Agenda packet — Laguna Beach City Council, May 13, 2026 (part 7 of 8)

Figure 14: Building Site Section A - Sheet A.3.1
Demonstrating Compliance with Maximum Building Height Envelope 27 Maximum building height permitted above curb elevation is 15 feet. Maximum building height permitted above finished or natural grade, whichever is more restrictive, is 30 feet. 22 of 1550
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Figure 15: Building Site Section B - Sheet A.3.2
Demonstrating Compliance with Maximum Building Height Envelope Figure 16: Building Site Section C – Sheet A3.3 Depicting Proposed Structure is Below Maximum Building Height Requirements (15-feet Above Curb Elevation and 30-feet Above Finished Grade) 23 of 1550
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Accordingly, substantial evidence in the administrative record supports the finding that the Project complies with applicable Zoning Code standards, including height limits, and satisfies the City’s Design Review Criteria and Design Guidelines related to scale, massing, and neighborhood compatibility. The Project would demolish an existing residence that presents a taller, two-story appearance along Coast Highway with a comparatively lower-profile residence that reads as a one-story structure at the highway, consistent with development patterns in the immediate vicinity, which include both one- and two-story buildings along the highway frontage. In addition, because the Project is located on the upper portion of the subject property, the residence and associated decking would be set back approximately 160 feet northeast of the sandy beach, whereas many surrounding properties contain structures that are situated substantially closer to the beach, including numerous examples within 100 feet. The Appellant has not demonstrated that the project is inconsistent with these requirements or that a variance is warranted.

5. “General Plan Consistency and Staff Report Accuracy” In short, the Appellant contends that the approved project is inconsistent with the City’s General Plan and asserts that the staff report contains numerous inaccuracies and misleading conclusions. These claims focus on alleged inconsistencies with General Plan and Local Coastal Program policies and Design Guidelines, particularly regarding protection of public and private views, scenic highway visual resources, and neighborhood compatibility, including view equity.

Staff’s Response
It is acknowledged that the Board staff report contains inaccuracies regarding the extent of public ocean view impacts, including the discussion of compliance with LUE Policy 2.10. However, this issue was not dispositive to the Board’s analysis or decision. The record indicates that some level of public view impact will occur. However, the presence of such impacts does not necessarily render them significant or inconsistent with applicable Local Coastal Program policies as those policies do not require the complete absence of impacts to public ocean views from every public vantage point. General Plan Consistency does not require perfect conformity with every policy or the elimination of all impacts. Under established California land use law, a project is considered consistent if, on balance, it aligns with the General Plan’s goals, policies, and objectives. The City retains discretion to interpret and apply its adopted policies, including balancing competing objectives such as protection of visual resources (e.g., LUE Policies 2.8,

2.9, 2.10, 3.10, 7.3, and 10.2, and CLU Policy 2.9) and the reasonable development of private property.

As discussed in detail under Appeal Contention No. 1, the Appellant’s claims regarding view obstruction and scenic highway impacts do not demonstrate a policy violation. The cited LUE and LUP policies require that development protect and minimize impacts to public views and scenic resources to the extent feasible; they do not mandate the preservation of a specific view corridor width, nor do they prohibit all view impairment. The Project was evaluated with respect to its visibility from Coast Highway and other public vantage points and incorporates design features including stepped massing, articulated building forms, and varied roof elements that reduce perceived bulk and maintain a lower visual profile. Site observations and visual simulations (Figures 6 and 7) demonstrate that while some views are affected, public coastal views are not eliminated and remain available from multiple locations. Accordingly, the Project is consistent with 24 of 1550
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the intent and requirements of the cited view protection and scenic resource policies. While the Appellant’s private ocean views would be somewhat impacted, the Board found that the Project achieves View Equity29.

With respect to neighborhood compatibility and view equity, the Design Review Criteria and Design Guidelines require that projects be compatible in scale, massing, and character, and that they reasonably balance the protection of views with site constraints and development rights. The approved Project satisfies these criteria30. As analyzed in prior sections of this report, the Project’s scale and massing are moderated through articulation, setbacks, and terracing, and the structure remains within the applicable zoning envelope. To contextualize this within its surroundings, the project’s height, bulk, and overall profile are consistent with and in several respects less visually prominent than nearby developed properties of similar zoning designation, with a proposed height of less than eight feet above the curb elevation at Coast Highway. Adjacent and nearby buildings exhibit a mix of one- and two-story forms, with variation in rooflines and building footprints, and are often accompanied by mature vegetation that further softens their visual presence. The surrounding Coast Highway corridor is characterized by a diverse pattern of development, including multi-level structures of varying size and form due to topographic and lot configuration differences. The Project is consistent with this pattern and does not introduce a form or intensity of development that is materially out of character with the area. The project remains within allowable lot coverage limits (35% maximum; 28% proposed) and reduces apparent bulk through articulation and terracing. Front, side, and rear setbacks in the vicinity are consistent with zoning standards, with some properties built closer to property lines. The Project exceeds the minimum required setbacks, creating greater separation than is typical in the area.

Regarding the Appellant’s assertion that the staff report contains “inaccuracies”, , while the Board report includes statements indicating no impacts to public ocean views, it is acknowledged that some degree of view impact may occur. Nonetheless, the presence of some coastal view impacts on fleeting public views does not, in and of itself, render the project inconsistent with applicable Local Coastal Program policies.

The staff report is based on a comprehensive review of the Project, including site inspections, analysis of plans and sections, evaluation of story poles, and application of the City’s adopted policies and guidelines.

Moreover, the Board independently reviewed the evidence, considered public testimony, and exercised its own judgment in making the required findings. The decision is therefore supported not only by staff analysis but by the independent evaluation of the hearing body.

Based on the full administrative record, including plans, story poles, site analysis, and public testimony, the Board’s findings show that the project is consistent with the General Plan, Local Coastal Program, and Design Guidelines. While the Appellant raises concerns regarding view impacts and interpretation of policies, these issues were appropriately considered and balanced by the Board. The General Plan does not mandate elimination of all impacts but requires reasonable design efforts to minimize them, which the Project satisfies.
29 DRB Resolution 2026-0024, Section 3; Finding 1, Criterion 16 (Page 8). 30 DRB Resolution 2026-0024, Section 3; Finding 1, Criteria 9 and 16 (Page 6 and 8). 25 of 1550
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6. “Public Input and Process Concerns”
In short, the Appellant contends that correspondence from multiple adjacent property owners was mischaracterized or inadequately represented in the staff report, limiting full consideration of neighborhood concerns.

Staff’s Response
The administrative record demonstrates that public input was appropriately solicited, documented, and considered throughout the review process. The public hearing notice noted oral testimony could be provided at the public hearing and accepted written comments until 5:30 p.m. on the business day preceding the hearing, ensuring a reasonable opportunity for participation. The Board agenda similarly provided for inperson and written submissions via mail and email, with a defined deadline to allow adequate time for review. Public correspondence received after agenda posting is distributed to Board members and linked to the agenda to be included as part of the public record. The record includes the notice, agenda, and submitted comments, confirming that public input was received and made available for consideration. Additionally, the staff report accurately summarized written correspondence received from neighboring property owners prior to the posting of the agenda (incorporated as Attachment 13 of the DRB Staff Report), including concerns related to building size, height, massing, potential view impacts, privacy, setbacks, and construction-related effects33.

In addition to written correspondence, the Board conducted site visits, received oral public testimony during a duly noticed public hearing, and engaged in deliberation prior to rendering its decision. The Board was therefore fully informed of the range of neighborhood concerns and was not limited to the summaries contained in the staff report.

It is important to note that the staff report is intended to provide a summary of key issues and does not reproduce all correspondence verbatim. Allegations that concerns were “misrepresented” reflect a difference in interpretation rather than evidence of procedural deficiency. All submitted correspondence was part of the public record and provide to the Board for independent review.

Accordingly, the City provided adequate public notice, opportunity for input, and fair consideration of community concerns, consistent with applicable legal requirements and due process standards. No evidence has been presented demonstrating that any alleged deficiency in summarizing correspondence prejudiced the Board’s decision or impaired the integrity of the review process. 33 Refer to the Public Correspondence section of the February 26, 2026 DRB Staff Report – Pages 27-28 (Attachment 5). 26 of 1550
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7. “Grading Impacts”
In short, the Appellant raises concerns regarding the volume of proposed grading, including associated truck trips, noise, and traffic impacts, and asserts that a reduced grading alternative is feasible.

Staff’s Response
Grading and structural design were reviewed for compliance with applicable Municipal Code, geotechnical, and safety standards. The Project includes approximately 2,885 cubic yards of export, consisting entirely of cut, and is primarily intended to lower the structure into the existing slope. This design approach is a key component of the Project’s overall strategy to reduce building height, minimize visual prominence, and preserve public and private ocean views to the extent feasible. Grading is confined to the previously developed portion of the site and does not extend into undisturbed areas, the ocean bluff, or the required bluff setback. No environmentally sensitive habitat areas, significant natural features, or watercourses are present or impacted. The Project is designed to follow the site’s sloping topography through a stepped and terraced form, thereby minimizing alteration of the natural landform and ensuring consistency with applicable General Plan policies, including those related to scenic resource protection and site integration.

With respect to construction-related impacts such as haul trips, noise, and traffic, these are temporary in nature and typical of residential construction projects of similar scope. Such impacts are regulated through existing Municipal Code provisions and standard construction management practices, including haul route controls, work hour limitations, and noise regulations. No substantial evidence has been provided to demonstrate that these temporary impacts would result in a significant or unmitigable effect. Moreover, it is precisely the Project’s grading that will allow the Project to maintain a low, single-story profile at Coast Highway, maximizing public ocean views in accordance with applicable General Plan policy and the View Equity design review criterion.

Accordingly, the record supports the finding that the proposed grading is appropriate, limited to the extent feasible, and consistent with the General Plan, Design Guidelines, and applicable Municipal Code requirements.

8. “Incomplete Story Pole Installation”
In short, the Appellant contends that required story poles were incomplete or compromised prior to the Board hearing, potentially affecting public review and site visibility, and asserts that re-noticing or restaking should have been required.

Staff’s Response
LBMC Section 25.05.040 requires that staking be installed in a manner sufficient to identify the location and envelope of proposed development so that its potential visual impacts can be reasonably assessed. In this case, the Project was staked in accordance with applicable City requirements and was available for public viewing 21 days prior to the hearing. No concerns regarding the adequacy, accuracy, or visibility of 27 of 1550
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the staking were raised by members of the public, the Appellant, or Board members at any point during the public review process or at the duly noticed hearing. Interested parties had a reasonable opportunity to review and understand the Project’s scale and configuration in the field.

Additionally, the Board conducted independent site visits and considered the project from multiple vantage points, including surrounding public areas and adjacent properties. The Board also received and reviewed a comprehensive set of materials, including architectural plans, certified staking plan, building sections, and renderings, which supplemented the information conveyed by the staking. Board members further engaged with the Applicant and members of the public, including neighboring property owners, to fully evaluate potential impacts prior to rendering a decision.

The Board’s approval was based on substantial evidence in the administrative record, including but not limited to the story pole installation, project plans, staff analysis, and public testimony. The decisionmaking body also exercised its discretion to impose project-specific conditions and modifications to address site design and compatibility considerations.

The Appellant has not identified any specific deficiency in the staking that would rise to the level of a violation of LBMC Section 25.05.040, nor demonstrated that any alleged deficiency resulted in prejudice or impaired the Board’s ability to make informed findings. Accordingly, the record supports the conclusion that the staking was adequate for purposes of design review, and that the Board’s decision was informed, procedurally proper, and consistent with applicable Municipal Code requirements. Accordingly, this appeal contention does not provide a basis to overturn the approval.

FINANCIAL ANALYSIS
The recommended action has no financial impact to the budget.

ENVIRONMENTAL ANALYSIS
In accordance with the California Environmental Quality Act (CEQA) guidelines, the Project qualifies for a categorical exemption pursuant to Section 15303 - New Construction or Conversion of Small Structures, in that the Project consists of construction and location of limited numbers of new, small structures. Here, the Project involves the demolition of existing structures and the construction of a single-family dwelling with an attached two-car garage with new vehicular access, elevated decks, grading, retaining walls, pool, spa, pedestrian entry feature, and landscaping. Furthermore, the Project is an allowed residential use in the R-1 zone. No evidence demonstrates a reasonable possibility that the project will have a significant effect on the environment due to unusual circumstances.

Further, none of the exceptions outlined in CEQA Guidelines section 15300.2 apply. The Project site does not contain any environmentally sensitive areas except for being an oceanfront property. There will be no cumulative impact resulting from successive projects of the same type in the same place, over time. There are no unusual circumstances resulting in a significant impact on the environment. There will be no damage to scenic resources, including trees, historic buildings, rock outcroppings or similar resources, within a highway officially designated as a state scenic highway. The Project is not located on a hazardous waste site or any other site included on a list compiled pursuant to Government Code section 65962.5. The Project 28 of 1550
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will not result in significant adverse impacts to historical resources as defined by CEQA. Consequently, additional environmental analysis is not necessary to meet the requirements of the CEQA.

ATTACHMENTS

1. City Council Resolution (Pgs. 29-94)

2. Appeal (Pgs. 95-106)

3. City Council Appeal Public Notice (Pg. 107)

4. Adopted DRB Resolution No. 2026-0024 (Pgs. 108-134)

5. February 26, 2026 DRB Staff Report (Pgs. 135-162)

6. February 26, 2026 DRB Project Plans (Pgs. 163-237)

7. February 26, 2026 DRB Public Correspondence (Pgs. 238-409)

8. February 26, 2026 DRB Draft Minutes (Pgs. 410-412)

9. February 26, 2026 DRB Transcript (Pgs. 413-433)

10. Order of Testimony (Pgs. 434-435)
Submitted By: Matthew Schneider Approved: .David A Kiff Matthew Schneider, Director of
Community Development
Dave Kiff, City Manager
Report Prepared By: Coordinated With:

Wendy Jung, Principal Planner Jane Abzug, Assistant City Attorney Anthony Viera, Deputy Director of Community
Development
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RESOLUTION NO. 26.XXX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

LAGUNA BEACH, CALIFORNIA, DENYING THE APPEAL AND
SUSTAINING THE DESIGN REVIEW BOARD’S APPROVAL OF
DESIGN REVIEW 2026-0024, COASTAL DEVELOPMENT PERMIT
2026-0025, AND VARIANCE 2026-0026 FOR DEMOLITION OF THE

EXISTING STRUCTURES AND CONSTRUCTION OF A NEW

SINGLE-FAMILY RESIDENCE WITH A TWO-CAR GARAGE AT
31985 AND 31987 COAST HIGHWAY IN THE R-1, RESIDENTIAL

LOW-DENSITY ZONE, AND CATEGORICAL EXEMPTION

UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
GUIDELINES SECTION 15303
WHEREAS, the property owner, 888 Pacific Holdings LLC and Rama Krishna1 (“Applicant”), of 31985 and 31987 Coast Highway (the “Property”), applied for Design Review (“DR”) 2026-0024, Coastal Development Permit (“CDP”) 2026-0025 for demolition of the existing structures and construction of a new single-family dwelling with a two-car garage in the R-1 (Residential Low Density) zone. Design review is required for the new structure, new vehicular access, elevator height, elevated decks, grading, retaining walls, pool, spa, pedestrian entry feature, landscaping, and construction in an environmentally sensitive area (due to oceanfront proximity) pursuant to Laguna Beach Municipal Code (“LBMC”) Section

25.05.040(B)(1). A coastal development permit is required for the above-described improvements [LBMC Section 25.07.008(A)(1)(c)]. A variance is requested for 1) reconstruction of the funicular and associated access components (stairs, landings, terrace, retaining walls, and gates) and maintaining stairs, walkways, and retaining walls within the bluff [LBMC Section

25.50.004(B)(4)]; and 2) to exceed the maximum wall height within the front yard setback [LBMC Section 25.50.012(B)(3)] (the “Project”); and
1 The Project’s agent is Morris Skenderian who is within the definition of Applicant.

Attachment 1
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WHEREAS, on February 26, 2026, the Design Review Board (“Board”) held a duly noticed public hearing and considered the Project. After receiving input from staff, the Applicant, and public comments, the Board discussed the Project and approved the Project with a 4-0 vote under Board Resolution No. 2026-0024, conditionally approving the Project, and including the approval of a categorical exemption pursuant to the California Environmental Quality Act (“CEQA”) Guidelines Section 15303 (the “Board Approval”); and WHEREAS, on March 10, 2026, Bryan Menne (“Appellant”) of 31988 10th Avenue, filed an appeal of the Board Approval (“Appeal”); and
WHEREAS, public notice was duly provided to consider the appeal of the Project at the May 13, 2026 City Council meeting in accordance with LBMC Section 25.05.065; and WHEREAS, on May 13, 2026, the City Council held a public hearing on the Appeal and carefully considered the oral and documentary evidence and arguments presented.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAGUNA BEACH DOES RESOLVE:

SECTION 1. The recitals set forth above are true and correct and are incorporated into this Resolution by this reference.

SECTION 2. The City Council hereby makes the following findings in response to grounds for the Appeal stated in Appellants’ notice of Appeal:

1. “Public View Protection, Precedent, and Consistency with Prior Approvals” City Council’s Response
The Appellant asserts that the Project blocks a 45-foot-wide public ocean view corridor 30 31 of 1550
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and conflicts with policies2 of the Land Use Element (“LUE”), coastal Land Use Plan (“LUP”), and the Landscape and Scenic Highways Element. As an initial matter, while the Appellant references the Landscape and Scenic Highways Element generally, the Appeal does not identify any specific policy language with which the Project is inconsistent. In the absence of identified policy conflicts, there is no substantial evidence demonstrating that the project violates any particular provision of that Element. Notwithstanding, the Project was reviewed for consistency with all applicable General Plan and LUP policies, including those related to scenic resources and public views.

The applicable policies do not require absolute preservation of all existing public or private views, nor do they mandate the creation or maintenance of a fixed-width public view corridor.

Rather, these policies require that new development protect and minimize impacts to public views to the extent feasible, while balancing other considerations such as site constraints, property rights, and compatible development. The project was evaluated in this context, including analysis of its visibility from Coast Highway and nearby public vantage points such as pedestrian areas and beach accessways.

The Board found that the proposed structure’s height, setbacks, and stepped massing reduce perceived bulk while flat roof elements and articulated forms maintain a lower visual profile relative to allowable envelope limits, resulting in a structure that remains visually compatible with the surrounding development pattern along Coast Highway. Based on City Council analysis, site visits, and photographic simulations included in the record, the Project does not result in a complete obstruction of coastal views from Coast Highway or nearby public vantage points. 2 LUE Policies 2.8, 2.9, 2.10, 3.10, 7.3, 10.2; and LUP Policy 2.9 31 32 of 1550
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Instead, views are partially affected but remain available from multiple locations along the corridor. Board Member Gannon stated, “As far as public views go, the house is lower than all the other homes. You're removing trees so it's a giving. It's not even a taking; it's a giving because the house is lower than all the other homes that are surrounding it. And then you're giving, you're going to take out the trees so that opens the view for people.3” Board Member Coveny noted, “I think the biggest thing here that seems to be that keeps coming up is public view impact. I don't see public view impact in this particular lot because of where it situates on PCH. You can't drive by and look, you are just keeping your eye on the road because there's a lot of activity right there.

The place at the Montage, thank you for that. And the place down at the Shopoff’s, those areas are really active areas to walk or to drive, very open. You have much more space, it's not an active area like where this particular lot is. So, public views aren't really impacted from PCH proper.

From the sidewalk, you are still allowing for public view because of the height of this house. So, it's not impacting public views there. So, I feel like the public view element is a non-issue with this particular home and the placement of the home.4”Accordingly, the Board concluded that the Project is consistent with applicable view protection policies, which allow for some degree of impact when balanced against property rights and design constraints.

The City’s Design Guidelines and Local Coastal Program (“LCP”) define “view equity” as a balancing standard, not an absolute protection of existing views. The approved Project was conditioned and reviewed to reduce bulk through articulation, setbacks, and terracing; remains within the applicable zoning envelope; is comparable in scale to other residences along this segment of Coast Highway, which include large, multi-level homes due to topography and lot 3 Attachment 9 February 26, 2026 Design Review Board Transcript Page 12 [Gannon]. 4 Attachment 9 February 26, 2026 Design Review Board Transcript Page 12 [Coveny]. 32 33 of 1550
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configuration. The Board considered public input and determined that the project does not unreasonably deprive adjacent properties of views, nor does it exceed what is typical for the area.

