N
11'
4'
5'
4' 18'
8'
25'
48'-10"
8'-4"
18'-0"
8'-0" 8'-0"
15'-0"
18'
8'-4"
18'
8'-4"
18'
8'-4"
4'
8'
24'-8"
28'-8"
3'
15'-0"
4'
6' 12'-9"
14'-9"
9'-9"
9'-10"
7'-2"
11'-6"
5'-3"
(E) STRIPED PATH OF TRAVEL
EXISTING PARKING
DROP OFF ZONE
60"X60"
LANDING
10'
SHEET INDEX:
A0-1: COVER SHEET
A2-1: EXISTING BUILDING FLOOR PLAN
A2-2: PROPOSED BUILDING FLOOR PLANS
A3-1: SITE PHOTOS
SOUTH COAST HWY
CURB AND GUTTER
SIDEWALK
P R O J E C T
N O R T H
PROPERTY LINE 50'
PROPERTY INFORMATION:
OWNER: Kelly Ware, TTE, John Ware Trust
25095 Dana Laurel, dana point CA, 92629 Ph: 949 370-1791 Assessor Parcel Number: 644-271-07
Legal Description: TR 763 CITY BLK 26 LOT 7
Lot Size: 6,910 SQUARE FEET
Number of Stories: 1
Specific Plan Area: N/A
Building Site Designation: Yes
Environmentally Sensitive Areas: None
Fire Safety Designation: N/A
On Site Turnaround Required: Yes
Special Subdivision Map Building Setback: 6 feet from SCH Special Street Plan Requirements: 100ft Coast Hwy ROW
Special Subdivision Map Height Standards: None
Use Type: Commercial-1
Construction Type: V-B
Historical Designation: "C" Contributive Rating
"NON-SPRINKLERED"
SCOPE OF WORK:
INTERIOR TENANT IMPROVEMENT: PROVIDE A COFFEE SHOP AT THE FRONT,
AND A TAVERN AT THE REAR INCLUDING (EXISTING) BAR, LOUNGE SEATING, AND TABLE SEATING. EXISTING PERMITTED MERCANTILE TO REMAIN.
VAN ACCESSIBLE
(E) ADA PARKING SIGN
SPACE 2
STANDARD
SPACE 3
COMPACT
PLANTER
SPACE 5
STANDARD
SPACE 6
STANDARD
SPACE 7
STANDARD
CHAIN LINK FENCE
PROPERTY LINE
(50')
SITE PLAN
SCALE: 1/8"= 1'-0"
PEARL STREET
CURB AND GUTTER
22'-2 1/2"
DRIVEWAY ENTRANCE
RETAINING WALL WITH W.I. FENCE PROPERTY LINE (150')
SIDEWALK
CHAIN LINK FENCE
PROPERTY LINE (150')
POT TO RETAIL
Gross floor area: 2888.95 s.f.
Retail area (permitted): 605 s.f.
ENTRY 3
ENTRY 1 ENTRY 2
5% MAXIMUM SLOPE
EXISTING RESTROOM
56.34 S.F.
AREA TABULATION
MERCANTILE AREA 605 S.F.
COFFEE SHOP 632 S.F.
TAVERN 733.5 S.F.
OTHER 918.45 S.F.
TOTAL BUILDING: 2888.95 S.F.
EXISTING UTILTY
20 S.F.
Occupancy load = ## - see SHT A2-2
TRASH RECEPTICALS
3 REQUIRED PROVIDE 5'
REMOVEABLE SCREEN
EXISTING
STORAGE
12 S.F.
MOTORCYCLE 1
MOTORCYCLE 2
SPACE 4
COMPACT
ON SITE TURNAROUND
25' X 25'
24' MIN DRIVE
AISLE
PEARL ST GENERAL STORE PEARL ST COFFEE SEAHORSE TAVERN
1796 S. COAST HWY LAGUNA BEACH CA 91651
Business Name: "PEARL ST GENERAL STORE, PEARL ST COFFEE, SEAHORSE TAVERN"
LEGEND
MERCANTILE AREA
OUTDOOR SEATING
4 SEATS (NON-FIXED)
SPACE 1 ADA
Property Address: 1796 S. COAST HWY, LAGUNA BEACH, C 92651 EXTERIOR: REMOVE UNPERMITTED AWNINGS
EXISTING SIGNAGE, LIGHTING, AND ALL OTHER EXTERIOR FEATURES TO REMAIN (SHT A3-1).
