 7 06.04.2025 9'-0"
T.O. GARAGE F.F.
206-3" 8'-8"
T.O. BASEMENT F.F.
188'-7"
T.O. MAIN LEVEL F.F.
197'-3" ⅊
10'-0"
F.Y.S.B.
15' MAXIMUM BUILDING HEIGHT ABOVE UPPER CURB
5'-0"
REDUCED
GARAGE F.Y.S.B.EXISTING HEIGHT ABOVE CURB 9'-8"
T.O. UPPER CURB
206'-0"
40'-0" 13'-0"
30' BUILDING
ENVELOPE ABOVE
EXISTING GRADE 2 5 3 3 4 4 1 4
EXISTING GRADE
EXISTING RETAINING
WALLS
FLOOR LINE BEYOND HEIGHT ABOVE GRADE EXISTING HEIGHT ABOVE GRADE 18'-2" 20'-2" EXISTING HEIGHT ABOVE CURB 9'-8" T.O. RAILING
3'-6" A.F.S. 9'-0"
T.O. GARAGE F.F.
206-3" 8'-8"
T.O. BASEMENT F.F.
188'-7"
T.O. MAIN LEVEL F.F.
197'-3"
15' MAXIMUM BUILDING HEIGHT ABOVE UPPER CURB ⅊
10'-0"
5'-0"
REDUCED
GARAGE F.Y.S.B.
T.O. UPPER CURB
206'-0" 13'-0"
F.Y.S.B.
T.O. ROOF
210'-6"
40'-0" 30'-0"
30' BUILDING
ENVELOPE ABOVE
EXISTING GRADE 6 7 9
EXISTING GRADE
STAIR LANDING AT
EXISTING GRADE
EXISTING RETAINING
WALLS
NEW 6'Ø PRE-FABRICATED,
FREESTANDING, SELF
CONTAINED JACUZZI.
REMOVE EXISTING
RETAINING WALLS
FLOOR LINE BEYOND
17" HIGH STEP / SEAT
AROUND 6' Ø JACUZZI
(N) 6'-0" RETAINING WALL
PER DETAIL 6/S-0.20
(N) V-DITCH FOR
DRAINAGE
10'-0" 24" DECK EXPANSION
EXISTING APPROVED
ELEVATION KEYNOTES
EXISTING ROOFING TO BE REPLACED WITH CLASS 'A' STANDING SEAM METAL ROOF.
PROVIDE GUTTERS AND DOWNSPOUTS TIED INTO EXISTING DRAINAGE SYSTEM
EXISTING ROOF TO BE REPLACED WITH NEW ENTRY ROOF
EXISTING STAIR TO BE REPLACED, REFERENCE NEW WORK PLANS
EXISTING WINDOWS / DOOR TO BE REMOVED, REFERENCE NEW WORK PLANS FOR
REVISED OPENING
EXISTING CHIMNEY TO BE REMOVED
CUT OPENING FOR NEW DOOR OR WINDOW, REFERENCE NEW WORK PLANS
NEW RAISED ROOF AT ENTRY, REFERENCE NEW WORK PLANS
PROPOSED EXTERIOR LIGHT FIXTURE, REFERENCE EXTERIOR LIGHTING PLAN FOR MORE INFORMATION. LIGHT FIXTURES MUST BE DOWN LIT OR SHIELDED TO PREVENT GLARE. TOP OF FIXTURE TO BE OPAQUE.
NEW HORIZONTAL SIDING, REFERENCE DETAILS 3-5/A800
NEW BAY WINDOW
NEW SELF CLOSING WOOD GATE WITH SELF-LATCHING MECHANISM. REFER TO SITE PLAN FOR HEIGHT 123456789
10 11
EXTERIOR
ELEVATIONS
A502 2 1/4" = 1'-0"
PROPOSED WEST ELEVATION 1 1/4" = 1'-0"
EXISTING WEST ELEVATION 7 7
100