Currently, ocean views from Coast Highway in the vicinity of the project are intermittent, occurring in the gaps between existing residential structures and experienced primarily by passing motorists, rather than stationary viewers (Figure 1). The proposed project would maintain view opportunities along the public right-of-way, particularly through the spacing afforded by the 100- foot-wide lot (Figure 2). Although the Project would somewhat narrow the oblique view angles currently available across the site, it would not eliminate a designated or formally recognized public view corridor, as none exists at this location, nor would it obstruct a notably prominent view of the coastline. In addition, broader and more prominent ocean and coastline views remain available elsewhere in the City and at various South Laguna locations. In this area, both existing and proposed public views are better characterized as brief, secondary ocean views, which are typical along the ocean side of Coast Highway in South Laguna, where narrow “windows to the sea” are created between structures on adjacent lots within their side yard setback areas. 33 34 of 1550
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Figure 1: Existing Intermittent Views and Relative Building Heights of Nearby Residential Development Along Coast Highway
Prior Coastal Commission decisions have determined that limited or transitory view obstructions do not constitute a significant adverse impact. For example, in Appeal No. A-6-PEN23-00535 , the Commission found no significant adverse impact where a project obstructed only “fleeting” views from a public roadway. Similarly, in Appeal No. A-6-DMR-22-00346, the Commission concluded that a view obstruction from a single vantage point did not constitute a substantial impact where the view is restored upon movement along the public way. Overall, while the project introduces some additional structure within the existing gap, it does not result in a significant adverse impact to a protected or established public viewing resource and provides for the removal of some vegetation which may open up views. 5 https://documents.coastal.ca.gov/reports/2024/2/Th19b/Th19b-2-2024-report.pdf 6 https://documents.coastal.ca.gov/reports/2022/9/W17a/w17a-9-2022-report.pdf 34 35 of 1550
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Figure 2: Existing and Proposed Street Elevation Renderings 35 36 of 1550
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Figure 3: Existing Site Conditions and Staking of the Project The subject site is located along Coast Highway and consists of an approximately 100- foot-wide frontage. While Coast Highway is a public travel corridor, opportunities for the public to safely stop and experience stationary ocean views in the immediate vicinity of the project site are limited. The Project frontage and surrounding segments of Coast Highway are predominantly lined with red curbs on both sides, restricting vehicle stopping and parking. On the ocean side of the highway, much of shoulder consists of curb cuts for existing driveway improvements, which further restrict parking opportunities. Figure 4 depicts the nearest area where members of the public are likely to park and access views from the intersection of Coast Highway and 7th Avenue in the Providence Mission Hospital vicinity, located inland and approximately 850 feet northwest of the Project site. Given these conditions, the Project frontage functions primarily as a passthrough visual corridor rather than a designated or practical public viewing area.

More suitable public coastal viewing opportunities are provided at established recreation and access points along Coast Highway, which are designed to accommodate visitation. These 36 37 of 1550
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locations offer designated access and improved vantage points, including access to Thousand Steps Beach, where the public can experience broader and more scenic ocean views. The availability of these proximate, purpose-built facilities further supports that the Project frontage is not a significant or functional public coastal viewing area.

Figure 4: Project Site Along Coast Highway and Nearby Parking Conditions For these reasons, the City Council finds that the Project is consistent with applicable policies related to public views and does not result in a significant adverse impact warranting the 37 38 of 1550
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modifications requested by the Appellant. Any intermittent view interruption associated with the proposed development would be minor, peripheral, and limited to a narrow vantage point along Coast Highway. As such, the effect is brief and not materially different from the types of “fleeting” or location-specific obstructions previously found not to be significant.

Pedestrian activity in this vicinity is also transient in nature; individuals traveling along Coast Highway are typically en route to coastal access points such as Thousand Steps Beach rather than lingering along the roadway (Figure 5). This segment functions primarily as a through-traffic corridor within a predominantly residential area, and meaningful public ocean views are more fully realized upon arrival at the beach itself. From a motorist perspective, views along this stretch are similarly intermittent and constrained, generally limited to brief, oblique glimpses between existing residential development and roadside conditions, rather than broad or sustained viewing opportunities. Moreover, there is no signalized intersection along the Project frontage where both pedestrians and motorists are more likely to stop to take in the ocean view.

Figure 5: View Looking Southbound Demonstrating Motorist Perspective and Pedestrian Activity, the Project Site is in the Foreground to the Right Additionally, the absence of sidewalk infrastructure along the east (inland) side of Coast Highway in this location further limits the likelihood that members of the public would experience the asserted impact from the specific vantage point identified by the Appellant. 38 39 of 1550
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Figure 6: View Looking East Along Coast Highway, Across the Highway from the Project Site and Predominately Lined with Red Curbs with Absence of Sidewalk Infrastructure The Appellant conflates incidental, localized corridor views with recognized public coastal viewpoints. More expansive and intentional public ocean views are available at nearby coastal access points, including the Montage area and Aliso Beach, which provide broad, elevated, and largely unobstructed coastal vistas with designated public access and parking and other public amenities. These locations function as primary public viewing destinations and offer significantly more expansive view opportunities than those available along this segment of Coast Highway.

Figure 7: Montage Views, Shown Looking Northbound (above) and West (below) 39 40 of 1550
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Figure 8: Aliso Beach Views, Shown Looking Southbound (above) and Northbound (below) By contrast, the Project site is located along a developed residential stretch of Coast Highway that is not identified as a protected public view corridor under the City’s certified LCP, including the Open Space and Conservation Element. This segment is distinguishable from areas such as the vicinity of Montage Laguna Beach, Thousand Steps Beach, and Aliso Beach, where established access points and designated view corridors support intentional public coastal viewing.

No comparable designated public view corridor exists at or near the Project site.

Accordingly, the evidence does not support a finding that the Project would result in a significant adverse impact to public coastal views. Interpreting minor, location-specific view interruptions as constituting adverse impacts would be inconsistent with established Coastal Commission precedent and would effectively preclude a wide range of otherwise permissible development throughout Laguna Beach. This is especially relevant here because the lot is wider than most nearby properties. A wider lot naturally allows for a broader building footprint, which can affect views differently than the narrower, more typical lots in the area. 40 41 of 1550
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The Appellant references precedent; however, the City Council’s review of nearby properties with similar frontage widths indicates variability in design outcomes and no uniform requirement for curb-height rooflines. 31971 Coast Highway and 32161 Coast Highway are both developed on lots of comparable width of approximately 100 feet. Each accommodates residential structures that partially frame and limit ocean views from Coast Highway, and neither site preserves a full-width, unobstructed public view corridor. The proposed Project is consistent with this established pattern, providing comparable spacing and view permeability relative to similarly sized parcels.

Figure 9: Comparative Street View of 31971 Coast Highway (left) and 32161 Coast Highway (right)
With respect to the Appellant’s claim regarding precedent, the identification of two prior projects approved at different locations within the City does not establish a binding or controlling standard applicable to all development along Coast Highway. Land use determinations are inherently site-specific and must be evaluated based on the unique physical characteristics, the Project’s setting, zoning regulations, and applicable policies of each property. The City is not 41 42 of 1550
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legally obligated to apply identical design constraints across dissimilar sites, particularly where the General Plan does not prescribe a uniform development standard such as a curb-height roofline limitation. Moreover, the broader development pattern along the Coast Highway corridor consists predominantly of residential, commercial and mixed-use structures with varying heights, massing, and architectural forms. The subject Project is consistent with this established pattern of development and does not introduce a scale or form that is materially out of character with the surrounding area.

The project site does not contain a formally recognized or protected public view corridor.

Public viewing opportunities at this location are limited, intermittent, and primarily experienced in transit. The proposed development maintains a level of view permeability consistent with nearby properties of similar width. Significant public ocean views remain readily available at nearby designated coastal access points. No consistent precedent supports the imposition of a curb-height roofline restriction or a fixed-width public view corridor requirement.

2. “Bluff Development and Environmental Constraints”
City Council’s Response
The record does not support these assertions. The project is located on a previously developed infill residential site, and no environmentally sensitive habitat area (“ESHA”) has been identified on the Property. The Project consolidates two legal lots into a single parcel, thereby eliminating a potential building site farther down the bluff. As a result, development is intentionally concentrated closer to the street, reducing the need for additional bluff encroachment and minimizing disturbance of the lower bluff area. This design approach concentrates 42 43 of 1550
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improvements in a less environmentally sensitive portion of the site and is consistent with policies encouraging reduced intensity and greater protection of coastal bluff resources.

The Board evaluated and approved the requested variances for the funicular, stairs, and related improvements, finding them consistent with site constraints, surrounding development patterns, and applicable findings. The Board also determined that these features provide a public safety benefit, including enhanced emergency access, and incorporated project-specific conditions of approval. The variance findings collectively support the funicular as a justified public safety improvement due to the site’s unique conditions and constrained access to Thousand Steps Beach.

The Property’s unusual width and location along a heavily used beach with a single, steep, and congested stairway (approximately 223 steps) create exceptional circumstances that limit timely emergency response. The proposed funicular secured for first responder use via easement provides a reliable, faster, and safer “express” route for emergency access and patient transport, supplementing existing stair access and aligning with privileges afforded to similarly situated properties. No general public access is contemplated. Given the high volume of rescues and medical incidents in the area, the project enhances public health and safety without detriment to the surrounding neighborhood and is consistent with General Plan policies that allow bluff development for public safety purposes. Moreover, the bluffs that overlook Thousand Steps Beach in this general area are typified not by pristine, natural conditions, but by limited improvements that traverse the bluff face down to the beach, which include private beach access stairs. In some cases, developed properties in the area also maintain dwelling units at beach level. While these conditions are legal, non-conforming as they do not comply with the blufftop setback requirement, the intensity of residential development is such that there is no known ESHA on the Project site. 43 44 of 1550
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The project was reviewed under the California Environmental Quality Act (“CEQA”) and determined to be exempt, with no substantial evidence of significant environmental impacts requiring further review. The CEQA determination is supported by specific findings that the Project qualifies for a Class 3 categorical exemption (CEQA Guidelines §15303) as it involves demolition of existing development and construction of a single-family residence with accessory improvements in a residential (R-1) zone. The record confirms there is no substantial evidence of unusual circumstances or a reasonable possibility of significant environmental effects. The site, while oceanfront, does not contain environmentally sensitive habitat areas, is not located on a hazardous materials site, and will not impact historical resources. Additionally, the Project will not result in cumulative impacts, nor will it damage scenic resources along Coast Highway, as the improvements are limited in height and scale relative to the surrounding streetscape. The Board further found that none of the exceptions under CEQA Guidelines §15300.2 apply. Accordingly, the approved entitlement record substantiates the exemption. Claims regarding infeasibility of the proposed improvements or the need for additional variances are speculative and not supported by the entitlement record.

With respect to Coastal Act policies, the site is within an urbanized coastal area. The Project is compatible with the surrounding built environment and incorporates design measures to reduce visual prominence in that it is proposed less than eight feet above the curb along Coast Highway. The Board’s findings appropriately apply Coastal Act and Local Coastal Program standards, which require visual compatibility, not the elimination of all development impacts7 .
7 May 13, 2026 Agenda Report Attachment 4 Signed Final Resolution 2026-0024, Section 4 (Pages 9-15). LCP Oceanfront and Bluff Top Policies: Land Use Element (LUE) Policy 2.10, LUE Actions 7.3.3, 7.3.4, 7.3.5, 7.3.5,

7.3.6, 7.3.8, 7.3.11; LCP Coastal View Policies: LUE Policy 2.8, 2.10, 3.10, 7.3, 10.2; and Coastal Land Use Plan Technical Appendix Section 30251.
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Accordingly, substantial evidence supports the Board’s determination that the Project, including bluff-related improvements, is consistent with applicable environmental and coastal resource policies.

3. “Driveway Access, and Alternative Site Plan Proposal” City Council’s Response
The City’s Zoning Code regulates driveway design, location, and maximum allowable slopes for new development. While certain existing conditions may be considered legal, nonconforming (“grandfathered”), such conditions may not be preserved when a property is redeveloped, nor do they establish a right to replicate or expand nonconforming features. New development is required to comply with current Zoning Code standards to the maximum extent feasible, including provisions related to driveway gradients, safety, and site circulation, unless a variance is granted. The approved project was reviewed for consistency with these standards, and the proposed driveway configuration was determined to meet applicable Zoning Code requirements and public safety considerations.

With respect to the Appellant’s assertion that the alternative driveway design would provide safer access, the Project was evaluated through the City’s established review process, including consideration of site-specific constraints such as topography, sight distance, and access alignment with Coast Highway. The approved driveway location and design were found to provide safe and functional vehicular access consistent with City standards. The existence of other driveways in the vicinity with steeper gradients does not establish a requirement or preference for similar configurations, as each property must be evaluated on its own physical characteristics and in compliance with current regulations. The existing driveway for 31987 Coast Highway, which 45 46 of 1550
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has an approximate slope of 15%, does not conform to the gradient standards set forth in LBMC Section 25.52.008(I)(3) and, as such, cannot and should not be maintained in its current configuration. The Code limits driveway gradients to an average of ten percent within the first twenty feet from the right-of-way, fourteen percent for the next 130 feet, and twelve percent thereafter, unless specific exceptions apply. The proposed project corrects this nonconforming condition by redesigning the driveway to better align with current municipal standards, while responding to the inherent constraints of the site’s hillside topography.

Regarding the proposed alternative site plan, the City’s review authority is limited to the Project as submitted by the Applicant. While Design Review includes consideration of site planning, massing, and neighborhood compatibility pursuant to the City’s Design Review Criteria and adopted Design Guidelines, it does not obligate the decision-making body to redesign a project or require adoption of an alternative concept proposed by a third party. The approved Project was found to be consistent with applicable Design Review Criteria, including those related to scale, massing, and integration with the natural topography, as well as compatibility with the surrounding neighborhood context.

The Appellant’s alternative proposal also assumes the preservation of a fixed public view corridor across private property; however, neither the Zoning Code, Design Review Criteria, nor the City’s Design Guidelines require the dedication or maintenance of such a corridor in this context. As discussed in herein, applicable policies require that visual impacts be minimized to the extent feasible, not eliminated entirely.

The approved Project’s driveway design and overall site plan comply with applicable Zoning Code standards, satisfy Design Review Criteria, and provide safe and functional access. 46 47 of 1550
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The Appellant has not demonstrated that the approved design is inconsistent with applicable regulations or that the proposed alternative is required to achieve compliance.

4. “Project is Not Compatible with Neighborhood”
City Council’s Response
With respect to building width and massing, the subject site is atypical in that it consists of two legal lots under common ownership, resulting in an overall site width of approximately 104 feet. This condition distinguishes the Property from the prevailing lot pattern in the area, where parcels are typically 40 to 50 feet in width. It should also be noted that the site was previously developed with two single-family dwellings, and the proposed Project reduces overall density by merging two legal building sites into one. The approved Project, while approximately 76.8 feet in width, is situated on a substantially wider site and conditioned by the Board to provide side yard setbacks of approximately 13 feet (south) and 14.5 feet (north). These setbacks exceed the minimum Code requirements of approximately 10.4 feet each side (20.86 feet combined), as well as the typical 4- to 5-foot side yard setbacks associated with standard 40- to 50-foot-wide lots.

The Design Review Criteria and the City’s Design Guidelines – A Guide to Residential Development emphasize that compatibility is not determined solely by numerical comparisons of building size, but rather by the relationship of a structure to its site, its articulation, and its integration with surrounding development and topography. In this case, the Project incorporates stepped massing, varied roof forms, and articulated elevations that break up building bulk and reduce the perception of scale. In particular, the Project was designed to step with the topography and maintain a single-story building appearance from the highway. Deck and courtyard areas are integrated into the overall design and are consistent with residential use in coastal settings, and 47 48 of 1550
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their placement does not result in visual or spatial impacts that would render the project incompatible with the neighborhood. Furthermore, the surrounding development pattern along Coast Highway is characterized by a mix of residential structures with varying widths, heights, and architectural forms, rather than a uniform or consistent building envelope. The Board made the following finding regarding neighborhood compatibility8, “The area is a coastal residential neighborhood situated on a bluff above the shoreline, immediately adjacent to a primary coastal roadway (Coast Highway) with local residential streets extending inland. Development reflects a long-established coastal village pattern, where homes are closely integrated with the natural bluff, beach access points, and ocean-oriented views. The proposed home is generally compatible with the existing coastal neighborhood character, particularly in terms of height, architectural style, and response to topography. The design aligns with the prevailing pattern of contemporary, multi-level coastal residences along the bluff.”
The Appellant submitted an exhibit as part of the appeal depicting the north elevation and highlighting an area alleged to require a variance. The Appellant’s conclusion is based on a misinterpretation of the elevation drawing, which shows architectural articulation and varying wall planes rather than a uniform building face. While portions of the structure appear taller in the elevation view, compliance with height limits is determined by “the vertical distance from any point on the finished roof surface to the finished floor surface of the lowest floor measured directly below or to the natural or finished grade, whichever is more restrictive or lower9 ,” as verified in
the building sections and not by isolated visual projections in an elevation. The complete plan set, including all sections, demonstrates that no portion of the structure exceeds the maximum 8 DRB Resolution 2026-0024, Section 3; Finding 1, Criterion 9 (Page 6). 9 Laguna Beach Municipal Code Section 25.08.016(a) Words beginning with “H,” “Height, building.” 48 49 of 1550
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allowable building height at any point. As such, the perceived need for a height variance is not supported by the actual code-compliant height measurements reflected in the approved plans.

The Project was reviewed for compliance with the City’s Zoning Code, including standards governing height, floor area, setbacks, and site development regulations. The sections (Figures 10- 12) clearly demonstrate that the structure remains within the maximum allowable height for the zone. As conditioned and approved, the Project complies with the applicable height measurement provisions of the Zoning Code10, and no variance is required. Due to the project’s articulated design and the stepping of the building along the site’s down-sloping topography, height is distributed across varying elevations rather than concentrated at a single plane. This design approach is consistent with the City’s height measurement methodology and Design Guidelines, and it ensures that the Project complies with all applicable height limits. In fact, the figure below demonstrates that the proposed residence would be set eight feet below the maximum allowed building height at Coast Highway.
10 Maximum building height permitted above curb elevation is 15 feet. Maximum building height permitted above finished or natural grade, whichever is more restrictive, is 30 feet. 49 50 of 1550
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Figure 10: Building Site Section A - Sheet A.3.1
Demonstrating Compliance with Maximum Building Height Envelope Figure 11: Building Site Section B - Sheet A.3.2
Demonstrating Compliance with Maximum Building Height Envelope 50 51 of 1550
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Figure 12: Building Site Section C – Sheet A3.3 Depicting Proposed Structure is Below Maximum Building Height Requirements (15-feet Above Curb Elevation and 30-feet Above Finished Grade)
Accordingly, substantial evidence in the administrative record supports the finding that the Project complies with applicable Zoning Code standards, including height limits, and satisfies the City’s Design Review Criteria and Design Guidelines related to scale, massing, and neighborhood compatibility. The Project would demolish an existing residence that presents a taller, two-story appearance along Coast Highway with a comparatively lower-profile residence that reads as a onestory structure at the highway, consistent with development patterns in the immediate vicinity, which include both one- and two-story buildings along the highway frontage. In addition, because the Project is located on the upper portion of the subject property, the residence and associated decking would be set back approximately 160 feet northeast of the sandy beach, whereas many surrounding properties contain structures that are situated substantially closer to the beach, including numerous examples within 100 feet. The Appellant has not demonstrated that the project 51 52 of 1550
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is inconsistent with these requirements or that a variance is warranted.

5. “General Plan Consistency and Staff Report Accuracy” City Council’s Response
It is acknowledged that the Board staff report contains inaccuracies regarding the extent of public ocean view impacts, including the discussion of compliance with LUE Policy 2.10. The record indicates that some level of public view impact will occur. However, the presence of such impacts does not necessarily render them significant or inconsistent with applicable Local Coastal Program policies as those policies do not require the complete absence of impacts to public ocean views from every public vantage point. General Plan Consistency does not require perfect conformity with every policy or the elimination of all impacts. Under established California land use law, a project is considered consistent if, on balance, it aligns with the General Plan’s goals, policies, and objectives. The City retains discretion to interpret and apply its adopted policies, including balancing competing objectives such as protection of visual resources (e.g., LUE Policies 2.8, 2.9, 2.10, 3.10, 7.3, and 10.2, and CLU Policy 2.9) and the reasonable development of private property.