NO PLANTERS, FIXED SEATING, OR OTHER PERMANENT FEATURES PROPOSED AT FRONT.
REMOVE AWNING
EXIST SIGN TO REMAIN
SEE SHT A3-1
REMOVE AWNING REMOVE AWNING
6' F.Y.S.B. SPECIAL SUBDIVISION
REMOVE AWNING
POWER
POLE
CROSSING
SIGN
UTIL BOX
MAILBOX
STOP SIGN
TYPE M RETAIL
EXISTING/PERMITTED
605 SQ. FT.
PEARL ST GEN. STORE
(COFFEE SHOP)
632 SQ. FT.
PEARL ST COFFEE
BLUE STRIPED PATH
OF TRAVEL
COFFEE SHOP
TAVERN
SEAHORSE TAVERN
733.5 SQ. FT.
CLOSED AREA
830 SQ. FT.
D A T E
S C A L E
1 0 5 2 N O R T H C O A S T H I G H W A Y , L A G U N A B E A C H , C A L I F O R N I A 9 2 6 5 1
A R C H I T E C T U R E P L A N N I N G I N T E R I O R D E S I G N E - M A I L: D M P A R C H I T E C T 8 8 @ G M A I L . C O M W W W . D M P A R C H I T E C T . C O M D A V I D M. P A R K E R, A R C H I T E C T
INTERIOR REMODEL PROJECT
LAGUNA BEACH, CA 92651
1796 SOUTH COAST HIGHWAY
P R O J E C T:
T I T L E9 4 9 8 7 2 - 6 6 1 6
DAVID PARKER
ARCHITECT OF RECORD
A0-1 COVER SHEET
VICINITY MAP
S H E E T
NOTED
GENERAL NOTES:
1 CONTRACTOR SHALL VERIFY THAT EXISTING CONDITIONS ARE AS INDICATED ON THE DRAWINGS. NOTIFY THE ARCHITECT OR ENGINEER IMMEDIATELY OF VARIATIONS OR DISCREPANCIES. DO NO PROCEED WITH AFFECTED WORK UNTIL THE VARIATIONS OR DISCREPANCIES ARE RESOLVED BY THE ARCHITECT OR ENGINEER. 2 THE DRAWINGS SHOW PRINCIPAL AREAS OR WORK. INCIDENTAL REMOVALS, RELATIONS, REPLACEMENTS, PATCHING AND REPAIRING MAY ALSO BE NECESSARY IN ARES. THIS INCIDENTAL WORK, ALTHOUGH NOT NECESSARILY SHOWN ON THE DRAWINGS IS ALSO PART OF THE CONTRACT. ASCERTAIN THE WORK NEEDED, AND SO THAT WORK IN ACCORD WITH THE CONTRACT REQUIREMENTS, AND AS PART OF THE CONTRACT AMOUNT.
3 ALL CONSTRUCTION AND INSTALLATION WORK SHOWN ON THE DRAWINGS SHALL BE DONE IN ACCORDANCE WITH ALL APPLICABLE CODES AND ORDINANCES. USE METHODS AS REQUIRED TO COMPLETE WORK WITHIN LIMITATIONS OF ALL PREVAILING LAWS AND CODES.
4 DO NOT SCALE DRAWINGS. USE DIMENSIONS SHOWN. ALL DIMENSIONS SHALL BE VERIFIED IN THE FIELD. DIMENSIONS FROM NEW SURFACES ARE TO FACE STRUCTURE UNLESS OTHERWISE NOTED. DIMENSIONS NOTED TO BE "CLEAR" ARE TO FACE OF FINISH.
DIMENSIONS OF EXISTING CONDITIONS ARE FOR REFERENCE ONLY AND SHALL BE VERIFIED BY THE CONTRACTOR IN THE FIELD. 5 SAFETY MEASURES: AT ALL TIMES THE CONTRACTOR SHALL BE SOLELY AND COMPLETELY RESPONSIBLE FOR THE CONDITIONS AT THE JOB SITE, INCLUDING SAFETY OF PEOPLE AN PROPERTY. ARCHITECT OR ENGINEER SITE VISITS ARE NOT INTENDED TO REVIEW THE ADEQUACY OF THE CONTRACTORS SAFETY MEASURES.
6 INSTALL MANUFACTURED MATERIALS AND EQUIPMENT PER MANUFACTURER'S RECOMMENDATIONS AND INSTRUCTIONS UNLESS OTHERWISE NOTED.
7 ALL WASTE AND REFUSE CAUSED IN CONNECTION WITH THE WORK SHALL BE REMOVED FROM THE PREMISES AND DISPOSED OF BY THE CONTRACTOR. THE PREMISES SHALL BE LEFT CLEAR AND CLEAN TO THE SATISFACTION OF THE OWNER'S REPRESENTATIVE. 8 APPLICATION OF FINISHES: SURFACES PREVIOUSLY PREPARED OR INSTALLED BY ANOTHER TRADE SHALL BE INSPECTED CAREFULLY BY THE CONTRACTOR AND SUB-CONTRACTORS BEFORE APPLYING SUBSEQUENT MATERIALS OR FINISHES. IF SURFACES ARE NOT
ACCEPTABLE, CONTRACTOR AND ARCHITECT OR ENGINEER SHALL BE NOTIFIED IMMEDIATELY IN ORDER TO MAKE CORRECTIONS AS NEEDED. APPLICATIONS OF FINISHES WILL BE CONSTRUED AS ACCEPTANCE OF RESPONSIBILITY BY SUBCONTRACTOR FOR THE BASE UPON WHICH IT IS APPLIED.
9 INSTALL ALL WORK PLUMB LEVEL AND STRAIGHT.
10 CONTRACTOR SHALL DESIGN AND INSTALL SHORING AS REQUIRED TO PERFORM WORK. RESPONSIBILITY FOR ENGINEERING, CONSTRUCTION AND SAFETY OF THE SHORING SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. 11 REFER TO SPECIFICATIONS FOR ADDITIONAL INFORMATION. THE PROJECT SPECIFICATIONS SHALL TAKE PRECEDENCE OVER THESE NOTES.
12 CONFLICTS BETWEEN VARIOUS ELEMENTS OF THE DRAWINGS, SPECIFICATIONS, NOTES AND DETAILS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT OR ENGINEER AND RESOLVED BEFORE PROCEEDING WITH THE WORK. DETAILS SHOWN SHALL BE INCORPORATED INTO THE PROJECT AT ALL APPROPRIATE LOCATIONS WHETHER SPECIFICALLY CALLED OUT OR NOT. THE MOST STRINGENT REQUIREMENT WILL APPLY.
13 THE CONTRACTOR MUST SUBMIT IN WRITING ANY REQUESTS FOR MODIFICATIONS TO THE PLANS AND SPECIFICATIONS. SHOP DRAWINGS SUBMITTED TO THE ARCHITECT OR ENGINEER FOR HIS/HER REVIEW DO NOT CONSTITUTE "IN WRITING" UNLESS IT IS CLEARLY NOTED ON THE SUBMITTAL THAT SPECIFIC CHANGES ARE BEING REQUESTED WITH THE PHRASE "REQUESTED CHANGE" 14 REVISIONS AFTER PERMIT HAS BEEN ISSUED: ANY REVISIONS SHALL BE SUBMITTED FOR REVIEW AND APPROVAL FROM THE BUILDING INSPECTION OFFICE OR THE JURISDICTIONAL BODY PRIOR TO ACTUAL CONSTRUCTION. PERMITS ARE REQUIRED FOR REVISIONS.