As discussed in detail under Appeal Contention No. 1, the Appellant’s claims regarding view obstruction and scenic highway impacts do not demonstrate a policy violation. The cited LUE and LUP policies require that development protect and minimize impacts to public views and scenic resources to the extent feasible; they do not mandate the preservation of a specific view corridor width, nor do they prohibit all view impairment. The Project was evaluated with respect to its visibility from Coast Highway and other public vantage points and incorporates design features including stepped massing, articulated building forms, and varied roof elements that 52 53 of 1550
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reduce perceived bulk and maintain a lower visual profile. Site observations and visual simulations demonstrate that while some views are affected, public coastal views are not eliminated and remain available from multiple locations. Accordingly, the Project is consistent with the intent and requirements of the cited view protection and scenic resource policies. While the Appellant’s private ocean views would be somewhat impacted, the Board found that the Project achieves View Equity11.

The approved Project satisfies these criteria12. As analyzed in prior sections of this report, the Project’s scale and massing are moderated through articulation, setbacks, and terracing, and the structure remains within the applicable zoning envelope. To contextualize this within its surroundings, the project’s height, bulk, and overall profile are consistent with and in several respects less visually prominent than nearby developed properties of similar zoning designation, with a proposed height of less than eight feet above the curb elevation at Coast Highway. Adjacent and nearby buildings exhibit a mix of one- and two-story forms, with variation in rooflines and building footprints, and are often accompanied by mature vegetation that further softens their visual presence. The surrounding Coast Highway corridor is characterized by a diverse pattern of development, including multi-level structures of varying size and form due to topographic and lot configuration differences. The Project is consistent with this pattern and does not introduce a form or intensity of development that is materially out of character with the area. The project remains 11 DRB Resolution 2026-0024, Section 3; Finding 1, Criterion 16 (Page 8). 12 DRB Resolution 2026-0024, Section 3; Finding 1, Criteria 9 and 16 (Page 6 and 8). 53 54 of 1550
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within allowable lot coverage limits (35% maximum; 28% proposed) and reduces apparent bulk through articulation and terracing. Front, side, and rear setbacks in the vicinity are consistent with zoning standards, with some properties built closer to property lines. The Project exceeds the minimum required setbacks, creating greater separation than is typical in the area.

Regarding the Appellant’s assertion that the staff report contains “inaccuracies”, while the Board report includes statements indicating no impacts to public ocean views, it is acknowledged that some degree of view impact may occur. Nonetheless, the presence of some coastal view impacts on fleeting public views does not, in and of itself, render the project inconsistent with applicable Local Coastal Program policies. The staff report is based on a comprehensive review of the Project, including site inspections, analysis of plans and sections, evaluation of story poles, and application of the City’s adopted policies and guidelines. Moreover, the Board independently reviewed the evidence, considered public testimony, and exercised its own judgment in making the required findings. The decision is therefore supported not only by staff analysis but by the independent evaluation of the hearing body.

6. “Public Input and Process Concerns”
City Council’s Response
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The administrative record demonstrates that public input was appropriately solicited, documented, and considered throughout the review process. The public hearing notice noted oral testimony could be provided at the public hearing and accepted written comments until 5:30 p.m. on the business day preceding the hearing, ensuring a reasonable opportunity for participation. The Board agenda similarly provided for in-person and written submissions via mail and email, with a defined deadline to allow adequate time for review. Public correspondence received after agenda posting is distributed to Board members and linked to the agenda to be included as part of the public record. The record includes the notice, agenda, and submitted comments, confirming that public input was received and made available for consideration. Additionally, the staff report accurately summarized written correspondence received from neighboring property owners prior to the posting of the agenda (incorporated as Attachment 13 of the DRB Staff Report), including concerns related to building size, height, massing, potential view impacts, privacy, setbacks, and construction-related effects13.

Furthermore, the record reflects that the Applicant conducted early outreach to surrounding property owners prior to finalizing the project design, including direct meetings and communications with multiple neighbors to understand and respond to potential concerns. This outreach informed the evolution of the Project, including siting, setbacks, and design 13 Refer to the Public Correspondence section of the February 26, 2026 DRB Staff Report – Pages 27-28 (May 13, 2026 Agenda Report, Attachment 5).
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considerations.

7. “Grading Impacts”
City Council’s Response
Grading and structural design were reviewed for compliance with applicable Municipal Code, geotechnical, and safety standards. The Project includes approximately 2,885 cubic yards of export, consisting entirely of cut, and is primarily intended to lower the structure into the existing slope. This design approach is a key component of the Project’s overall strategy to reduce building height, minimize visual prominence, and preserve public and private ocean views to the extent feasible. Grading is confined to the previously developed portion of the site and does not extend into undisturbed areas, the ocean bluff, or the required bluff setback. No environmentally sensitive habitat areas, significant natural features, or watercourses are present or impacted. The Project is designed to follow the site’s sloping topography through a stepped and terraced form, 56 57 of 1550
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thereby minimizing alteration of the natural landform and ensuring consistency with applicable General Plan policies, including those related to scenic resource protection and site integration.

While the Appellant suggests that a reduced grading alternative may be feasible, the City is not required to adopt an alternative design where the approved Project already meets applicable development standards and policy objectives. In this case, the proposed grading represents a balanced and intentional design solution that minimizes visual and bulk impacts while maintaining reasonable development of the Property. Accordingly, the record supports the finding that the proposed grading is appropriate, limited to the extent feasible, and consistent with the General Plan, Design Guidelines, and applicable Municipal Code requirements.

8. “Incomplete Story Pole Installation”
City Council’s Response
LBMC Section 25.05.040 requires that staking be installed in a manner sufficient to identify the location and envelope of proposed development so that its potential visual impacts can 57 58 of 1550
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be reasonably assessed. In this case, the Project was staked in accordance with applicable City requirements and was available for public viewing 21 days prior to the hearing. No concerns regarding the adequacy, accuracy, or visibility of the staking were raised by members of the public, the Appellant, or Board members at any point during the public review process or at the duly noticed hearing. Interested parties had a reasonable opportunity to review and understand the Project’s scale and configuration in the field.

The Board’s approval was based on substantial evidence in the administrative record, including but not limited to the story pole installation, project plans, staff analysis, and public testimony. The decision-making body also exercised its discretion to impose project-specific conditions and modifications to address site design and compatibility considerations.

The Appellant has not identified any specific deficiency in the staking that would rise to the level of a violation of LBMC Section 25.05.040, nor demonstrated that any alleged deficiency resulted in prejudice or impaired the Board’s ability to make informed findings. Accordingly, the record supports the conclusion that the staking was adequate for purposes of design review, and that the Board’s decision was informed, procedurally proper, and consistent with applicable 58 59 of 1550
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Municipal Code requirements. Accordingly, this appeal contention does not provide a basis to overturn the approval.

SECTION 3. The City Council hereby makes the following findings and facts supporting findings for DR 2026-0024:

Finding No. 1: Physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with the design review criteria specified in Section

25.05.040(H), as set forth below:

1. Access. Conflicts between vehicles, pedestrians and other modes of transportation should be minimized by specifically providing for each applicable mode of transportation.

Handicapped access shall be provided as required by applicable statutes.

The existing sidewalk will jog at the new driveway apron. A pedestrian entry feature and vehicular gate are setback approximately 8 feet from the back of the sidewalk where vegetation is proposed.

A pedestrian entry feature, wall, and vehicular driveway gate are proposed within the front setback and have been staked with story poles. These elements are set back ten (10) feet from the back of sidewalk and are consistent with the existing streetscape character, where walls, fences, gates, and garages are commonly located at or near the sidewalk. The proposed wall and fence height is limited to four (4) feet. Refer to the Variance section below for justification to exceed the permitted wall and fence height.

2. Design Articulation: Within the allowable building envelope, the appearance of building 59 60 of 1550
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and retaining wall mass should be minimized. Articulation techniques including, but not limited to, separation, offsets, terracing and reducing the size of any one element in the structure may be used to reduce the appearance of mass.

The project minimizes the appearance of mass through a terraced and stacked design that follows the natural down slope of the site. As viewed from the street, the proposed highest roofline is less than eight (8) feet above the curb, seven (7) feet less than the existing home that will be demolished and the 15-foot maximum height limit above the curb.

3. Design Integrity: Consistency with the applicant’s chosen style of architecture should be achieved by the use of appropriate materials and details. Remodels should be harmonious with the remaining existing architecture.

The architectural style reflects a modern aesthetic, incorporating characteristic elements such as varied height parapet roof forms. Proposed exterior finishes reinforce this style and include a medium tan colored smooth stucco, rough and smooth limestone veneer, and extra dark bronze metal framed doors and windows, fencing, railings, and garage door. Glass deck railings are also proposed.

4. Environmental Context: Development should preserve and, where possible, enhance the city’s scenic natural setting. Natural features, such as existing heritage trees, rock outcropping, ridgelines and significant watercourses should be protected. Existing terrain should be utilized in the design and grading should be minimized.

The project has been designed to step with the existing gently sloping terrain. No heritage trees, significant natural features, or watercourses are present on the property. The project includes approximately 2,885 cubic yards of grading export, which is primarily proposed to lower the 60 61 of 1550
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building into the slope to preserve neighboring ocean views. As a result, the project is not expected to adversely affect the City’s scenic natural setting.

5. General Plan Compliance: The development shall comply with all applicable policies of the General Plan, including all of its elements, applicable specific plans, and the certified local coastal program.

The project complies with the General Plan, including, but not limited to, the following policies:

General Plan Policies
Land Use (LU) Policy 2.8 Require building design and siting to be compatible and integrated with natural topographic features, minimize significant alteration of natural topography and/or other significant onsite resources, and protect public views as specified in the Design Guidelines and the Landscape and Scenic Highways Resource Document.

While grading is proposed, it is limited to only cut and is primarily intended to lower the building into the slope, thereby minimizing building height and preserving neighboring and public ocean views. No significant onsite natural resources are present or impacted by the development. As designed, the project is consistent with LU Policy 2.8 and the applicable Design Guidelines by respecting existing terrain, minimizing topographic alteration to the extent feasible, and protecting public views.
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LU Policy 2.10 Maximize the preservation of coastal and canyon views (consistent with the principle of view equity) from existing properties and minimize blockage of existing public and private views. Best efforts should be made to site new development in locations that minimize adverse impacts on views from public locations (e.g., roads, bluff top trails, visitor-serving facilities, etc.).

The project has been carefully sited and designed to preserve coastal and canyon views from surrounding properties and public viewpoints to the greatest extent feasible. The stepped and terraced building form follows the natural upslope of the site and reduces perceived height and mass.

As viewed from Coast Highway, the highest roofline is seven (7) feet below the allowable height limit above the curb, ensuring compatibility with the established streetscape and minimizing impacts to public views. No public bluff-top trails or visitor-serving facilities are within the project site. Accordingly, the project is consistent with LU Policy 2.10 and the principle of view equity by minimizing impacts to existing public and private coastal and canyon views.

LU Policy 3.10 Require building design and siting to be compatible and integrated with natural topographic features, minimize significant alteration of natural topography or other significant on-site resources, and protect public views as specified in the Design Guidelines and Landscape and Scenic Highways Resource Document by maintaining the low-profile character of structures. Require use of appropriate landscaping, special architectural treatments, and siting considerations for projects visible from major highways and arterial streets. Best efforts should be made to site new development in locations that minimize adverse impacts on views from public locations (e.g., roads, bluff-top trails, visitor-serving facilities, etc.). 62 63 of 1550
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The project has been designed and sited to be compatible with and integrated into the site’s existing gently sloping topography through a stepped and terraced building form that maintains a low-profile appearance. The building is set back from the ocean bluff area that consists of 18,166 square feet (52.3% of the property). The design minimizes perceived height and mass and reduces the need for excessive grading. Proposed grading cut is primarily intended to lower the structure into the slope, thereby minimizing alteration of the natural topography while preserving public and neighboring views.

The project protects public views consistent with the Design Guidelines and the Landscape and Scenic Highways Resource Document by maintaining roof heights and building massing that remain visually subordinate to the surrounding streetscape. As viewed from Coast Highway, the highest roofline is eight (8) above the curb, ensuring a low-profile character when viewed from the public right-of-way.

The project incorporates appropriate architectural articulation and material variation to reduce visual prominence, and proposed landscaping will further soften building edges and integrate the structure into its hillside setting. The site is visible from designated scenic highways and the beach visitor-serving facilities. As designed, the project represents a best-effort siting strategy that minimizes adverse impacts on views from public locations and is consistent with applicable Design Guidelines and scenic resource policies.

LU Policy 7.3 Design and site new development to protect natural and environmentally sensitive resources, such as areas of unique scenic quality, public views, and visual compatibility with surrounding uses and to minimize natural landform alterations. (Same as Policy 10.2.) GOAL:

Protect, preserve, and enhance the community’s natural resources. 63 64 of 1550
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The development is integrated with the site’s existing gently sloping topography through stepped and terraced building forms that follow the natural contours of the property and maintain a low-profile appearance when viewed from public vantage points. Building massing, roof forms, and architectural articulation reduce visual prominence and ensure compatibility with the scale and character of surrounding residential development. Grading is proposed primarily to lower the structure into the slope, thereby minimizing alteration of the natural landform and preserving public and private views to the extent feasible.

The building is set back from the ocean bluff area that consists of 18,166 square feet (52.3% of the property). As designed, the project minimizes impacts to scenic resources and public views and is consistent with LU Policy 7.3 and the General Plan goal of protecting, preserving, and enhancing the community’s natural resources.

LU Policy 7.10 Require new construction and grading to be located in close proximity to preexisting development to minimize environmental impacts and growth-inducing potential.

The project is consistent with LU Policy 7.10, which encourages new construction and grading to be in proximity to preexisting development to minimize environmental impacts and reduce growth-inducing potential. The new construction occupies areas already developed, and no expansion into previously undisturbed portions of the lot is proposed. Grading is concentrated within the existing development envelope, minimizing disturbance to natural terrain. By situating the new building largely on the footprint of the prior structure, the project minimizes impacts on the site’s natural features and limits potential growth-inducing effects, consistent with the intent and objectives of LU Policy 7.10.

LU Policy 10.2 Design and site new development to protect natural and environmentally 64 65 of 1550
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sensitive resources such as areas of unique scenic quality, public views, and visual compatibility with surrounding uses and to minimize landform alterations. (Same as Policy 7.3) GOAL: Ensure that proposals for new development, subdivisions, and major remodels are sufficiently evaluated to protect public health and safety and natural resources.

The development is integrated with the site’s existing gently sloping topography through stepped and terraced building forms that follow the natural contours of the property and maintain a low-profile appearance when viewed from public vantage points. Building massing, roof forms, and architectural articulation reduce visual prominence and ensure compatibility with the scale and character of surrounding residential development. Grading is proposed primarily to lower the structure into the slope, thereby minimizing alteration of the natural landform and preserving public and private views to the extent feasible.

The building is set back from the ocean bluff area that consists of 18,166 square feet (52.3% of the property). As designed, the project minimizes impacts to scenic resources and public views and is consistent with LU Policy 10.2 and the General Plan goal of protecting public health and safety and natural resources.

6. Historic Preservation: Destruction or alteration to historic resources should be avoided whenever possible. See Chapter 25.45 for more information.

The existing residence is not listed on the City’s Historic Register, as such, this criterion is satisfied.

7. Landscaping: Landscaping shall be incorporated as an integrated part of the structure’s design and relate harmoniously to neighborhood and community landscaping themes.

View equity shall be an important consideration in the landscape design. The relevant 65 66 of 1550
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landscaping guidelines contained in the City’s “Landscape and Scenic Highways Resource Document” should be incorporated, as appropriate, in the design and planned maintenance of proposed landscaping.

Sheets L-04 & L-05 includes the proposed landscape/fuel modification plan. The maintenance of heights and widths of trees and shrubs are noted. The landscaping is consistent with the Landscape and Scenic Highways Resource Document. There are no known neighborhood concerns relative to potential hedge impacts.

8. Lighting and Glare: Adequate lighting for individual and public safety shall be provided in a manner which does not significantly impact neighboring properties. Reflective materials and appurtenances that cause glare or a negative visual impact (e.g., skylights, white rock roofs, high-gloss ceramic tile roofs, reflective glass, etc.) should be avoided or mitigated to a level of insignificance in those locations where those surfaces are visible from neighboring properties.

Site lighting is shown on Sheet L-06 and includes 11 low voltage LED recessed fixtures and 10 well lights along the driveway. Low voltage building lighting is shown on Sheet L.1 and includes a total of 120 fixtures (66 step lights, 42 sconces, 3 courtyard up-lights, and 9 recessed cans). All lighting except for the lower-level courtyard up-lights) will be low wattage LED, shielded, and directed downward, consistent with the City’s Good Neighbor Lighting Ordinance to avoid impacts to neighboring properties. Proposed non-reflective materials are specified for roofing, smooth stucco, and limestone stone veneer. Therefore, materials should not cause glare or a negative visual impact to other properties.

9. Neighborhood Compatibility: Development shall be compatible with the existing 66 67 of 1550
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development in the neighborhood and respect neighborhood character. Neighborhood character is the sum of the qualities that distinguish areas within the City, including historical patterns of development (e.g., structural heights, mass, scale or size), village atmosphere, landscaping themes and architectural styles.

The area is a coastal residential neighborhood situated on a bluff above the shoreline, immediately adjacent to a primary coastal roadway (Coast Highway) with local residential streets extending inland. Development reflects a long-established coastal village pattern, where homes are closely integrated with the natural bluff, beach access points, and ocean-oriented views. The proposed home is generally compatible with the existing coastal neighborhood character, particularly in terms of height, architectural style, and response to topography. The design aligns with the prevailing pattern of contemporary, multi-level coastal residences along the bluff.

10. Pedestrian Orientation: Commercial development design shall enhance and encourage pedestrian uses. Incorporation of articulated building masses, compact open spaces and courtyards, mixed use developments, use of landscaping as part of design, and orientation to pedestrian access should be maximized.

Design Review Criteria for Pedestrian Orientation is related to commercial development and this residential project is not subject to these criteria.

The proposed two-story home will be located closer to Coast Highway than both adjacent oceanfront homes that extend down the bluff. The home placement creates side yards of 14’-6” to 67 68 of 1550
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the north and 6’-6” to the south. The proposed pool and spa area is located under the home and design to not impact neighbor privacy. As such, the project will not result in a substantial invasion of privacy to neighboring properties.

12. Public Art: Public art is encouraged and shall be displayed where feasible or required by the Art in Public Places ordinance.

Design Review Criteria for Public Art is related to commercial development and this residential project is not subject to these criteria.

13. Sign Quality: Signs shall be incorporated into the architecture of the structure and shall be made of high-quality materials, be simple in design and be visually compatible with the surrounding physical environment in terms of color, scale and size. Use of natural materials in the construction of signs is encouraged.

Design Review Criteria for Signage is related to commercial development and this residential project is not subject to these criteria.

14. Sustainability: New development should consider architecture and building practices which minimize environmental impacts and enhance energy efficiency by: (a) reducing energy needs of buildings by proper site and structural design; (b) increasing the building’s ability to capture or generate energy; (c) using low-impact, sustainable and recycled building materials; (d) using the latest Best Management Practices regarding waste and water management; and (e) reducing site emissions.

The new construction will meet Title 24 Energy and Building Code requirements, which include insulated windows and energy-efficient lighting. The applicant will be required to provide proof of compliance. The roof plan includes a solar ready flat roof area. Further, the applicant will 68 69 of 1550
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be required to reuse, recycle, or divert at least 65 percent of the project’s construction and demolition debris.

15. Swimming Pools, Spas, and Water Features: Swimming pools, spas and water features shall be located, designed and constructed where: (a) geology conditions allow; (b) noise produced by circulatory mechanical pumps and equipment is mitigated; and (c) any associated fencing or other site improvements are compatible with neighboring properties.

The proposed swimming pool, baja shelf, and spa are located below the home at the rear of the building where impacts to adjacent properties are expected to be minimal. The pool equipment will also be located under the home. The equipment specifications will be reviewed prior to building permit issuance for conformance to the maximum allowed noise levels for singlefamily residential properties. The project is conditioned to allow pool equipment to be operated between the hours of 9:00 am and 9:00 pm only and to require installation of a timer to ensure compliance. The required pool security requirements will be reviewed during building plan check.

16. View Equity: The development, including its landscaping, shall be designed to protect existing views from neighboring properties without denying the subject property the reasonable opportunity to develop as described and illustrated in the City’s “Design Guidelines.” The “Design Guidelines” are intended to balance preservation of views with the right to develop property.

As designed, the proposed two-story structure purposely reduces the upper-level massing as viewed from Coast Highway by limiting the roof height to 7.9 feet below the maximum 15-foot height limit measured above the curb and the existing home to be removed. This significant reduction of upper-level massing and the flat roof designs are intended to provide preservation of 69 70 of 1550
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views for the adjacent neighbors.

Finding No. 2. The physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with all other applicable design guidelines.

The project is consistent with the Residential Design Review Guidelines and South Laguna Community Design and Landscape Guidelines, as explained above.

Finding No. 3. The physical improvements and site developments related to the Project are characterized by appropriately scaled development, diverse and unique architectural designs, pedestrian orientation, and sensitivity to the natural conditions of the site.

The project is located at the uppermost part of the lot and is consistent with the existing developed neighborhood in mass and scale. The proposed improvements are consistent with the neighborhood diverse and unique architectural styles designs and allow views of ocean from neighboring properties without disturbance to the natural conditions of the site.

Finding No. 4. The project is consistent with any specific plan or any other specific zoning design review criteria.

There are no specific plans or other specific zoning design review criteria applicable to this project.

SECTION 4. The City Council hereby makes the following findings and facts supporting findings for CDP 2026-0025:

Finding No. 1: The project is in conformity with all the applicable provisions of the certified local coastal program, including the following review criteria:

1. The proposed development will not encroach upon any existing physical accessway legally utilized by the public or any proposed public accessway identified in the adopted 70 71 of 1550
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local coastal program land use plan.

The subject property does not contain, nor is it adjacent to, any existing or proposed public accessways identified in the adopted Local Coastal Program Land Use Plan. The proposed development will not alter or encroach upon any legally utilized public accessway.

2. The proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources.

The proposed development will not adversely affect marine resources, environmentally sensitive resources or archeological or paleontological resources in that the proposed single-family development is not located within the bluff. The applicant submitted a Geotechnical Investigation and Determination of the Bluff Edge Location report (Stoney-Miller/Geofirm Consultants, Inc., September 25, 2025) which identified the geologic bluff edge and stated that this conforms to the Coastal Act definition as well as the City’s Land Use Element definition of bluff edge. The city peer review confirmed the bluff edge location.

3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.

The Project site is in a developed residential area of the city. The proposed Project will not adversely affect recreational or visitor-serving facilities as there are no recreational or visitorserving facilities either located on the Project site. The proposed development will also not adversely affect coastal scenic resources, including “land based scenic views from public parks, trains, roads and vista points,” view corridors of beach and ocean from Coast Highway, view corridors from coastal canyons, and open-space easements used to mitigate adverse visual impact of access road, inns, and residences because scenic views are not present in the vicinity of the 71 72 of 1550
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property or at elevations relative to the existing and proposed improvements. In other words, the Project consists of new development that is located close to the street, out of the bluff, and where the existing will be demolished.

4. The proposed development will be sited and designed to prevent adverse impacts to environmentally sensitive habitats and scenic resources located in adjacent parks and recreation areas and will provide adequate buffer areas to protect such resources.

The development is proposed near the street and not within the bluff that slopes down to the beach. The subject property is not located within an environmentally sensitive habitat area or scenic resources located in adjacent parks and recreation areas. Therefore, there will be no adverse impacts to environmentally sensitive habitats and scenic resources.

5. The proposed development will minimize the alterations of natural landforms and will not result in undue risks from geological and erosional forces and/or flood and fire hazards.

The proposed development area of the site does not contain any significant natural landforms. Any grading required for the home is not within the 25-foot bluff setback, The Project is subject to all requirements of the Laguna Beach Building and Fire Codes. Additionally, the site is not located in a designated flood or high fire hazard zone, and the project will not result in undue risk from geological, erosional, flood, or fire hazards.

6. The proposed development will be visually compatible with the character of surrounding areas, and where feasible, will restore and enhance visual quality in visually degraded areas.

The proposed development is architecturally compatible and in scale with other homes in 72 73 of 1550
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the surrounding neighborhood, which is not a visually degraded area.

7. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource.

There are no known archaeological or paleontological resources in the Project area.

8. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities.

The project involves the demolition of the existing structures and construction of a new single-family dwelling with an attached two-car garage. The project site is currently served by existing utilities, access roads, drainage, and other necessary facilities. Given the scope of the proposed development, it is anticipated that the existing infrastructure can accommodate the home without significant impact. No major deficiencies in utility or service capacity are currently known.

9. Other public services, including, but not limited to, solid waste and public roadway capacity have been considered and are adequate to serve the proposed development.

Other public services, such as solid waste collection and public roadway capacity, have been considered and are adequate to serve the proposed development. Since the Project site is already served by these utilities and infrastructure, the new home will not overburden existing public services.

The project is consistent with all applicable policies of the Certified LCP.

LCP OCEANFRONT AND BLUFF TOP POLICIES (CDP)
Land Use Element (LU) Policy 2.10 Maximize the preservation of coastal and canyon views (consistent with the principle of view equity) from existing properties and minimize blockage of existing public and private views.
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There are no significant on-site resources. The proposed Project is designed to integrate with the topography of the site, set back from the bluff area, and there will be no impact to any public views.

LU Element Action 7.3.3 Design and site new development to avoid hazardous areas and minimize risks to life and property from coastal and other hazards.

A coastal hazards analysis has been provided indicating that the proposed development is safe from coastal hazards.

LU Element Action 7.3.4 Require new development to assure stability and structural integrity, and neither create nor contribute significantly to erosion, geologic stability, or destruction of the site or surrounding area or in any way require the construction of protective devices that would substantially alter natural landforms along bluffs and cliffs.

The City’s geotechnical consultant reviewed the geotechnical report and coastal hazards analysis and conceptually approved the project.

LU Element Action 7.3.5 Prohibit development on oceanfront bluff faces, except public improvements providing public access, protecting coastal resources, or providing for public safety. Permit such improvements only when no feasible alternative exists and when designed and constructed to minimize landform alteration of the oceanfront bluff face, to not contribute to further erosion of the oceanfront bluff face, and to be visually compatible with the surrounding area to the maximum extent feasible.

As further described under the Variance heading below, improvements that provide for public safety access are proposed to be reconstructed within the bluff and all other obsolete improvements will be removed. Thus, the exception to development on oceanfront bluff faces for 74 75 of 1550
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public improvements providing for public safety is applicable here. While the improvement is not on public land/property, the City is gaining valuable public safety access to nearby public beaches at no cost as the property owner will pay for the entirety of the improvements. The Construction Monitoring Treatment Plan describes procedures to follow as a program to mitigate impacts to any cultural resources found during construction within the bluff. Furthermore, a bluff restoration plan will be required for building plan check review for the removal of obsolete structures prior to obtaining any building permits.

LU Element Action 7.3.6 Require new development on oceanfront blufftop lots to incorporate drainage improvements, removal of and/or revisions to irrigation systems, and/or use of native or drought-tolerant vegetation into the design to minimize threats to oceanfront bluff recession.

The preliminary grading plan (Sheet C-1) shows drainage improvements and a storm water pump station. The landscape/fuel modification plan (Sheets L-04 & L-05) shows native and drought tolerant vegetation.

LU Element Action 7.3.8 On oceanfront bluff sites, require applications where applicable, to identify and removal all unpermitted and/or obsolete structures, including but not limited to protective devices, fences, walkways, and stairways, which encroach into oceanfront bluffs.

As described under the Variance heading below, all existing obsolete improvements will be required to be demolished.

LU Element Action 7.3.11 Require all coastal development permit applications for new development on an oceanfront or on an oceanfront bluff property subject to wave action to 75 76 of 1550
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assess the potential for flooding or damage from waves, storm surge, or seiches, through a wave uprush and impact report prepared by a licensed civil engineer with expertise in coastal processes. The conditions that shall be considered in a wave uprush study are a seasonally eroded beach combined with long-term (75 years) erosion; high tide conditions, combined with long-term (75 year) projections for sea level rise; storm waves from a 100- year event or a storm that compares to the 1982/83 El Niño event.

A Coastal Hazards Analysis has been prepared for the project concluding it is safe from erosion and high tide conditions over a 75-year period and from storm waves from a 100-year event.

LCP COASTAL VIEW POLICIES (CDP)
Land Use Element (LU) Policy 2.8 Require building design and siting to be compatible and integrated with natural topographic features, minimize significant alteration of natural topography and/or other significant on-site resources, and protect public views as specified in the Design Guidelines and the Landscape and Scenic Highways Resource Document.

The proposed home and landscaping have been designed to integrate with the topography of the site and there will be no impact to any public views.

LU Element Policy 2.9 Require the use of appropriate landscaping, special architectural treatments, and/or siting considerations to protect public views for projects visible from major highways and arterial streets.

Due to the site’s topography, the home is located closer to the street than both neighboring homes and the roofline will be over seven feet lower than the existing home to be demolished which is visible from Coast Highway, thereby protecting public views. 76 77 of 1550
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LU Element Policy 2.10 Maximize the preservation of coastal and canyon views (consistent with the principle of view equity) from existing properties and minimize blockage of existing public and private views. Best efforts should be made to site new development in locations that minimize adverse impacts on views from public locations (e.g., roads, bluff top trails, visitor-serving facilities, etc.) Policy 2.10 includes: Action

2.10.1 Discourage the addition of second stories in established neighborhoods where view equity has historically been achieved through one-story construction.

The Project is in a developed area characterized by multi-level single-family residences with ocean views. The proposed home would not introduce building massing that would compromise established view equity within the neighborhood.

LU Element Policies 7.3 and 10.2 Design and site new development to protect natural and environmentally sensitive resources, such as areas of unique scenic quality, public views and visual compatibility with surrounding uses and to minimize landform alterations.

The site does not contain significant natural features or environmentally sensitive resources. The proposed Project is designed to be compatible with the mass and scale of other homes in the surrounding neighborhood. It will also minimize view impacts due to the height of the roofline which is over seven feet lower than the existing home and the maximum 15-foot height limit measured above the curb.

LUE Policy 3.10 Require building design and siting to be compatible and integrated with natural topographic features, minimize significant alteration of natural topography or other significant on-site resources, and protect public views as specified in the Design Guidelines and Landscape and Scenic Highways Resource Document by maintaining the low-profile 77 78 of 1550
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character of structures. Require use of appropriate landscaping, special architectural treatments, and siting considerations for projects visible from major highways and arterial streets. Best efforts should be made to site new development in locations that minimize adverse impacts on views from public locations (e.g., roads, bluff-top trails, visitor-serving facilities, etc.).

Policy 3.10 requires protection of public views as specified in the Design Guidelines. The Design Guidelines require View Equity for impacts to public views and require maintenance of view corridors.

View Equity is defined as: View equity means achievement of a fair, reasonable and balanced accommodation of views and competing obstructions such as structures, trees and/or vegetation, privacy and the use and enjoyment of property.

The Design Review Guidelines refers to Public Views:

15.6 Maintain view corridors when feasible.
∙Consider opportunities for public views.
∙Locate a building to retain view opportunities through side yards.

The Project is not anticipated to result in view impacts due to the placement of the home in respect to neighboring properties and has been located to retain view opportunities through side yards.

Coastal Land Use Plan Technical Appendix Section 30251 The scenic and visual qualities of coastal areas shall be considered and protected as a resource of public importance. Permitted development shall be sited and designed to protect views along the ocean and scenic coastal areas, to minimize the alteration of natural landforms, to be 78 79 of 1550
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visually compatible with the character of surrounding areas, and where feasible to restore and enhance visual quality in visually degraded areas. New development in highly scenic areas ... shall be subordinate to the character of its setting.

The proposed development considers and protects the scenic and visual qualities of public coastal views in that the Project would integrate the building design with the natural terrain, and the proposed grading and terracing would result in a design and minimizing impacts to public views.

LCP DOCUMENTS
The project conforms with all the following applicable documents of the Certified LCP.

89.104)
Finding No. 2. Any development located between the sea and the first public road paralleling the sea is in conformity with the certified local coastal program and with the public access and public recreation policies of Chapter 3 of the Coastal Act.

The Project site is located between the sea and the first public road paralleling the sea. As detailed above in the facts supporting Finding Number 1, the proposed development is in conformity with the certified local coastal program.

The proposed development is in conformity with the public access and public recreation 79 80 of 1550
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policies of Chapter 3 of the Local Coastal Act. Because of the newly acquired public safety component of the proposed development, existing public beach access and coastal recreation areas will be better served by the City’s public safety personnel.

Public Access
Section 30211 Development not to interfere with access
Development shall not interfere with the public's right of access to the sea where acquired through use or legislative authorization, including, but not limited to, the use of dry sand and rocky coastal beaches to the first line of terrestrial vegetation.

Section 30212 New development projects
(a) Public access from the nearest public roadway to the shoreline and along the coast shall be provided in new development projects except where: (1) it is inconsistent with public safety, military security needs, or the protection of fragile coastal resources, (2) adequate access exists nearby, or (3) agriculture would be adversely affected. Dedicated accessway shall not be required to be opened to public use until a public agency or private association agrees to accept responsibility for maintenance and liability of the accessway. (b) For purposes of this section, "new development" does not include:
(1) Replacement of any structure pursuant to the provisions of subdivision (g) of Section 30610.
(2) The demolition and reconstruction of a single-family residence; provided, that the reconstructed residence shall not exceed either the floor area, height or bulk of the former structure by more than 10 percent, and that the reconstructed residence shall be sited in the same location on the affected property as the former structure. 80 81 of 1550
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(3) Improvements to any structure which do not change the intensity of its use, which do not increase either the floor area, height, or bulk of the structure by more than 10 percent, which do not block or impede public access, and which do not result in a seaward encroachment by the structure.
(4) The reconstruction or repair of any seawall; provided, however, that the reconstructed or repaired seawall is not a seaward of the location of the former structure. (5) Any repair or maintenance activity for which the commission has determined, pursuant to Section 30610, that a coastal development permit will be required unless the commission determines that the activity will have an adverse impact on lateral public access along the beach. As used in this subdivision "bulk" means total interior cubic volume as measured from the exterior surface of the structure.
(c) Nothing in this division shall restrict public access nor shall it excuse the performance of duties and responsibilities of public agencies which are required by Sections 66478.1 to 66478.14, inclusive, of the Government Code and by Section 4 of Article X of the California Constitution.

Section 30214 Implementation of public access policies; legislative intent (a) The public access policies of this article shall be implemented in a manner that takes into account the need to regulate the time, place, and manner of public access depending on the facts and circumstances in each case including, but not limited to, the following:
(1) Topographic and geologic site characteristics.
(2) The capacity of the site to sustain use and at what level of intensity. (3) The appropriateness of limiting public access to the right to pass and repass depending on such factors as the fragility of the natural resources in the area and the proximity of the 81 82 of 1550
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access area to adjacent residential uses.
(4) The need to provide for the management of access areas so as to protect the privacy of adjacent property owners and to protect the aesthetic values of the area by providing for the collection of litter.
(b) It is the intent of the Legislature that the public access policies of this article be carried out in a reasonable manner that considers the equities and that balances the rights of the individual property owner with the public's constitutional right of access pursuant to Section 4 of Article X of the California Constitution. Nothing in this section or any amendment thereto shall be construed as a limitation on the rights guaranteed to the public under Section 4 of Article X of the California Constitution.

Finding No. 3. The proposed development will not have any significant adverse impacts on the environment within the meaning of the California Environmental Quality Act.

The Project does not have any significant adverse environmental impacts. The Project qualifies for a categorical exemption pursuant to the California Environmental Quality Act Guidelines, as discussed further herein.

SECTION 5. The City Council hereby makes the following findings and facts supporting findings for VAR 2026-0026:

Finding No. 1: There are special circumstances applicable to the property involved, including size, shape, topography, location or surroundings which cause the strict application of the zoning ordinance to deprive such property of privileges enjoyed by other property in the vicinity and under identical zoning classification.
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The subject property is unique as compared to its peers that front the isolated cove known as Thousand Steps Beach and this uniqueness provides support for allowing the reconstruction of a bluff face improvement known as a funicular. Similarly, granting additional height for walls is supportable because of the property’s topography and this allowance grants parity with other properties nearby that have been granted the same courtesy. However, the applicant’s request to retain other bluff face improvements can not be supported by staff. Each of these is discussed more specifically below:

As to the bluff face improvement that would allow reconstruction of the funicular, staff finds that the width of the subject property presents a truly unique opportunity to provide for easier and quicker and more reliable access to Thousand Steps Beach. Thousand Steps Beach is one of South Laguna’s largest and most heavily used beaches. Notwithstanding this, access to the beach itself is limited to a single staircase near the intersection of 9th Avenue and Coast Highway. This staircase consists of approximately 223 individual steps and, due to the steepness of the bluff face, feels like many more. Use of this staircase is popular for access to the beach by the general public and is also popular for those interested in walking/running the steps for fitness purposes.

Collectively, this makes for a crowded and complex pathway for the City’s first responders to utilize to access Thousand Steps Beach when responding to emergency calls. Congestion on the stairs and the number of steps and steepness of the bluff all create challenges to providing timely response in emergency situations.

To provide a sense of magnitude, the Marine Safety Chief provided rescue statistics for the 9th and 10th Street beaches covering the period from January 1, 2023, through November 9, 2025.

Statistics were collected for both beaches because they share the same public access point and are 83 84 of 1550
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adjacent to the property at 31987 Coast Hwy.:

A few examples of ordinance enforcement include drinking alcohol, dogs on the beach, smoking, using unpermitted easyups or shade coverings, having bonfires, and laws related to disturbing marine life.
165,473 Public Contacts Non-safety related contacts. These are typically directions to individuals, families, and groups to places such as bathrooms, parking, restaurants, and more, as well as trolley schedules. 96,260 Preventative
Actions
Safety-related contacts pertaining to people too close to or in danger of impacts from: beach, ocean, water, cliff, rock, reef, cave, rip current, lateral current, sand bar, shore break, storm surge, lightning, flood, fog, tide, surf, etc.

Given that the public health safety and welfare sit atop the most important responsibilities of government, granting a variance to reconstruct the existing funicular improvement on the bluff face seems to be a reasonable trade-off of governments interest in protecting the coastline and protecting the public. The funicular would be a privately-owned improvement that is accessible to the City/first responders all day, everyday pursuant to a recorded agreement that would include maintenance responsibilities and performance standards. The funicular would not be open to the general public as they would continue to utilize the existing stairs. As such, the funicular allows for separation of general public foot traffic from this “express lane” down to the beach by first responders. As a mechanical lift, the funicular provides for a more constant rate of speed up and 84 85 of 1550
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down the bluff face than does walking the stairs and allows for patient being extracted from the beach to be moved in a more comfortable manner. Most other properties along Thousand Steps Beach are narrow and don’t contain the side yard widths of the proposed development. Because of this ease of access compared to the subject property is constrained and the subject lots additional width provides the right set of circumstances to grant the bluff face improvement variance to allow the funicular to be reconstructed based on government utmost interest to provide for the public health, safety, and welfare.

It should be noted that General Plan Land Use Element Action 7.3.5 prohibits development on oceanfront bluff faces, except public improvements providing public access, protecting coastal resources, or providing for public safety. To support construction of the funicular and related improvements, a condition of approval requiring an easement and agreement with the property owner for City public safety use (Condition No. 23). Plan Sheets A.0.7 and A.0.8 show the proposed easement. The new funicular track that is in alignment with the existing funicular track and the car will meet the Marine Safety and Fire Department requirements to accommodate a gurney and City staff.

Regarding the variance to maintain obsolete structures within the bluff, this request is consistent with the Land Use Element Action 7.3.5, which allows development on oceanfront bluffs when necessary to provide public access, protect coastal resources, or ensure public safety.