15 FINAL AS BUILT SET WITH ALL REVISIONS DURING CONSTRUCTION INCORPORATED, SHALL BE SUBMITTED TO THE BUILDING INSPECTION OFFICE/OFFICIALS FOR RECORD AS IS REQUIRED BY THE JURISDICTION. 16 GENERAL CONTRACTOR IS RESPONSIBLE FOR COMPLYING WITH ALL APPLICABLE SECTIONS OF CFC CHAPTER 33, FIRE SAFETY DURING CONSTRUCTION, AND DEMOLITION.
17 PRIOR TO FINAL, GENERAL CONTRACTOR SHALL PROVIDE DOCUMENTATION INDICATING THAT THE BUILDING HAS BEEN TESTED BY A LICENSED CONTRACTOR AND COMPLIES WITH CFC SECTION 510, EMERGENCY RESPONDER RADIO COVERAGE. 18 CURTAINS, DRAPERIES, FABRIC HANGERS AND SIMILAR COMBUSTIBLE DECORATIVE MATERIALS SUSPENDED FROM WALLS OR CEILING SHALL COMPLY WITH CFC 807.3 AND SHALL NOT EXCEED 10% OF THE SPECIFIC WALL OR CEILING AREA TO WHICH SUCH MATERIALS ARE ATTACHED. GENERAL CONTRACTOR IS RESPONSIBLE FOR PROVIDING MANUFACTURER'S SPECIFICATIONS SHEETS TO VERIFY THIS REQUIREMENT IS MET.
19 CONTRACTOR SHALL ERECT AND MAINTAIN ALL TEMPORARY BARRIERS OR GUARDS FOR WEATHER PROTECTION FOR THE BUILDING AND ITS CONTENTS DURING THE CONSTRUCTION.
20 CONTRACTOR SHALL SUBMIT SHOP DRAWINGS AND OBTAIN ALL APPROVALS FROM AUTHORITY HAVING JURISDICTION FOR THE FOLLOWING DEFERRED SUBMITTALS (FIRE DEPARTMENT APPROVAL MUST BE OBTAINED PRIOR TO COMMENCEMENT OF WORK):
A FIRE SPRINKLER SYSTEM (WHERE MODIFICATION TO (E) SYSTEM PROVIDE DOCUMENTATION FOR SUCH ALTERATIONS.
B FIRE SPRINKLER MONITORING AND ALARM/ NOTIFICATION SYSTEM. issue
THIS PROJECT SHALL COMPLY WITH:
-THE 2022 CALIFORNIA BUILDING CODE (CBC)
-THE 2022 CALIFORNIA ELECTRICAL CODE (CEC)
-THE 2022 CALIFORNIA MECHANICAL CODE (CMC)
-THE 2022 CALIFORNIA PLUMBING CODE (CPC)
-THE 2022CALIFORNIA FIRE CODE (CFC)
-THE 2022 BUILDING ENERGY EFFICIENCY STANDARDS (BEES)
-THE 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE (CAL Green) - LAGUNA BEACH MUNICIPAL CODE
10/15/2025
PARKING NOTES:
COFFEE SHOP PARKING: 7AM-5PM
TAVERN PARKING: 5PM-11PM
*NO TIME OVERLAP*
Chair Dimensions: 32.3" H X 19.7" W X 23.6" D
Table Dimensions: 18.1" H X 16.9" D X 16.9" W 1
1 -
EXP. 08/31/27
legalize existing window sign seahorse decals and painted wall sign at rear.
For parking calculation and join use of parking spaces, see separate sheet included with the submission.
1’10” RECEIVED 11/12/2025 PLANNING DIVISION
CITY OF LAGUNA BEACH
11/8/2025
PLANNING DIVISION
CLEARED 11/25/2025 Signature __________ Date _____________ S. Olsen Attachment 6
63 D A T E
S C A L E
1 0 5 2 N O R T H C O A S T H I G H W A Y , L A G U N A B E A C H , C A L I F O R N I A 9 2 6 5 1
A R C H I T E C T U R E P L A N N I N G I N T E R I O R D E S I G N E - M A I L: D M P A R C H I T E C T 8 8 @ G M A I L . C O M W W W . D M P A R C H I T E C T . C O M D A V I D M. P A R K E R, A R C H I T E C T
INTERIOR REMODEL PROJECT
LAGUNA BEACH, CA 92651
1796 SOUTH COAST HIGHWAY
P R O J E C T:
T I T L E9 4 9 8 7 2 - 6 6 1 6
DAVID PARKER
ARCHITECT OF RECORD
S H E E T
NOTED
issue
A2-1 EXISTING BUILDING FLOOR PLAN SIGNAGE
10/15/2025
EXISTING NON-CONF GLASS SIGNAGE TO BE REMOVED
EXISTING
MERCANTILE SPACE
56.37 sf
12 sf
56.37 S.F.
12 S.F. 0.04
1.13 11.27
237
EXP. 08/31/27
Unpermitted kitchen to be removed
and converted to storage space
Legalize existing window sign seahorse
decals and painted wall sign at rear.
Legalize existing window sign seahorse
decal
OCCUPANCY LOAD CALCS:
MERCANTILE: 605 S.F. / 60 = 10.1
COFFEE SHOP: 602 S.F. / 60 = 10.0
STORAGE: 12 S.F. / 300 = 0.04
RESTROOM: 56.37 S.F. / 50 = 1.13
TOTAL OCCUPANCY LOAD = 21.27
2.89 sf
64 49'-7"
13'-11" 1'-11 1/2" 5'-10 1/2" 1'-11" 25'-11" 1'-11"
62'-2"
17'-5" 2'-8" 8'-6" 7'-11 1/2" 25'-7"
25'-6" 16'-7" 20'-1"
45'-7"
4'-0"
24'-5" 25'-2"
ACCESSIBLE ROUTE
PARKING
ENTRY 3
POS
4 SEATS
4 SEATS
4 SEATS
4 SEATS
W/H
12 SEATS TOTAL
BAR
PROVIDE
SOUND CURTAIN
REST
ROOM
UTILITY
JANITOR
MAIN
ENTRY 1 ENTRY 2
STORAGE
PROVIDE SOUND CURTAIN
3 SEATS
RETAIL DISLPAY
WORK SPACE STORAGE
COFFEE PREP
SINK
REFRIGPRODUCT DISPLAY
PIANO
FALSE FIREPLACE
EXISTING BAR
EXISTING COUNTER
9 12
13 13
7 7 7
13 21
5 9
5 5
33 5 5
5 36
20 8 8
31 31
5 4
5 5
1 5
14 14
22 11
9 9 10
23 25
26 30
30 30 30
32 38
24 24
18 6 6
33 34
4 PROPERTY LINE
PROPERTY LINE
SIDEWALK SIDEWALK
SIDEWALK
39 STORAGE
STORAGE
STORAGE
PEARL ST GENERAL STORE
converts to live entertainment after
5pm (no dancing allowed)
13 SEATS, 49 MAX OCCUPANCY
PEARL ST COFFEE SHOP
closed when tavern open
storage for retail displays
3 SEATS
LOUNGE
6 SEATS TOTAL
733.5 SF= 49 MAX
OCCUPANCY FOR
TAVERN
10 +6" DISPLAY PLATFORM
2 49'-7 1/2"
13'-11 1/2" 1'-11 1/2" 5'-10 1/2" 1'-11" 25'-11" 1'-11 1/2" 62'-2"
17'-5" 2'-8" 8'-6" 7'-11 1/2" 25'-7"
25'-6" 16'-7" 20'-1"
45'-7 1/2"
4'-0"
24'-5 1/2"
25'-2"
ACCESSIBLE ROUTE
PARKING
ENTRY 3
POS
W/H
BAR
PROVIDE
SOUND CURTAIN
REST
ROOM
UTILITY
JANITOR
MAIN
ENTRY 1 ENTRY 2
STORAGE
PROVIDE SOUND CURTAIN
RETAIL DISLPAY /HIGH TOP WORK SPACE STORAGE
COFFEE PREP
SINK
REFRIGPRODUCT DISPLAY
PIANO
FALSE FIREPLACE
EXISTING BAR
EXISTING COUNTER
9 12
13 13
7 7 7
13 21
5 9
5 5
33 5 5
5 36
20 8 8
31 31
5 4
5 5
1 5
14 14
22 11
9 9
23 25
26 30
30 30 30
32 38
24 24
18 6 6
33 34
4 PROPERTY LINE
PROPERTY LINE
SIDEWALK SIDEWALK
SIDEWALK
39 Unpermitted kitchen to be removed and
converted to employee-only storage space
STORAGE
STORAGE
STORAGE
PEARL ST GENERAL STORE