These stairs, walkways and retaining walls and related improvements provide an important public service because they provide an alternative route up or down the bluff face for emergency response personnel should the funicular be filled-to-capacity. Additionally, these improvements are consistent with the historic pattern of development occurring on nearby parcels and that, if 85 86 of 1550
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removed, would deprive the subject property of this historic feature that other nearby properties have and still do enjoy.

As for those walls and the driveway gate that exceed the 4-foot height limit within the front setback, staff finds that this request is consistent with nearby pattern of development. Existing walls and fences in the immediate vicinity located along the west side of Coast Highway that exceed the maximum 4-foot height include but are not limited to 31949, 31951, 31995, 32001, and 32021 Coast Highway. These proposed elements are set back ten (10) feet from the back of sidewalk and like many other properties along Coast Highway allows a car to pull out of the traffic flow in order to gain entry to the private property. These improvements also do not interfere with pedestrian flow along the public sidewalk. For these reasons, staff finds that this variance is reasonable and appropriate and not out of character for its setting.

Finding No. 2: Such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant, which right is possessed by other property owners under like conditions in the same vicinity and zone.

Many other properties fronting on Thousand Steps Beach have direct access down the bluff face to the beach. These conditions have existed for many years and while perhaps not the most desirable situation involving new development, the subject property and its setting offer unique circumstance that in this one-off condition (as explained in Variance Finding 1) justify granting approval to re-construct/re-establish this access via the funicular.

As to the variance to maintain obsolete structures within the bluff, this request is consistent with the Land Use Element Action 7.3.5, which allows development on oceanfront bluffs when necessary to provide public access, protect coastal resources, or ensure public safety. These stairs, 86 87 of 1550
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walkways and retaining walls and related improvements provide an important public service because they provide an alternative route up or down the bluff face for emergency response personnel should the funicular be filled-to-capacity. Additionally, these improvements are consistent with the historic pattern of development occurring on nearby parcels and that, if removed, would deprive the subject property of this historic feature that other nearby properties have and still do enjoy.

As for the wall and gate, other properties along Coast Highway with comparable frontage conditions have been granted relief to construct walls and gates exceeding the standard height limits in order to address privacy, security, and noise concerns associated with adjacency to a major arterial roadway. The requested wall-height variance is therefore consistent with development privileges enjoyed by other properties under like conditions.

Finding No.3: The granting of the variance will not be detrimental to the public health, safety, convenience and welfare or injurious to property or improvements in the vicinity in which the property is located.

The subject property is unique as compared to its peers that front the isolated cove known as Thousand Steps Beach and this uniqueness provides support for allowing the reconstruction of a bluff face improvement known as a funicular. Similarly, granting additional height for walls is supportable because of the property’s topography and this allowance grants parity with other properties nearby that have been granted the same courtesy. However, the applicant’s request to retain other bluff face improvements can not be supported by staff. Each of these is discussed more specifically below:

As to the bluff face improvement that would allow reconstruction of the funicular, staff 87 88 of 1550
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finds that the width of the subject property presents a truly unique opportunity to provide for easier and quicker and more reliable access to Thousand Steps Beach. Thousand Steps Beach is one of South Laguna’s largest and most heavily used beaches. Notwithstanding this, access to the beach itself is limited to a single staircase near the intersection of 9th Avenue and Coast Highway. This staircase consists of approximately 223 individual steps and, due to the steepness of the bluff face, feels like many more. Use of this staircase is popular for access to the beach by the general public and is also popular for those interested in walking/running the steps for fitness purposes.

To provide a sense of magnitude, the Marine Safety Chief provided rescue statistics for the 9th and 10th Street beaches covering the period from January 1, 2023, through November 9, 2025.

Statistics were collected for both beaches because they share the same public access point and are adjacent to the property at 31987 Coast Hwy.:

A few examples of ordinance enforcement include drinking alcohol, dogs on the beach, smoking, using unpermitted easyups or shade coverings, having bonfires, and laws related to disturbing marine life.
165,473 Public Contacts Non-safety related contacts. These are typically directions to 88 89 of 1550
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individuals, families, and groups to places such as bathrooms, parking, restaurants, and more, as well as trolley schedules. 96,260 Preventative
Actions
Safety-related contacts pertaining to people too close to or in danger of impacts from: beach, ocean, water, cliff, rock, reef, cave, rip current, lateral current, sand bar, shore break, storm surge, lightning, flood, fog, tide, surf, etc.

Given that the public health safety and welfare sit atop the most important responsibilities of government, granting a variance to reconstruct the existing funicular improvement on the bluff face seems to be a reasonable trade-off of governments interest in protecting the coastline and protecting the public. The funicular would be a privately-owned improvement that is accessible to the City/first responders all day, everyday pursuant to a recorded agreement that would include maintenance responsibilities and performance standards. The funicular would not be open to the general public as they would continue to utilize the existing stairs. As such, the funicular allows for separation of general public foot traffic from this “express lane” down to the beach by first responders. As a mechanical lift, the funicular provides for a more constant rate of speed up and down the bluff face than does walking the stairs and allows for patient being extracted from the beach to be moved in a more comfortable manner. Most other properties along Thousand Steps Beach are narrow and don’t contain the side yard widths of the proposed development. Because of this ease of access compared to the subject property is constrained and the subject lots additional width provides the right set of circumstances to grant the bluff face improvement variance to allow the funicular to be reconstructed based on government utmost interest to provide for the public health, safety, and welfare.

It should be noted that General Plan Land Use Element Action 7.3.5 prohibits development 89 90 of 1550
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on oceanfront bluff faces, except public improvements providing public access, protecting coastal resources, or providing for public safety. To support construction of the funicular and related improvements, a condition of approval requiring an easement and agreement with the property owner for City public safety use (Condition No. 23). Plan Sheets A.0.7 and A.0.8 show the proposed easement. The new funicular track that is in alignment with the existing funicular track and the car will meet the Marine Safety and Fire Department requirements to accommodate a gurney and City staff.

Regarding the variance to maintain obsolete structures within the bluff, this consistent with the Land Use Element Action 7.3.5, which allows development on oceanfront bluffs when necessary to provide public access, protect coastal resources, or ensure public safety. These stairs, walkways and retaining walls and related improvements provide an important public service because they provide an alternative route up or down the bluff face for emergency response personnel should the funicular be filled-to-capacity. Additionally, these improvements are consistent with the historic pattern of development occurring on nearby parcels and that, if removed, would deprive the subject property of this historic feature that other nearby properties have and still do enjoy.

As for those walls and the driveway gate that exceed the 4-foot height limit within the front setback, staff finds that this request is consistent with nearby pattern of development. Existing walls and fences in the immediate vicinity located along the west side of Coast Highway that exceed the maximum 4-foot height include but are not limited to 31949, 31951, 31995, 32001, and 32021 Coast Highway. These proposed elements are set back ten (10) feet from the back of sidewalk and like many other properties along Coast Highway allows a car to pull out of the traffic 90 91 of 1550
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flow in order to gain entry to the private property. These improvements also do not interfere with pedestrian flow along the public sidewalk. For these reasons, staff finds that this variance is reasonable and appropriate and not out of character for its setting.

Finding No. 4: The granting of such a variance will not be contrary to the objectives of the zoning ordinance or the general plan.

Variances are an appropriate tool to provide relief from certain standards when unique conditions exist relative to location or setting as compared to nearby properties. In this case, the applicant has requested three and the City grants each of these variances. Support for these variances is rooted in the objectives of the City’s General Plan and Zoning Ordinance. More specifically, the funicular bluff-face improvement qualifies as a public-safety-related improvement consistent with Land Use Element Action 7.3.5, which allows development on oceanfront bluffs when necessary to provide public access, protect coastal resources, or ensure public safety. The required agreement and easement further ensure that the improvement serves a broader public benefit.

The front setback wall height variance aligns with General Plan and zoning objectives by allowing site-sensitive design solutions that respond to unique physical conditions while maintaining neighborhood compatibility and visual character along Coast Highway.

Granting the variance to maintain obsolete structures within the bluff is consistent with the Land Use Element Action 7.3.5, which allows development on oceanfront bluffs when necessary to provide public access, protect coastal resources, or ensure public safety. These stairs, walkways and retaining walls and related improvements provide an important public service because they provide an alternative route up or down the bluff face for emergency response personnel should 91 92 of 1550
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the funicular be filled-to-capacity. Additionally, these improvements are consistent with the historic pattern of development occurring on nearby parcels and that, if removed, would deprive the subject property of this historic feature that other nearby properties have and still do enjoy.

SECTION 6. Based on its review of the entire record before it, the City Council hereby finds and determines, in accordance with CEQA, that the Project is categorically exempt pursuant to State CEQA Guidelines Section 15303 – New Construction or Conversion of Small Structures, in that the project consists of construction and location of limited numbers of new, small structures.

Here, the Project involves the demolition of existing structures and the construction of a singlefamily dwelling with an attached two-car garage with new vehicular access, elevated decks, grading, retaining walls, pool, spa, pedestrian entry feature, and landscaping. Furthermore, the project is an allowed residential use in the R-1 zone. No evidence demonstrates a reasonable possibility that the project will have a significant effect on the environment due to unusual circumstances.

Further, none of the exceptions outlined in CEQA Guidelines section 15300.2 apply. The project site does not contain any environmentally sensitive areas except for being an oceanfront property. There will be no cumulative impact resulting from successive projects of the same type in the same place, over time. There are no unusual circumstances resulting in a significant impact on the environment. There will be no damage to scenic resources, including trees, historic buildings, rock outcroppings or similar resources, within a highway officially designated as a state scenic highway as it is proposed less than eight feet above the curb along Coast Highway which is a highway officially designated as a state scenic highway. The project is not located on a hazardous waste site or any other site included on a list compiled pursuant to Government Code section 92 93 of 1550
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65962.5. The project will not result in significant adverse impacts to historical resources as defined by CEQA. Consequently, additional environmental analysis is not necessary to meet the requirements of the CEQA.

SECTION 7. The City Council hereby denies the Appeal and sustains the Design Review Boards’s determination on the Project, as reflected in Board Resolution No. 2026-0024, including all conditions attached thereto, which such Resolution and conditions are incorporated herein by this reference.

ADOPTED this 13th day of May, 2026.

Mark Orgill, Mayor
ATTEST:

Ann Marie McKay, City Clerk
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I, Ann Marie McKay, City Clerk of the City of Laguna Beach, certify that the foregoing Resolution No. 26.XXX was duly adopted at a regular meeting of the City Council of said City held on May 13, 2026, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

City Clerk, City of Laguna Beach, California
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NOTICE OF A PUBLIC HEARING

LAGUNA BEACH CITY COUNCIL
The Laguna Beach City Council will hold an in-person Public Hearing in the City Council Chambers, located in City Hall at 505 Forest Avenue, Laguna Beach, to consider:

Appeal of approval of Design Review 26-0024, Coastal Development Permit 26-0025, Variance 26-0026, and CEQA Categorical Exemption for demolition of the existing structures and construction of a new single-family residence with a two-car garage at 31985 and 31987 Coast Highway in the R-1 zone. Design review is required for the new structure, vehicular access, elevator height, elevated decks, grading, retaining walls, pool, spa, pedestrian entry features, landscaping, and construction in an environmentally sensitive area (oceanfront). A coastal development permit is required for the proposed demolition of the existing structure and construction of a new single-family residence. A variance is requested for 1) reconstruction of the funicular and associated access components (stairs, landings, terrace, retaining walls, and gates) and maintaining stairs, walkways, and retaining walls within the bluff [LBMC Section 25.50.004(B)(4)];; and 2) to exceed the maximum wall height within the front yard setback [LBMC Section 25.50.012(B)(3)].

Applicant: Morris Skenderian, Agent
A person has appealed the decision of the Design Review Board (DRB) to approve the project with conditions.

SAID PUBLIC MEETING to be held Wednesday, May 13, 2026, at 3:00 p.m. or as soon thereafter.

For additional information, contact City staff: Wendy Jung, Principal Planner (949) 497-0321 or [email protected].

Comments may be made in writing prior to the hearing (when emailed or mailed to the City Clerk’s office) or in-person in Council Chambers during the public hearing. In order to allow sufficient time for members of the City Council and staff to review and consider your comments, written comments will be accepted for consideration up until the close of business (i.e., 5:30 p.m.) on the business day before the date on which this public hearing is scheduled; however, it is recommended they be submitted to the City Clerk’s office on or before 5:00 p.m. five days prior to the scheduled hearing.

Pursuant to California Government Code Section 65009(b), if you challenge this application in court, the issues raised shall be limited to those raised in the public hearing or in written correspondence delivered to the City of Laguna Beach prior to, or at, the public hearing.

CEQA: This project is categorically exempt pursuant to the California Environmental Quality Act Guidelines, Section 15303 - New Construction or Conversion of Small Structures, in that the project consists of construction and location of limited numbers of new, small structures.

COASTAL: This project is located in the Coastal Zone. This project is located within an appealable area of the Coastal Zone. The project is proposed as appealable development. The application was filed on March 26, 2025 by Morris Skenderian and is assigned application number CDP 26-0025. The application was approved by the Design Review Board. The decision by the Design Review Board is appealable to the City Council upon the payment of $2,500 and in accordance with Laguna Beach Municipal Code Section 25.05.070.

The decision by the City Council can be appealed to the California Coastal Commission (no fee required) in accordance with Laguna Beach Municipal Code Section 25.07.016(B). Further information regarding California Coastal Commission appeal processes can be found at https://www.coastal.ca.gov/cdp/cdp-forms.html
Pursuant to the Americans with Disabilities Act, persons with a disability who require a disability-related modification or accommodation in order to participate in a meeting, including auxiliary aids or services, may request such modification or accommodation from the City Clerk’s Office at (949) 497-0705 (telephone) or (949) 497-0771 (facsimile). Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to assure accessibility to the meeting.

Notice posted 10 days prior to hearing date at the following three public places (CA Government Code Section 65090 and 65091): 31985 and 31987 Coast Highway, Laguna Beach, CA; 505 Forest Ave., Laguna Beach, CA; and 380 3rd St., Laguna Beach, CA; and Property Owners within 300 ft./ Tenants within 100 ft./California Coastal Commission/ Interested Persons List / Publish Date: 5/1/2026 Attachment 3
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DESIGN REVIEW BOARD STAFF REPORT
February 26, 2026
Agenda Item No. 5.9
Case No: Design Review 2026-0024, Coastal Development Permit 2026-0025, and Variance 2026- 0026
Request: Demolition of existing structures and construction of a new single-family dwelling with a two-car garage in the R-1 (Residential Low Density) zone. Design review is required for the new structure, new vehicular access, elevator height, elevated decks, grading, retaining walls, pool, spa, pedestrian entry feature, landscaping, and construction in an environmentally sensitive area (oceanfront). A variance is requested 1) to reconstruct a funicular and associated access components (stairs, landings, terrace, retaining walls, and gates) within the bluff [LBMC Section 25.50.004(B)(4)]; 2) to maintain stairs, walkways, and retaining walls within the bluff [LBMC Section 25.50.004(B)(4)];]; and 3) to exceed the maximum wall height within the front setback [LBMC Section 25.50.012(B)(3)].

Location: 31985 & 31987 Coast Highway | APN: 056-160-03 & 056-160-41 Applicant: Morris Skenderian, Morris Skenderian & Associates Architects (Agent) (949) 497-3374 | [email protected]
Owner: Rama Krishna, 888 Pacific Holdings LLC
Staff: Community Development Department
Nancy Balmer-Csira | Planner
(949) 715-1284 | [email protected]
Recommendation:

Conduct a public hearing and by motion adopt Resolution 2026-0024 approving Design Review 2026-0024, Coastal Development Permit 2026-0025, and Variance 2026-0026 located at 31985 and 31987 Coast Highway and finding said action exempt from CEQA pursuant to Section 15303.

CEQA:

The project qualifies for a categorical exemption pursuant to Section 15303 - New Construction or Conversion of Small Structures, in that the project consists of construction and location of limited numbers of new, small structures.

Coastal Development Permit:

The project site is located within an appealable area of the Coastal zone. Pursuant to Laguna Beach Municipal Code Section 25.07.004, a Coastal Development Permit (CDP) is required for construction within Attachment 5
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an environmentally sensitive area. A final decision by the city to approve the CDP may be appealed to the California Coastal Commission.

Board Members within a 500’ Radius: None
EXECUTIVE SUMMARY:

The proposed project includes demolition of existing structures and construction of a new single-family dwelling with a two-car garage.

Design review is required for the new structure, new vehicular access, elevator height, elevated decks, grading, retaining walls, pool, spa, pedestrian entry feature, landscaping, and construction in an environmentally sensitive area (oceanfront). A Coastal Development Permit is requested for the demolition of the existing structures and development on an oceanfront lot. The primary discretionary request is the variance requested 1) to reconstruct a funicular and associated access components (stairs, landings, terrace, retaining walls, and gates) within the bluff [LBMC Section 25.50.004(B)(4)]; 2) to maintain stairs, walkways, and retaining walls within the bluff [LBMC Section 25.50.004(B)(4)];]; and 3) to exceed the maximum wall height within the front setback [LBMC Section 25.50.012(B)(3)]. The applicant’s submitted justification in support of the variance is provided in Attachment 8.

The proposed project includes demolition of the existing structures and construction of a new single-family dwelling with an attached two-car garage. The project site includes combining two building sites, a down sloping lot with frontage along Coast Highway improved with a 2,700 square-foot duplex, two-car garage, and parking deck (31985 Coast Highway) and a U-shaped down sloping oceanfront lot improved with walls, walkways, steps and a funicular (31987 Coast Highway). The prior 3,000 square-foot single-family dwelling and attached two-car garage on the oceanfront lot was demolished in 2018. The request to demolish the house was made because the structure had significant structural and regulatory deficiencies that made rehabilitation impractical and cost prohibitive.

Staff recommends that the Design Review Board approve the project with the condition that existing obsolete improvements constructed within the bluff be removed. Staff has evaluated the project and associated variance requests related to reconstruction of the funicular and associated improvements, as well as the request to exceed the allowable wall height within the front setback and find that facts to support approval can be made for the requested entitlements. Reconstruction of the funicular and associated improvements is supported by the city because an agreement will be secured for use by public safety personnel for beach rescues. Required findings for the requested variance to retain obsolete stairs, walkways, and retaining walls within the bluff cannot be made. These improvements no longer serve a necessary function, and the circumstances do not meet the criteria for granting relief from the development standards.

Findings for the excess wall height can be justified based on other variances granted for similar lot circumstances.
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PROPERTY AERIAL PHOTO

SITE PHOTOS
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PROPERTY INFORMATION
Land Use Designation Village Low Density (1-7 DU/AC)
Zoning Designation R-1 Residential Low Density

ZONING REVIEW
The proposed project complies with applicable zoning standards and guidelines as shown in the summary table below:

Development Standard Required Existing Proposed Conforms Lot Area
Net Lot Area (without bluff area) 6,000 SF
34,740 SF
16,574 SF
No Change
No Change Yes
Building Site Coverage
(Net Lot Area)
35%
5,800 SF
-
-
28%
4,666.48 SF Yes
Landscape Open Space
(Gross Lot Area)
35%
12,159 SF
-
-

55.15%
19,159.59 SF Yes
Height
(Above curb)
(Lowest floor to top of roof)
15’
30’

15.00’

41.46”

7.90’

30.00’
Yes
Yes
Setbacks
Front
Side (North)
Side (South)
Rear (from blufftop)
10’
[Combined 20.86’
& 4’ Minimum]
25’

19.8’

31.3’

44.6’

87.8’

29.7’

14.5’

6.5’

34.8’
Yes
Yes
Yes
Yes
DISCUSSION/ANALYSIS:

Site History
The project site consists of two building sites that will be combined: a down sloping lot fronting Coast Highway improved with a 2,700 square-foot duplex, a two-car garage, and a parking deck (31985 Coast Highway) and a U-shaped down sloping oceanfront lot improved with walls, walkways, steps and a funicular (31987 Coast Highway). The following chart summarizes pertinent entitlements:
31895 Coast Highway
8-18-1975 County of Orange issued Building Permit to construct a new single-family residence with a two-car carport.
5-29-2008 Design Review Board approved DR 08-094, CDP 08-19 & VAR 7548 (for a new garage to encroach into the front setback). The existing garage was to be converted to living area. The project was never constructed and has since expired.
1-16-1995 Administrative Use Permit (AUP 002) was issued for a second unit. 31987 Coast Highway (oceanfront)
5-23-2017 City Council adopted Resolution No. 17.032 overturning the Design Review Board denial of CDP 16-2180 to demolish the home.
3-7-2018 California Coastal Commission on appeal conditionally approved CDP 16-2180 (A-5-LGB-17-0033).