PEARL ST COFFEE SHOP
14 SEATS
LOUNGE
6 SEATS TOTAL
733.5 SF= 49 MAX
OCCUPANCY FOR
TAVERN
27 27 27
27 27
27 25POS
26 27
HOURS OF OPERATION:
7:AM TO 5PM MON-SUN
HOURS OF OPERATION:
7:AM TO 2PM MON-SUN
10 10
10 SEAHORSE TAVERN TO BE
CLOSED DURING
HOURS OF OPERATION
OUTDOOR SEATING
4 SEATS (NON-FIXED)
29 29
+6" DISPLAY PLATFORM
27 27
2 D A T E
S C A L E
1 0 5 2 N O R T H C O A S T H I G H W A Y , L A G U N A B E A C H , C A L I F O R N I A 9 2 6 5 1
A R C H I T E C T U R E P L A N N I N G I N T E R I O R D E S I G N E - M A I L: D M P A R C H I T E C T 8 8 @ G M A I L . C O M W W W . D M P A R C H I T E C T . C O M D A V I D M. P A R K E R, A R C H I T E C T
INTERIOR REMODEL PROJECT
LAGUNA BEACH, CA 92651
1796 SOUTH COAST HIGHWAY
P R O J E C T:
T I T L E9 4 9 8 7 2 - 6 6 1 6
DAVID PARKER
ARCHITECT OF RECORD
S H E E T
NOTED
issue
A2-2 FLOOR PLANS
10/15/2025
NEW DISHWASHER UNDER COUNTER
NEW WASH SINK UNDER COUNTER
NEW ICE-MAKER UNDER COUNTER
NEW MICROWAVE UNDER COUNTER (NO FOOD PREP, REHEATING ONLY)
40. 41.
42. 43.
40 41
42 43
ROLLER SHADES- TO BE PERMITTED, PREVIOUSLY UNPERMITTED
56.37 sf
12 sf
16.62 sf
1,249.54 sf
16.62 sf
236.49 sf
56.37 sf
12 sf
CLOSED AREA
OPEN AREA
EXP. 08/31/27
NOT INCLUDED IN NET AREA
PER CHAPTER 10 CBC
1-hr wall ,
separation between
both uses. Door
opening okay to
provide. Door must
be fire rated
Unpermitted kitchen to be removed
and converted to employee-only storage
Employee-only storage
Employee-only storage
401.52 sf
429.97 sf
1,530.24 sf
SHARED
STORAGE
AREA
429.97 sf
401.52 sf
44. 1-hr wall , separation between both uses. Door opening okay to provide. Door must be fire rated
44 45
44 45. One maximum occupancy sign per room (max 49 people) 27 27
27 27
27 27
D A T E
S C A L E
1 0 5 2 N O R T H C O A S T H I G H W A Y , L A G U N A B E A C H , C A L I F O R N I A 9 2 6 5 1
A R C H I T E C T U R E P L A N N I N G I N T E R I O R D E S I G N E - M A I L: D M P A R C H I T E C T 8 8 @ G M A I L . C O M W W W . D M P A R C H I T E C T . C O M D A V I D M. P A R K E R, A R C H I T E C T
INTERIOR REMODEL PROJECT
LAGUNA BEACH, CA 92651
1796 SOUTH COAST HIGHWAY
P R O J E C T:
T I T L E9 4 9 8 7 2 - 6 6 1 6
DAVID PARKER
ARCHITECT OF RECORD
S H E E T
NOTED
issue
A3-1 SITE PHOTOS DETAILS
10/15/2025
ROLLER SHADES- TO BE
PERMITTED, PREVIOUSLY
UNPERMITTED
EXP. 08/31/27
(WILL BE CONVERTED INTO EMPLOYEE-ONLY STORAGE)
(NOT IN USE)
66