Conditions of approval:
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1) Preparation and implementation of a Construction Monitoring Treatment Plan requiring the presence of qualified archaeological and Native American monitors during all project earth disturbing activities and establishing appropriate procedures to be implemented in the event cultural/archaeological resources are discovered,
2) Removal of Gunite from the bluff,
3) Conformance with the submitted erosion control and drainage plan, 4) Submittal of a seed list demonstrating that all seeds in the proposed hydroseed mix are primarily California natives,
5) As proposed by the applicant, all project-related parking shall be accommodated on site, and 6) Storage of construction materials, mechanized equipment and removal of construction debris. 7-9-2018 Building Permit (RBP 17-1028) was issued to demolish the 3,000 square-foot single-family dwelling and attached two-car garage.
6-13-2019 Design Review Board approved a new 5,593 square-foot single-family dwelling with a two-car garage (DR 19-2819 & CDP 19-2820). Several neighbors appealed the project to the California Coastal Commission. The project was withdrawn by the applicant and then the property was sold.

Proposed Project
The proposed four-bedroom, eight-bathroom single-family dwelling has been designed with a two-car garage. The top level includes the garage, main living area (kitchen, chef’s kitchen, family room, dining room, and living room), powder room and master bedroom suite with access to ocean facing elevated decks from the family room, dining room, living room, and master bedroom. Another elevated deck on the top level faces the street frontage and is accessed from the hallway adjacent to the main stair well down. The middle level below contains a lounge, three ensuite bedrooms, a gym, an office with attached bathroom, hall bathroom, laundry room, data room, and mechanical room. The gym, bedroom, and lounge can access a street facing courtyard. The lounge, office, and two bedrooms can access the ocean facing decks. An exterior stair down from both levels of the decks provides access to a partially enclosed spa, pool, lounge, bar, and bathroom under the home. An elevator connects all three levels.

Proposed site improvements include an S-shaped down sloping driveway for parking of four vehicles, two vehicles park in the garage. Additional proposed amenities include on grade steps, walkways, retaining walls, planters, gates, trellises, and landscaping.

ENTITLEMENTS: Included within this staff report is an analysis of the following entitlements: design review, coastal development permit, and variance.

Design Review
The following elements requires design review: the new structure, new vehicular access, elevator height, elevated decks, grading, retaining walls, pool, spa, pedestrian entry feature, landscaping, and construction in an environmentally sensitive area (oceanfront). (See LBMC Section 25.05.040(B)(1)(b, c, h, l, m, p, & r) and (B)(3)(a)(ii)). Design review is governed by Laguna Beach Municipal Code Section 25.05.040. Design Review is considered by the Design Review Board at a duly noticed public hearing where the following findings are considered in relation to the proposed development:

Finding No. 1: Physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with the design review criteria specified in Section 25.05.040(H), as set forth below:
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1. Access. Conflicts between vehicles, pedestrians and other modes of transportation should be minimized by specifically providing for each applicable mode of transportation. Handicapped access shall be provided as required by applicable statutes.

The project is not expected to create conflicts between vehicular, pedestrian, or other modes of transportation. Site access will continue to be provided from Coast Highway. The required onsite turnaround has been provided, and vehicles will exit the site nosing into traffic. The existing sidewalk will jog at the new driveway apron. A pedestrian entry feature and vehicular gate are setback approximately 8 feet from the back of the sidewalk where vegetation is proposed.

Community Development Department

2. Design Articulation: Within the allowable building envelope, the appearance of building and retaining wall mass should be minimized. Articulation techniques including, but not limited to, separation, offsets, terracing and reducing the size of any one element in the structure may be used to reduce the appearance of mass.

4. Environmental Context: Development should preserve and, where possible, enhance the city’s scenic natural setting. Natural features, such as existing heritage trees, rock out-cropping, ridgelines and significant watercourses should be protected. Existing terrain should be utilized in the design and grading should be minimized.

The project has been designed to step with the existing gently sloping terrain. No heritage trees, significant natural features, or watercourses are present on the property. The project includes approximately 2,885 cubic yards of grading export, which is primarily proposed to lower the 141
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building into the slope to preserve neighboring ocean views. As a result, the project is not expected to adversely affect the City’s scenic natural setting.

The project complies with the General Plan, including, but not limited to, the following policies:

The project has been designed to be compatible with and integrated into the site’s existing gently sloping topography through a stepped and terraced building form that follows the natural down slope of the property. The siting and massing of the structure minimize perceived bulk and reduce visual impacts when viewed from the public right-of-way and surrounding properties. While grading is proposed, it is limited to only cut and is primarily intended to lower the building into the slope, thereby minimizing building height and preserving neighboring and public ocean views. No significant onsite natural resources are present or impacted by the development. As designed, the project is consistent with LU Policy 2.8 and the applicable Design Guidelines by respecting existing terrain, minimizing topographic alteration to the extent feasible, and protecting public views.

LU Policy 2.10 Maximize the preservation of coastal and canyon views (consistent with the principle of view equity) from existing properties and minimize blockage of existing public and private views. Best efforts should be made to site new development in locations that minimize adverse impacts on views from public locations (e.g., roads, bluff top trails, visitor-serving facilities, etc.).

Accordingly, the project is consistent with LU Policy 2.10 and the principle of view equity by minimizing impacts to existing public and private coastal and canyon views.

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Scenic Highways Resource Document by maintaining the low-profile character of structures.

Require use of appropriate landscaping, special architectural treatments, and siting considerations for projects visible from major highways and arterial streets. Best efforts should be made to site new development in locations that minimize adverse impacts on views from public locations (e.g., roads, bluff-top trails, visitor-serving facilities, etc.).

The project has been designed and sited to be compatible with and integrated into the site’s existing gently sloping topography through a stepped and terraced building form that maintains a low-profile appearance. The building is set back from the ocean bluff area that consists of 18,166 square feet (52.3% of the property). The design minimizes perceived height and mass and reduces the need for excessive grading. Proposed grading cut is primarily intended to lower the structure into the slope, thereby minimizing alteration of the natural topography while preserving public and neighboring views.

The project incorporates appropriate architectural articulation and material variation to reduce visual prominence, and proposed landscaping will further soften building edges and integrate the structure into its hillside setting. The site is visible from designated scenic highways and the beach visitorserving facilities. As designed, the project represents a best-effort siting strategy that minimizes adverse impacts on views from public locations and is consistent with applicable Design Guidelines and scenic resource policies.

Protect, preserve, and enhance the community’s natural resources.

The development is integrated with the site’s existing gently sloping topography through stepped and terraced building forms that follow the natural contours of the property and maintain a lowprofile appearance when viewed from public vantage points. Building massing, roof forms, and architectural articulation reduce visual prominence and ensure compatibility with the scale and character of surrounding residential development. Grading is proposed primarily to lower the structure into the slope, thereby minimizing alteration of the natural landform and preserving public and private views to the extent feasible.

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LU Policy 7.10 Require new construction and grading to be located in close proximity to preexisting development to minimize environmental impacts and growth-inducing potential.

The project is consistent with LU Policy 7.10, which encourages new construction and grading to be in proximity to preexisting development to minimize environmental impacts and reduce growthinducing potential. The new construction occupies areas already developed, and no expansion into previously undisturbed portions of the lot is proposed. Grading is concentrated within the existing development envelope, minimizing disturbance to natural terrain. By situating the new building largely on the footprint of the prior structure, the project minimizes impacts on the site’s natural features and limits potential growth-inducing effects, consistent with the intent and objectives of LU Policy 7.10.

LU Policy 10.2 Design and site new development to protect natural and environmentally sensitive resources such as areas of unique scenic quality, public views, and visual compatibility with surrounding uses and to minimize landform alterations. (Same as Policy 7.3) GOAL: Ensure that proposals for new development, subdivisions, and major remodels are sufficiently evaluated to protect public health and safety and natural resources.

The development is integrated with the site’s existing gently sloping topography through stepped and terraced building forms that follow the natural contours of the property and maintain a lowprofile appearance when viewed from public vantage points. Building massing, roof forms, and architectural articulation reduce visual prominence and ensure compatibility with the scale and character of surrounding residential development. Grading is proposed primarily to lower the structure into the slope, thereby minimizing alteration of the natural landform and preserving public and private views to the extent feasible.

The building is set back from the ocean bluff area that consists of 18,166 square feet (52.3% of the property). As designed, the project minimizes impacts to scenic resources and public views and is consistent with LU Policy 10.2 and the General Plan goal of protecting public health and safety and natural resources.

6. Historic Preservation: Destruction or alteration to historic resources should be avoided whenever possible. See Chapter 25.45 for more information.

The existing residence is not listed on the City’s Historic Register, as such, this criterion is satisfied.

7. Landscaping: Landscaping shall be incorporated as an integrated part of the structure’s design and relate harmoniously to neighborhood and community landscaping themes. View equity shall be an important consideration in the landscape design. The relevant landscaping guidelines contained in the City’s “Landscape and Scenic Highways Resource Document” should be incorporated, as appropriate, in the design and planned maintenance of proposed landscaping.

Sheets L-04 & L-05 includes the proposed landscape/fuel modification plan. The maintenance of heights and widths of trees and shrubs are noted. The landscaping is consistent with the Landscape 144
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and Scenic Highways Resource Document. There are no known neighborhood concerns relative to potential hedge impacts.

8. Lighting and Glare: Adequate lighting for individual and public safety shall be provided in a manner which does not significantly impact neighboring properties. Reflective materials and appurtenances that cause glare or a negative visual impact (e.g., skylights, white rock roofs, highgloss ceramic tile roofs, reflective glass, etc.) should be avoided or mitigated to a level of insignificance in those locations where those surfaces are visible from neighboring properties.

9. Neighborhood Compatibility: Development shall be compatible with the existing development in the neighborhood and respect neighborhood character. Neighborhood character is the sum of the qualities that distinguish areas within the City, including historical patterns of development (e.g., structural heights, mass, scale or size), village atmosphere, landscaping themes and architectural styles.

Design Review Criteria for Pedestrian Orientation is related to commercial development and this residential project is not subject to these criteria.

11. Privacy: The placement of activity areas (e.g., decks, picture windows and ceremonial or entertainment rooms) in locations that would result in a substantial invasion of privacy of neighboring properties should be minimized.
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The proposed two-story home will be located closer to Coast Highway than both adjacent oceanfront homes that extend down the bluff. The home placement creates side yards of 14’-6” to the north and 6’-6” to the south. The proposed pool and spa area is located under the home and design to not impact neighbor privacy. As such, the project will not result in a substantial invasion of privacy to neighboring properties.

12. Public Art: Public art is encouraged and shall be displayed where feasible or required by the Art in Public Places ordinance.

Design Review Criteria for Public Art is related to commercial development and this residential project is not subject to these criteria.

Design Review Criteria for Signage is related to commercial development and this residential project is not subject to these criteria.

The new construction will meet Title 24 Energy and Building Code requirements, which include insulated windows and energy-efficient lighting. The applicant will be required to provide proof of compliance. The roof plan includes a solar ready flat roof area. Further, the applicant will be required to reuse, recycle, or divert at least 65 percent of the project’s construction and demolition debris.

The proposed swimming pool, baja shelf, and spa are located below the home at the rear of the building where impacts to adjacent properties are expected to be minimal. The pool equipment will also be located under the home. The equipment specifications will be reviewed prior to building permit issuance for conformance to the maximum allowed noise levels for single-family residential properties. The project is conditioned to allow pool equipment to be operated between the hours of 9:00 am and 9:00 pm only and to require installation of a timer to ensure compliance. The required pool security requirements will be reviewed during building plan check. 146
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As designed, the proposed two-story structure purposely reduces the upper-level massing as viewed from Coast Highway by limiting the roof height to 7.9 feet below the maximum 15-foot height limit measured above the curb and the existing home to be removed. This significant reduction of upperlevel massing and the flat roof designs are intended to provide preservation of views for the adjacent neighbors.

Finding No. 2. The physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with all other applicable design guidelines.

The project is consistent with the Residential Design Review Guidelines and South Laguna Community Design and Landscape Guidelines, as explained above.

Finding No. 4. The project is consistent with any specific plan or any other specific zoning design review criteria.
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There are no specific plans or other specific zoning design review criteria applicable to this project.

Coastal Development Permit
The proposed demolition, new single-family dwelling, and construction in an environmentally sensitive area requires the approval of a coastal development permit. (See LBMC Section 25.07.004.) Coastal Development Permits are governed by Laguna Beach Municipal Code Chapter 25.07. A Coastal Development Permit is considered by the Design Review Board at a duly noticed public hearing where the following findings are considered in relation to the proposed development:

Finding No. 1: The project is in conformity with all the applicable provisions of the certified local coastal program, including the following review criteria:

1. The proposed development will not encroach upon any existing physical accessway legally utilized by the public or any proposed public accessway identified in the adopted local coastal program land use plan.

2. The proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources.

3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.

The Project site is in a developed residential area of the city. The proposed Project will not adversely affect recreational or visitor-serving facilities as there are no recreational or visitor-serving facilities either located on the Project site. The proposed development will also not adversely affect coastal scenic resources, including “land based scenic views from public parks, trains, roads and vista points,” view corridors of beach and ocean from Coast Highway, view corridors from coastal canyons, and open-space easements used to mitigate adverse visual impact of access road, inns, and residences because scenic views are not present in the vicinity of the property or at elevations relative to the existing and proposed improvements. In other words, the Project consists of new development that is located close to the street, out of the bluff, and where the existing will be demolished. 148
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The development is proposed near the street and not within the bluff that slopes down to the beach.

The subject property is not located within an environmentally sensitive habitat area or scenic resources located in adjacent parks and recreation areas. Therefore, there will be no adverse impacts to environmentally sensitive habitats and scenic resources.

5. The proposed development will minimize the alterations of natural landforms and will not result in undue risks from geological and erosional forces and/or flood and fire hazards.

6. The proposed development will be visually compatible with the character of surrounding areas, and where feasible, will restore and enhance visual quality in visually degraded areas.

The proposed development is architecturally compatible and in scale with other homes in the surrounding neighborhood, which is not a visually degraded area.

7. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource.

There are no known archaeological or paleontological resources in the Project area.

8. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities.

9. Other public services, including, but not limited to, solid waste and public roadway capacity have been considered and are adequate to serve the proposed development.

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The project is consistent with all applicable policies of the Certified LCP.

There are no significant on-site resources. The proposed Project is designed to integrate with the topography of the site, set back from the bluff area, and there will be no impact to any public views.

LU Element Action 7.3.3 Design and site new development to avoid hazardous areas and minimize risks to life and property from coastal and other hazards.

A coastal hazards analysis has been provided indicating that the proposed development is safe from coastal hazards.

The City’s geotechnical consultant reviewed the geotechnical report and coastal hazards analysis and conceptually approved the project.

LU Element Action 7.3.5 Prohibit development on oceanfront bluff faces, except public improvements providing public access, protecting coastal resources, or providing for public safety.

Permit such improvements only when no feasible alternative exists and when designed and constructed to minimize landform alteration of the oceanfront bluff face, to not contribute to further erosion of the oceanfront bluff face, and to be visually compatible with the surrounding area to the maximum extent feasible.

As further described under the Variance heading below, improvements that provide for public safety access are proposed to be reconstructed within the bluff and all other obsolete improvements will be removed. Thus, the exception to development on oceanfront bluff faces for public improvements providing for public safety is applicable here. While the improvement is not on public land/property, the City is gaining valuable public safety access to nearby public beaches at no cost as the property owner will pay for the entirety of the improvements. The Construction Monitoring Treatment Plan (Attachment 11) describes procedures to follow as a program to mitigate impacts to any cultural resources found during construction within the bluff. Furthermore, a bluff restoration plan will be required for building plan check review for the removal of obsolete structures prior to obtaining any building permits.
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As described under the Variance heading below, all existing obsolete improvements will be required to be demolished.

LU Element Action 7.3.11 Require all coastal development permit applications for new development on an oceanfront or on an oceanfront bluff property subject to wave action to assess the potential for flooding or damage from waves, storm surge, or seiches, through a wave uprush and impact report prepared by a licensed civil engineer with expertise in coastal processes. The conditions that shall be considered in a wave uprush study are a seasonally eroded beach combined with long-term (75 years) erosion; high tide conditions, combined with long-term (75 year) projections for sea level rise; storm waves from a 100-year event or a storm that compares to the 1982/83 El Niño event.

A Coastal Hazards Analysis has been prepared for the project concluding it is safe from erosion and high tide conditions over a 75-year period and from storm waves from a 100-year event.

The proposed home and landscaping have been designed to integrate with the topography of the site and there will be no impact to any public views.

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LU Element Policy 2.10 Maximize the preservation of coastal and canyon views (consistent with the principle of view equity) from existing properties and minimize blockage of existing public and private views. Best efforts should be made to site new development in locations that minimize adverse impacts on views from public locations (e.g., roads, bluff top trails, visitor-serving facilities, etc.) Policy 2.10 includes: Action 2.10.1 Discourage the addition of second stories in established neighborhoods where view equity has historically been achieved through one-story construction.

Policy 3.10 requires protection of public views as specified in the Design Guidelines. The Design Guidelines require View Equity for impacts to public views and require maintenance of view corridors.

The Design Review Guidelines refers to Public Views:

15.6 Maintain view corridors when feasible.
∙Consider opportunities for public views.
∙Locate a building to retain view opportunities through side yards.

The Project is not anticipated to result in view impacts due to the placement of the home in respect to neighboring properties and has been located to retain view opportunities through side yards. 152
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Coastal Land Use Plan Technical Appendix Section 30251 The scenic and visual qualities of coastal areas shall be considered and protected as a resource of public importance. Permitted development shall be sited and designed to protect views along the ocean and scenic coastal areas, to minimize the alteration of natural landforms, to be visually compatible with the character of surrounding areas, and where feasible to restore and enhance visual quality in visually degraded areas. New development in highly scenic areas ... shall be subordinate to the character of its setting.

LCP DOCUMENTS
The project conforms with all the following applicable documents of the Certified LCP.

General Plan Land Use Element
Zoning Map
Title 25 (Zoning Code)
2010 Design Guidelines – A Guide to Residential Development South Laguna Community Design and Landscape Guidelines (as adopted by Resolution 89.104) Finding No. 2. Any development located between the sea and the first public road paralleling the sea is in conformity with the certified local coastal program and with the public access and public recreation policies of Chapter 3 of the Coastal Act.

The proposed development is in conformity with the public access and public recreation policies of Chapter 3 of the Local Coastal Act. Because of the newly acquired public safety component of the proposed development, existing public beach access and coastal recreation areas will be better served by the City’s public safety personnel.

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adversely affected. Dedicated accessway shall not be required to be opened to public use until a public agency or private association agrees to accept responsibility for maintenance and liability of the accessway. (b) For purposes of this section, "new development" does not include:
(1) Replacement of any structure pursuant to the provisions of subdivision (g) of Section 30610. (2) The demolition and reconstruction of a single-family residence; provided, that the reconstructed residence shall not exceed either the floor area, height or bulk of the former structure by more than 10 percent, and that the reconstructed residence shall be sited in the same location on the affected property as the former structure.
(3) Improvements to any structure which do not change the intensity of its use, which do not increase either the floor area, height, or bulk of the structure by more than 10 percent, which do not block or impede public access, and which do not result in a seaward encroachment by the structure. (4) The reconstruction or repair of any seawall; provided, however, that the reconstructed or repaired seawall is not a seaward of the location of the former structure. (5) Any repair or maintenance activity for which the commission has determined, pursuant to Section 30610, that a coastal development permit will be required unless the commission determines that the activity will have an adverse impact on lateral public access along the beach. As used in this subdivision "bulk" means total interior cubic volume as measured from the exterior surface of the structure.
(c) Nothing in this division shall restrict public access nor shall it excuse the performance of duties and responsibilities of public agencies which are required by Sections 66478.1 to 66478.14, inclusive, of the Government Code and by Section 4 of Article X of the California Constitution.

Section 30214 Implementation of public access policies; legislative intent (a) The public access policies of this article shall be implemented in a manner that takes into account the need to regulate the time, place, and manner of public access depending on the facts and circumstances in each case including, but not limited to, the following:
(1) Topographic and geologic site characteristics.
(2) The capacity of the site to sustain use and at what level of intensity. (3) The appropriateness of limiting public access to the right to pass and repass depending on such factors as the fragility of the natural resources in the area and the proximity of the access area to adjacent residential uses.
(4) The need to provide for the management of access areas so as to protect the privacy of adjacent property owners and to protect the aesthetic values of the area by providing for the collection of litter.
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(b) It is the intent of the Legislature that the public access policies of this article be carried out in a reasonable manner that considers the equities and that balances the rights of the individual property owner with the public's constitutional right of access pursuant to Section 4 of Article X of the California Constitution. Nothing in this section or any amendment thereto shall be construed as a limitation on the rights guaranteed to the public under Section 4 of Article X of the California Constitution.

Finding No. 3. The proposed development will not have any significant adverse impacts on the environment within the meaning of the California Environmental Quality Act.

Variance
A variance is requested 1) to reconstruct a funicular and associated access components (stairs, landings, terrace, retaining walls, and gates) within the bluff [LBMC Section 25.50.004(B)(4)]; 2) to maintain stairs, walkways, and retaining walls within the bluff [LBMC Section 25.50.004(B)(4)];]; and 3) to exceed the maximum wall height within the front setback [LBMC Section 25.50.012(B)(3)].

Staff has evaluated the project and associated variance requests related to reconstruction of the funicular and associated improvements, as well as the request to exceed the allowable wall height within the front setback and find that facts to support approval can be made for the requested entitlements.

Reconstruction of the funicular and associated improvements is supportable because of 1) the subject property’s unique width and location along the isolated cove that is known as Thousand Steps Beach and, 2) the opportunities that this site presents to promote the health and safety of members of the public by the City’s public safety personnel. Notwithstanding this, staff is unable to find facts in support of the request to retain obsolete stairs, walkways, and retaining walls within the bluff. These improvements no longer serve a necessary function (i.e., a direct public health and safety function), and the circumstances do not meet the criteria for granting relief from the development standards. Findings to exceed wall height can be justified based on similar variances granted for similar lots (see LBMC Section 25.05.025).

Variances are governed by Laguna Beach Municipal Code Section 25.05.025. A Variance is considered by the Design Review Board at a duly noticed public hearing where the following findings are considered in relation to the proposed development:

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Use of this staircase is popular for access to the beach by the general public and is also popular for those interested in walking/running the steps for fitness purposes. Collectively, this makes for a crowded and complex pathway for the City’s first responders to utilize to access Thousand Steps Beach when responding to emergency calls. Congestion on the stairs and the number of steps and steepness of the bluff all create challenges to providing timely response in emergency situations.

To provide a sense of magnitude, the Marine Safety Chief provided rescue statistics for the 9th and 10th Street beaches covering the period from January 1, 2023, through November 9, 2025. Statistics were collected for both beaches because they share the same public access point and are adjacent to the property at 31987 Coast Hwy.:

Total Incident Type Definition
1,860 Rescues To physically assist a person from the ocean. 1,315 Medical Aids The immediate treatment or care given to a person suffering from an injury or illness until more advanced care is provided or the person recovers. 34,117 Ordinance Advisements An advisement or enforcement of local, state, and federal laws. A few examples of ordinance enforcement include drinking alcohol, dogs on the beach, smoking, using unpermitted easy-ups or shade coverings, having bonfires, and laws related to disturbing marine life.
165,473 Public Contacts Non-safety related contacts. These are typically directions to individuals, families, and groups to places such as bathrooms, parking, restaurants, and more, as well as trolley schedules.
96,260 Preventative Actions Safety-related contacts pertaining to people too close to or in danger of impacts from: beach, ocean, water, cliff, rock, reef, cave, rip current, lateral current, sand bar, shore break, storm surge, lightning, flood, fog, tide, surf, etc.

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as they would continue to utilize the existing stairs. As such, the funicular allows for separation of general public foot traffic from this “express lane” down to the beach by first responders. As a mechanical lift, the funicular provides for a more constant rate of speed up and down the bluff face than does walking the stairs and allows for patient being extracted from the beach to be moved in a more comfortable manner. Most other properties along Thousand Steps Beach are narrow and don’t contain the side yard widths of the proposed development. Because of this ease of access compared to the subject property is constrained and the subject lots additional width provides the right set of circumstances to grant the bluff face improvement variance to allow the funicular to be reconstructed based on government utmost interest to provide for the public health, safety, and welfare.

Nothwithstanding this, staff does not support retaining or reconstructing other existing bluff-face improvements as requested by the applicant. The State and the City have an interest in removing obsolete improvements from the bluff face consistent with the Coastal Act and the City’s Local Coastal Program. These improvements that the application seeks variance approval to reconstruct have substantial private value but, in staff’s opinion, this personal value does not outweigh the values that the Coastal Act and City’s Local Coastal Program seek to advance. For this simple reason staff is not supportive of granting the variance to retain/reconstruct other existing bluff-face improvements. This position is also consist with General Plan Land Use Element Action 7.3.5 described above as the improvements proposed to be retained are not for public access or to protect coastal resources, or to provide for public safety. Furthermore, a bluff restoration plan will be required at building plan check review to remove the obsolete structures. This is memorialized as Condition 24 of the project resolution.

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Conversely, the requested variance to retain stairs, walkways, and retaining walls within the bluff is not necessary to preserve a substantial property right. With the approval of the reconstructed funicular providing private access to the beach, continued maintenance of obsolete and unpermitted bluff structures is not required for reasonable use or enjoyment of the property and is not a development privilege uniformly enjoyed by similarly situated properties. Accordingly, the required finding for approval of this portion of the variance request cannot be made.

Page 25 ends

Given that the public health safety and welfare sit atop the most important responsibilities of government, granting a variance to reconstruct the existing funicular improvement on the bluff face seems to be a reasonable trade-off of governments interest in protecting the coastline and protecting the public. The funicular would be a privately-owned improvement that is accessible to the City/first responders all day, everyday pursuant to a recorded agreement that would include maintenance responsibilities and performance standards. The funicular would not be open to the general public as they would continue to utilize the existing stairs. As such, the funicular allows for separation of general public foot traffic from this “express lane” down to the beach by first responders. As a mechanical lift, the funicular provides for a more constant rate of speed up and down the bluff face than does walking the stairs and allows for patient being extracted from the beach to be moved in a more comfortable manner. Most other properties along Thousand Steps Beach are narrow and don’t contain the side yard widths of the proposed development. Because of this ease of access compared to the subject property is constrained and the subject lots additional width provides the right set of circumstances to grant the bluff face improvement variance to allow the funicular to be reconstructed based on government utmost interest to provide for the public health, safety, and welfare.

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Finding No. 4: The granting of such a variance will not be contrary to the objectives of the zoning ordinance or the general plan.

Variances are an appropriate tool to provide relief from certain standards when unique conditions exist relative to location or setting as compared to nearby properties. In this case, the applicant has requested three variances. Staff supports granting two of these but denying the third. Staff’s support for these is rooted in the objectives of the City’s General Plan and Zoning Ordinance.

More specifically, the funicular bluff-face improvement qualifies as a public-safety-related improvement consistent with Land Use Element Action 7.3.5, which allows development on oceanfront bluffs when necessary to provide public access, protect coastal resources, or ensure public safety. The required agreement and easement further ensure that the improvement serves a broader public benefit.

However, granting a variance to maintain obsolete structures within the bluff would conflict with Land Use Element Action 7.3.8, which requires the identification and removal of unpermitted and obsolete encroachments into oceanfront bluffs. Requiring removal of these structures and implementation of a bluff restoration plan advances General Plan goals related to coastal resource protection, visual quality, and long-term bluff stability. Since these improvements are 160
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primarily of private value, their retention on the bluff face would be inconsistent with the City’s General Plan and Zoning Code.

ENVIRONMENTAL IMPACT:

In accordance with the California Environmental Quality Act (CEQA) guidelines, the project qualifies for a categorical exemption pursuant to Section 15303 - New Construction or Conversion of Small Structures, in that the project consists of construction and location of limited numbers of new, small structures. Here, the Project involves the demolition of existing structures and the construction of a single-family dwelling with an attached two-car garage with new vehicular access, elevated decks, grading, retaining walls, pool, spa, pedestrian entry feature, and landscaping. Furthermore, the project is an allowed residential use in the R-1 zone. No evidence demonstrates a reasonable possibility that the project will have a significant effect on the environment due to unusual circumstances.

Further, none of the exceptions outlined in CEQA Guidelines section 15300.2 apply. The project site does not contain any environmentally sensitive areas except for being an oceanfront property. There will be no cumulative impact resulting from successive projects of the same type in the same place, over time. There are no unusual circumstances resulting in a significant impact on the environment. There will be no damage to scenic resources, including trees, historic buildings, rock outcroppings or similar resources, within a highway officially designated as a state scenic highway as it is proposed less than eight feet above the curb along Coast Highway which is a highway officially designated as a state scenic highway. The project is not located on a hazardous waste site or any other site included on a list compiled pursuant to Government Code section 65962.5. The project will not result in significant adverse impacts to historical resources as defined by CEQA. Consequently, additional environmental analysis is not necessary to meet the requirements of the CEQA.

RECOMMENDATION:

Conduct a public hearing and by motion adopt Resolution 26-0024 (Attachment 1) approving Design Review 26-0024, Coastal Development Permit 26-0025, and Variance 26-0026 located at 31985 and 31987 Coast Highway and finding said action exempt from CEQA pursuant to Section 15303.

NOTIFICATION:

Pursuant to Title 25 (Zoning) Public Notice, a public hearing notice has been mailed at least twenty-one (21) days prior to the hearing date in accordance with Title 25 on February 4, 2026. In addition, a public hearing notice has been posted on the project site at least 10 days in advance of the hearing date on February 7, 2026. Further, a public hearing notice has been published in a newspaper of general circulation at least 10 days in advance of the public hearing on February 13, 2026.

PUBLIC CORRESPONDENCE:

Neighboring property owners residing at 31988 10th Avenue submitted written correspondence expressing concerns regarding the proposed development’s size, height, and massing, and its potential to impact public and private ocean views, privacy, and neighborhood character. The correspondence also raised concerns 161
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related to setbacks, proximity to adjacent properties, and potential construction-related impact. The property owner residing at 32039 Virginia Way has expressed concerns due to white-water ocean view impacts relating to the project size, scale, height, surrounding environment and neighborhood character (Attachment 13).

ATTACHMENT(S):

Attachment 1 - Resolution DR 2026-0025
Attachment 2 - Plans
Attachment 3 - Certified Staking Plan
Attachment 4 - Colored Elevations
Attachment 5 - 3D Renderings
Attachment 6 - Color and Material Selections
Attachment 7 - Coastal Hazards Analysis
Attachment 8 - Geotechnical Report
Attachment 9 - Geotechnical & Coastal Hazards Analysis Peer Review Attachment 10 - Variance Application
Attachment 11 - Construction Monitoring Treatment Plan
Attachment 12 - Alternative Materials & Methods Report
Attachment 13 - Correspondence
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GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof COVER SHEET- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.0.1 February 02 2026

DELTA B
+166.30'
+161.80'
+165.50' +165.31'
+162.92'
+163.89'
P.L

EXISTING BUILDING
31985 COAST HIGHWAY

LAGUNA BEACH

CALIFORNIA
NEIGHBORS HOUSE AT 31995 PROPOSED HOUSE AT 31985 NEIGHBORS HOUSE AT 31981 $WWDFKPHQW
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GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof PROJECT INFO- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.0.2 February 02 2026

DELTA B
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumi March 23PROJECT INFORMATION- CONTIJO RESIDENCE31741 CONTIJO WAY, COTO DE CAZA CA

REVISION DATE
DELTA A 03-22-2023
geof

BUILDING AREA DATA
TOTAL
HABITABLE:
2ND FLOOR 1571.27 SQ.FT.
1ST FLOOR 1658.47 SQ.FT.

BASEMENT 1130.03 SQ.FT.

SQ.FT.

TOTAL 4359.77 SQ.FT.

NON-HABITABLE:

GARAGE 752.00 SQ.FT.

MECH. / STOR. 105.46 SQ.FT.

DECKS 660.91 SQ.FT.

ZONING STANDARDS

DESCRIPTION REQUIRED EXISTING PROPOSEDEP
LOT AREA SQ.FT. 3711.0 SQ.FT. 3711.0 SQ.FT.Y
AVG. LOT WIDTH FT. 59.84 FT. 59.84 FT.Y
AVG. LOT DEPTH FT. 61.10 FT. 61.10 FT.Y
MAX HEIGHT AT:

ABV. 1960 TOPO 30.00 FT. FT. 14.06 FT.Y
ABV. GRADE / F.F. FT. FT. 27.33 FT.N
SETBACK REQUIREMENTS:

FRONT YARD 9.17 FT. FT. 9.56 FT.Y
REAR YARD 9.17 FT. FT. 5.13 FT.N
SIDE YARDS 5.00 5.00 FT. FT. 5.10 5.19 FT.Y

LOT COVERAGE (FOOTPRINT
+NON CANT. OVERHANGS
%% 59.3%
N SQ.FT. SQ.FT. 2200.9 SQ.FT.

LANDSCAPED AREA
%% 9.7%
Y SQ.FT. SQ.FT. 359.7 SQ.FT.

IRRIGATED LANDSCAPE AREA SQ.FT.
0 SQ.FT. 359.7 SQ.FT.

Y
PARKING 4 SPACES 4 SPACESY

PROJECT SUMMARY TABLES
USE: ZONE: LOT SLOPE: 14.1

PARKING REQUIREMENT
LIVING AREA GARAGE AREA EXCLUDED GARAGE MECH/STOR. (W/ >6’ HGT. CLG. PARKED AREA
4359.77 SQ.FT.
+ 752.00 SQ.FT.- 430 SQ.FT.+
0 SQ.FT.
= 4681.77 SQ.FT.
4681.77 SQ.FT.
/ 1 SPACE/1000 SQ.FT.= 4 SPACES REQUIRED 1
Project
Address:

Legal
Description:

Assessor’s
Parcel Number:

Occupancy: R-3/U Construction: TYPE V-B SPRINKLERED
Codes:

CALIF. ADMINISTRATIVE CODE 2016 / CALIF. BUILDING CODE 2016 / CALIF. RESIDENTIAL CODE 2016 / CALIF. ELECTRICAL CODE 2016 / CALIF. MECHANICAL CODE 2016 / CALIF. PLUMBING CODE 2016 / CALIF. ENERGY CODE 2016 / CALIF. FIRE CODE 2016 / CALIF. GREEN CODE 2016 / CALIF. REFERENCED STANDARDS CODE 2016 / LOCAL MUNICIPAL CODE / ASSOCIATION GUIDELINES AND CC&R’S Project Description:

NEW 2 STORY SINGLE FAMILY RESIDENCE W/ BASEMENT - RETAINING WALLS, SITE STAIRS, ELEVATED DECKS,

AND SOLAR PANELS
Vicinity Map
6 EMERALD BAY DRIVE
LAGUNA BEACH, CA 92651
LOT 3 TRACT 940
053-060-62
OWNER: BILL AND PAULA STEELE
2285 LORRAINE ROAD, MARINO CA. 91108
626-458-2310
[email protected]
DESIGNER: GEOFF SUMICH DESIGN
31511 CAMINO CAPISTRANO, SUITE A, SAN JUAN CAPISTRANO, CA 92675 949-280-6514
[email protected]
CIVIL ENGINEER: TOAL ENGINEERING INC.
139 AVENIDA NAVARRO, SAN CLEMENTE, CA 92672
PHONE : 949-492-8586
[email protected]

LANDSCAPE
ARCHITECT:

EPT DESIGN
844 E. GREEN ST. SUITE 201 PASADENA, CA 91101
PHONE: 626-795-2008
[email protected]
SOILS ENGINEER: GEOFIRM
801 GLENNEYRE STREET, LAGUNA BEACH, CA 92651
949-494-2122
[email protected]

INTERIOR
DESIGNER:

ERROL DEJAGER
250 NEWPORT CENTER DR. #200 NEWPORT BEACH, CA 92660
PHONE: 949-673-7700
[email protected]

STRUCTURAL
ENGINEER: COASTLINE ENGINEERING, INC.
191 CALLE MAGDALENA, ENCINITAS, CA 92024
PHONE: 858-414-6167
[email protected]
MEP ENGINEER: ABSOLUTE CONSULTING ENGINEERS
3839 BIRCH ST., NEWPORT BEACH, CA 92660
949-852-8700
[email protected]

GENERAL
CONTRACTOR:

DAVID GABAY GENERAL BUILDING CONTRACTOR INC.
31726 RANCHO VIEJO RD. SUITE 108 SAN JUAN CAPISTRANO, CA 92675 949-370-0478
[email protected]

FIRE SPRINKLER
CONTRACTOR:

TS
NGPLAN
AGRAMS

ONDIAGRAMSHEETS
EETS
ETS
ETS

SITEPLAN

BASEMENTFLOORPLAN
1STFLOORPLAN
2NDFLOORPLAN

ROOFPLAN

STAKINGPLAN

EXTERIORELEVATIONS

EXTERIORELEVATIONS
BUILDINGSECTIONS1&2
BUILDINGSECTIONS3&4

BUILDINGSECTIONSA&B

BUILDINGSECTIONSC

WALLASSEMBLIES

FLOORASSEMBLIES

ROOFASSEMBLIES

RAILINGDETAILS

STAIRDETAILS

SITEDETAILS

LIGHTINGGENERALNOTESANDSHEETINDEX

LIGHITNGLAYOUTBASEMENTFLOOR

LIGHITNGLAYOUTFIRSTFLOOR

LIGHITNGLAYOUTSECONDFLOOR

BASEMENTDOOR&WINDOWSCHEDULE

FIRSTFLOORDOORSCHEDULE

FIRSTFLOORWINDOWSCHEDULE

SECONDFLOORDOORSCHEDULE

SECONDFLOORWINDOWSCHEDULE

WINDOWANDDOORDETAILS

SITEAREADIAGRAM

ROOFAREADIAGRAM

BASEMENTFLOORAREADIAGRAM
1STFLOORAREADIAGRAM
2NDFLOORAREADIAGRAM

GENERALNOTES

FOUNDATIONPLAN

FIRSTFLOORFRAMING

SECONDFLOORFRAMING
STR.CEILINGFRAMING

ROOFFRAMING

STRUCTURALSCHEDULES

TYPICALSTRUCTURALDETAILS
TYPICALSTRUCTURALDETAILS(2)

STRUCTURALDETAILS

STEELCONNECTIONSCHEDULES

STRUCTURALDETAILS

GENERALNOTESANDSPECIFICATIONS

GARAGEFLOORMECHANICALPLAN

MAINFLOORMECHANICALPLAN
2NDFLOORMECHANICALPLAN

ROOFMECHANICALPLAN

DETAILS

GENERALNOTESSINGLELINEDIAGRAM

PANELSCHEDULES

CIVILDRAWINGS

LANDSCAPESHEETS
P4.0
C-1
C-2
C-3
C-4
TP-01
TP-02
L1.00
L1.01
L1.02
L1.10
L1.11

DETAILS

TITLESHEET

PRECISEGRADINGPLAN

SECTIONSANDDETAILS

EROSIONCONTROLPLAN

TOPOGRAPHIC&BOUNDRYSURVEY
1960TOPOGRAPHICSURVEY

LANDSCAPETITLESHEET

HARDSCAPEANDIRRIGATIONPLANS
PLANTINGAND12VLIGHTINGPLANS

HARDSCAPEDETAILS

LANDSCAPEDETAILSANDNOTES

DEFERRED SUBMITTALS

ALL DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT AND/OR ENGINEER OF RECORD AND

CERTIFIED PRIOR TO SUBMITTAL FOR PLAN CHECK OR APPROVAL BY HOA

1. SOLAR PANELS TO BE APPROVED IN FUTURE SUBMITTAL. NOT INCLUDED AS PART OF THIS APPROVAL.

2. USE PERMIT REQUIRED FOR FRONT WATER FEATURE WALL (STAND ALONE WALL NOT PART OF STAIRS >3.5’ TALL)

3. VARIANCE REQUEST AND APPROVAL NEEDED FOR FRONT AREA ENCROACHMENTS, REAR YARD, AS WELL AS MINIMUM SETBACK FOR MAIN STRUCTURE AND GARAGE DOOR.

CONDITIONS FOR APPROVAL

1. SAN JOAQUIN HILLS TRANSPORTATION FEE.

2. STD. PLAN 1117 (SIGHT DISTANCE)

3. CONSTRUCT DRIVEWAY APPROACH PER OCPW STD. PLAN 1209

SUBMITTALS AND REVISIONS

BUILDINGANDSITEDATA

PROJECTDATA

CONTACTS
Submittals

4.FIRESPRINKLERS,GRADINGPLANS,SITERETAININGWALLS,SHORINGPLANS,ETC.UNDERSEPARATE PERMIT
SCOTTD.

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NO:C32834
REN.:06/30/2019
PROJECT INFORMATION - STEELE RESIDENCE6 EMERALD BAY DRIVE, LAGUNA BEACH CA A0.0 s u m i c h d e s i g n g e o f f s u m i c h d e s i g n g e o f f s u m i c h d e s i g n g e o f f s u m i c h d e s i g n g e o f f s u m i c h d e s i g n g e o f f s u 8/21/20
A.0.1
A.0.2
A.1.1
A.1.2
A.1.3
A.1.4
A.1.5
A.1.6
A.1.7
A.2.1
A.2.2
A.3.1
A.4.1
A.4.2
A.4.3
A.4.4
A.4.5
A.4.6
A.5.1
A.5.2
A.6.1
A.6.2
A.7.1
A.7.2
A.8.1
A.8.2
A.8.3
A.8.4
A.8.5
A.8.6
A.8.7
A.8.8
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A.8.11
A.8.12
A.8.13
A.9.1
A.9.2
A.9.3
A.10.1

FRONT SHEET

PROJECT INFORMATION

GENERAL NOTES I

GENERAL NOTES II
RESIDENTIAL KITCHEN AND BATHROOM REMODEL REQUIR...

WATERPROOFING SPECIFICATIONS

LISTING AND SPECIFICATIONS

ROOF SPECIFICATIONS

CAL GREEN NOTES I
TITLE 24 I
TITLE 24 II

AREA TABULATION

TOPOGRAPHIC SURVEY

SITE PLAN

FIRST FLOOR PLAN

SECOND FLOOR PLAN

ROOF PLAN

FIRST FLOOR REFLECTED CEILING PLAN

SECOND FLOOR REFLECTED CEILING PLAN

ELEVATIONS I

ELEVATIONS II

SECTIONS I

SECTIONS II

DETAILS I

DETAILS II

DETAILS III

DETAILS IV

DETAILS V

DETAILS VI

DETAILS IX

DETAILS VII

DETAILS VIII

DETAILS X

DETAILS XI

STAIRS AND ELEVATOR DETAILS

ELEVATOR LISTING AND SPEC

WINDOW AND DOOR SCHEDULE

DOOR SCHEDULE-VISUAL

WINDOW SCHEDULE-VISUAL

INTERIOR ELEVATIONS

DING AREA DATA
TOTAL
ABLE:

R 1571.27 SQ.FT.

R 1658.47 SQ.FT.
1130.03 SQ.FT.

SQ.FT.
4359.77 SQ.FT.

ABITABLE:
752.00 SQ.FT.

TOR. 105.46 SQ.FT.
660.91 SQ.FT.

PED AREA
%% 9.7%
Y SQ.FT. SQ.FT. 359.7 SQ.FT.

LANDSCAPE AREA SQ.FT.
0 SQ.FT. 359.7 SQ.FT.

Y
4 SPACES 4 SPACESY

KING REQUIREMENT
REA GARAGE AREA EXCLUDED GARAGE MECH/STOR. (W/ >6’
HGT. CLG. PARKED AREA

59.77 SQ.FT.
+ 752.00 SQ.FT.- 430 SQ.FT.+
0 SQ.FT.
= 4681.77 SQ.FT.

81.77 SQ.FT.
/ 1 SPACE/1000 SQ.FT.= 4 SPACES REQUIRED 1
WNER: BILL AND PAULA STEELE
2285 LORRAINE ROAD, MARINO CA. 91108
626-458-2310
[email protected]
SIGNER: GEOFF SUMICH DESIGN
31511 CAMINO CAPISTRANO, SUITE A, SAN JUAN CAPISTRANO, CA 92675 949-280-6514
[email protected]
VIL ENGINEER: TOAL ENGINEERING INC.
139 AVENIDA NAVARRO, SAN CLEMENTE, CA 92672
PHONE : 949-492-8586
[email protected]

NDSCAPE
CHITECT:

EPT DESIGN
844 E. GREEN ST. SUITE 201 PASADENA, CA 91101
PHONE: 626-795-2008
[email protected]
ILS ENGINEER: GEOFIRM
801 GLENNEYRE STREET, LAGUNA BEACH, CA 92651
949-494-2122
[email protected]
TERIOR
SIGNER:

ERROL DEJAGER
250 NEWPORT CENTER DR. #200 NEWPORT BEACH, CA 92660
PHONE: 949-673-7700
[email protected]

RUCTURAL
GINEER: COASTLINE ENGINEERING, INC.
191 CALLE MAGDALENA, ENCINITAS, CA 92024
PHONE: 858-414-6167
[email protected]
EP ENGINEER: ABSOLUTE CONSULTING ENGINEERS
3839 BIRCH ST., NEWPORT BEACH, CA 92660
949-852-8700
[email protected]
ENERAL
ONTRACTOR:

DAVID GABAY GENERAL BUILDING CONTRACTOR INC.
31726 RANCHO VIEJO RD. SUITE 108 SAN JUAN CAPISTRANO, CA 92675 949-370-0478
[email protected]

RE SPRINKLER
ONTRACTOR:

DEFERRED SUBMITTALS

ALL DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT AND/OR ENGINEER OF RECORD AND

CERTIFIED PRIOR TO SUBMITTAL FOR PLAN CHECK OR APPROVAL BY HOA

1. SOLAR PANELS TO BE APPROVED IN FUTURE SUBMITTAL. NOT INCLUDED AS PART OF THIS APPROVAL.

2. USE PERMIT REQUIRED FOR FRONT WATER FEATURE WALL (STAND ALONE WALL NOT PART OF STAIRS >3.5’ TALL)

3. VARIANCE REQUEST AND APPROVAL NEEDED FOR FRONT AREA ENCROACHMENTS, REAR YARD, AS WELL AS MINIMUM SETBACK FOR MAIN STRUCTURE AND GARAGE DOOR.

CONDITIONS FOR APPROVAL

1. SAN JOAQUIN HILLS TRANSPORTATION FEE.

2. STD. PLAN 1117 (SIGHT DISTANCE)

3. CONSTRUCT DRIVEWAY APPROACH PER OCPW STD. PLAN 1209

SUBMITTALS AND REVISIONS
NTACTS
Submittals

4.FIRESPRINKLERS,GRADINGPLANS,SITERETAININGWALLS,SHORINGPLANS,ETC.UNDERSEPARATE PERMIT
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1. CALIFORNIA TITLE 24 REQUIREMENTS HAVE BEEN TAKEN INTO CONSIDERATION. REFER TO TITLE 24 ENERGY ANALYSIS CALCULATIONS FOR MORE INFORMATION.

2. UNDERGROUND ALL UTILITIES TO THE NEAREST UTILITY POLE OR OTHER SERVICE CONNECTION.

3. THE FOLLOWING ITEMS REQUIRE A SEPARATE PERMIT AS THEY APPLY TO THIS PROJECT:
(i) SITE WALLS, PLANTERS, FENCES/GATES, HARDSCAPE.
(ii) A/C CONDENSERS, AND MECHANICAL EQUIPMENT.
(iii) GRADING & RETAINING WALLS.
(iv) WORK W/I PUBLIC RIGHT OF WAY.ARCHITECT
(v) POOLS, SPAS & FOUNTAINS.
(vi) FIRE SPRINKLER SYSTEMS.

4. THE CONSTRUCTION DOCUMENTS ARE PREPARED BASED ON CERTAIN HEIGHT LIMITS, SETBACKS, AREA CALCULATIONS AND OTHER DESIGN CRITERIA UNIQUE TO THIS PROJECT. NO CHANGES SHALL BE

MADE TO THE PROJECT WITHOUT CONSULTING THE ARCHITECT AND OBTAINING APPROVALS BY THE GOVERNING AGENCIES PRIOR TO CONSTRUCTING THE CHANGES.

5. ALL NEW PERIMETER FOUNDATION LOCATIONS, FINISH FLOOR & FINISH ROOF HEIGHTS SHALL BE SET & CERTIFIED BY THE LAND SURVEYOR OF RECORD. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE

FOR ANY NEW CONSTRUCTION THAT IS NOT BUILT IN ACCORDANCE WITH CITY APPROVED DESIGN DRAWINGS AND CONSTRUCTION DOCUMENTS.

6. PROVIDE SHOP DRAWINGS FOR THE ARCHITECT’S REVIEW FOR THE FOLLOWING ITEMS:
(i) STRUCTURAL STEEL.
(ii) CABINETRY, DECORATIVE WOOD WORK, FINISH TRIMS, TILE LAYOUTS. (iii) DECORATIVE METAL WORK.

7. THE GENERAL CONTRACTOR SHALL ANALYZE ALL SECTIONS OF THE WORK, RESOLVE ANY QUESTIONS

HE/SHE MAY HAVE WITH THE ARCHITECT REGARDING THE MEANING & INTENT OF THE CONSTRUCTION

DOCUMENTS AND APPORTION THE WORK AMONG THE VARIOUS TRADES AS HE/SHE DEEMS MOST SUITABLE.

8. THE GENERAL CONTRACTOR SHALL RIGIDLY ENFORCE A PROGRESSIVE CLEAN-UP PROGRAM. THE SITE

AND BUILDING SHALL BE KEPT CLEAN AND FREE OF ANY HAZARDOUS ENCUMBRANCES AT ALL TIMES DURING WORK. ALL DEBRIS SHALL BE REMOVED FROM THE JOBSITE WEEKLY. TAKE CARE IN PROTECTING WORK, ADJACENT SURFACES AND AREAS NOT BEING REMODELED. THE GENERAL CONTRACTOR SHALL REPAIR OR REPLACE DAMAGED ITEMS AT NO COST TO THE CLIENT.

9. DO NOT SCALE THESE DRAWINGS : WRITTEN DIMENSIONS AND ELEVATION HEIGHTS SHALL BE FIELD VERIFIED PRIOR TO CONSTRUCTION. ANY AND ALL DISCREPANCIES, ERRORS, OR OMISSIONS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO THE COMMENCEMENT OF ANY WORK.

10. FLOOR AND ROOF HEIGHTS ARE MAXIMUMS AND ARE TO FINISH MATERIALS, UNLESS OTHERWISE NOTED . THE GENERAL CONTRACTOR SHALL COORDINATE W/ THE LAND SURVEYOR OF RECORD TO ESTABLISH BUILDING SETBACKS, ROUGH CONC. SLAB HEIGHTS, ROUGH FRAMING HEIGHTS AT WOOD FRAMED FLOORS AND ROOFS. FLOOR PLAN DIMENSIONS ARE TO ROUGH FRAMING.

11. PRIOR TO ANY EXCAVATIONS CONTACT DIG ALERT (800 227 2600) (WWW.DIGALERT.ORG) TO VERIFY EXIST. CONDITIONS.

12. THE PROJECT SHALL COMPLY WITH ALL NPDES, SUSMP, & BMP REQUIREMENTS.

13. ALL PRODUCTS, SYSTEMS, AND EQUIPMENT SHALL BE INSTALL PER MANUFACTURER’S SPECIFICATIONS AND INSTRUCTIONS. MANUFACTURER’S PRODUCT INSTALLATION INSTRUCTIONS SHALL BE AVAILABLE ON THE JOB SITE AT THE TIME OF INSPECTION.

14. FIRE SPRINKLERS ARE REQUIRED FOR THIS PROJECT

15. CIVIL ENGINEER OF RECORD SHALL CERTIFY AT PROJECT COMPLETION THAT THE SITE DRAINAGE IS IN SUBSTANTIAL COMPLIANCE WITH THE APPROVED DRAINAGE PLAN. & AND
@ AT
ABV. ABOVE

A/C AIR CONDITIONER
A.D. AREA DRAIN
ADJUST. ADJUSTABLE
A.F.F. ABOVE FINISH FLOOR
A.F.G. ABOVE FINISH GRADE
A.F.I. ARC FAULT INTERRUPT
A.F.S. ABOVE FINISH SURFACE
ALUM./AL. ALUMINUM
AVG. AVERAGE
AWN. AWNING
BA. BATHROOM
BD. BOARD
BDRM. BEDROOM
BLDG. BUILDING
BLK.(’G) BLOCK(ING)
BLW. BELOW
BM. BEAM
B.O.F. BOTTOM OF FOOTING
BOT. BOTTOM
B.W. BOTH WAYS
BYND. BEYOND
C.B. CATCH BASIN
CEM.(BD.) CEMENT (BOARD)
C.J. CEILING JOIST
C.L. CENTER LINE
CLOS./CL. CLOSET
CLG. CEILING
CLR. CLEAR
C.M.U. CONCRETE MASONRY
UNIT
C.O. CLEAN OUT
CO. COPPER
COL. COLUMN
CONC.(BLK.) CONCRETE BLOCK
CONT. CONTINUOUS
CSMT. CASEMENT
CTR. CENTER
CU.YD./C.Y. CUBIC YARD
C.W. COLD WATER
DB. DECIBEL
DBL. DOUBLE
DEG. OR

O DEGREE
DEMO. DEMOLISH
D.F. DOUGLAS FIR
D.H. DOUBLE HUNG
DIAG. DIAGONAL
DIA. OR Ø DIAMETER
DISP. DISPOSAL
D.J. DECK JOIST
DN. DOWN
DTL. DETAIL
D.W. DISHWASHER
DWG. DRAWING
E EAST
E.G. EXISTING GRADE
E.S. EXISTING SURFACE
EL. ELEVATION
ELECT. ELECTRICAL
ELEV. ELEVATOR
E.M. ELECTRICITY METER
EQ. EQUAL
EQUIP. EQUIPMENT
E.W. EACH WAY
EXIST./E. EXISTING
EXT. EXTERIOR
F.F. FINISH FLOOR
F.G. FINISH GRADE
F.G. FUEL GAS
F.J. FLOOR JOIST
FIXT. FIXTURE
FLOUR. FLUORESCENT
FLR. FLOOR
FOUND. FOUNDATION
F.P. FIRE PLACE
FR. DR. FRENCH DOOR
FRM'G. FRAMING
F.S. FINISH SURFACE
FT'G. FOOTING
F.Y. FRONT YARD
GA. GAUGE
GAL. GALLON
GALV. GALVANIZED
G.F.I. GROUND FAULT

INTERRUPT
G.I. GALVANIZED IRON
GL.(BLK) GLASS (BLOCK)
G.M. GAS METER
GRND. GROUND
GYP. BD. GYPSUM WALL BOARD
H.B. HOSE BIB
HDR. HEADER
HGT. OR H. HEIGHT
HR. HOUR
HOR. HORIZONTAL
H.W. HOT WATER
I.R. INSIDE RADIUS
INSUL. INSULATION
INT. INTERIOR
INV. INVERT

J-BOX JUNCTION BOX
JST. JOIST
KIT. OR K. KITCHEN
LAV. LAVATORY
LAM. LAMINATE
LAUND. LAUNDRY
LB(S). POUND(S)
L.V. LOW VOLTAGE
LWR. LOWER
MANUF. MANUFACTURER
MAS. MASONRY
MAX. MAXIMUM
MECH. MECHANICAL
MEM. MEMBRANE
MIN. MINIMUM
MLD'G. MOULDING
MTL. METAL

N NORTH
N. NEW
N.T.S. NOT TO SCALE

O/ OVER
OBS. OBSCURE
O.C. ON CENTER
OPP. OPPOSITE
O.R. OUTSIDE RADIUS

OSB ORIENTED STRAND
BOARD
PERF. PERFORATED
P.L. PROPERTY LINE
PLYWD. PLYWOOD
PR. PAIR
PSI POUNDS PER SQ. IN.

PWDR. POWDER

PVC POLYVINYL CHLORIDE
QTR. QUARTER
QTY. QUANTITY
R. RISER
R OR RAD. RADIUS
RECP. RECEPTACLE
REFR. REFRIGERATOR
REINF. REINFORCED
REQ'D. REQUIRED
RET. RETURN
RF.(‘G) ROOF(ING)
R.O. ROUGH OPENING
R.O.W. RIGHT OF WAY
RM. ROOM
R.R. ROOF RAFTER
R.Y. REAR YARD

S SOUTH
S.B. SETBACK
SCHED. SCHEDULE

SFM STATE FIRE MARSHALL
SHT. SHEET
SHT'G. SHEATHING
SHWR. SHOWER
SIM. SIMILAR
SLP. SLOPE
SPECS. SPECIFICATIONS
SPKR. SPEAKER
SQ. SQUARE
S.S. STAINLESS STEEL
STR. STAIRS
STL. STEEL
STOR. STORAGE
STRUCT. STRUCTURAL
SURF. SURFACE
S.Y. SIDE YARD
T. THERMOSTAT
T. TREAD

T&G TONGUE AND GROOVE
TEL. TELEPHONE
THK. THICK
THRESH. THRESHOLD
T.P. TOP PLATE
T.O.C./T.C. TOP OF CURB
T.O.S./T.S. TOP OF SLAB
T.O.W./T.W. TOP OF WALL
T.S. TUBE STEEL
TYP. TYPICAL
T.V. TELEVISION
U.O.N. UNLESS OTHERWISE
NOTED
UTIL. UTILITY
VAC. VACUUM
V.I.F. VERIFY IN FIELD
VERT. VERTICAL
W WEST
W. WASHER
W. WIDTH

W/ WITH
W.C. WATER CLOSET
WD. WOOD
WDW. WINDOW
W.H. WATER HEATER
W.I. WROUGHT IRON
W.M. WATER METER

W/O WITHOUT
W.P. WATERPROOF
WTR. WATER
W.W.M. WELDED WIRE MESH

1. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS, AND SIMILAR FIXTURES SHALL BE PROVIDED WITH AN EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 CFM. DUCTLESS FANS ARE UNACCEPTABLE. CBC 1203.4.3.2.1, CMC T-4-4

2. SAFETY GLAZING SHALL BE PROVIDED AT THE FOLLOWING HAZARDOUS LOCATIONS: CBC 2406.3 A. SWINGING AND SLIDING DOORS
B. WHEN LOCATED WITHIN 60” OF THE FLOOR SURFACE IN TUBS, SHOWER, SAUNAS, OR STEAM ROOMS C. WITHIN A 24 INCH ARC OF EITHER VERTICAL EDGE OF DOORS AND INTHIN 60 INCHES OF WALKING

SURFACE
D. WHERE GLAZING AREA IS MORE THAN 9 SQ.FT. IN AREA
E. WITH THE BOTTOM EDGE LESS THAN 18 INCHES ABOVE THE FLOOR AND TOP EDGE MORE THAN 36 INCHES ABOVE FLOOR ADJACENT TO STAIRWAYS WITHIN 60” HORIZONTALLY OF BOTTOM TREAD OF STAIRWAY AND EXPOSED SURFACE IS WITHIN 60 INCHES ABOVE NOSE OF TREAD.

3. CLEARANCE FOR WATER CLOSET TO BE A MINIMUM OF 24 INCHES IN FRONT AND 15 INCHES FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION CPC 407.5

4. WALL COVERING OF SHOWERS OR TUBS WITH SHOWERS SHALL BE OF CEMENT PLASTER, TILE, OR APPROVED EQUAL TO A HEIGHT OF NOT LESS THAN 70 INCHES ABOVE DRAIN INLET. PROVIDE CEMENT BOARD OR CEMENT PLASTER BACKING FOR TILE CPC 411.7

5. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1024 SQ.IN. (7.1 SQ.FT.) OR MORE IN CLEAR FLOOR AREA, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30 INCH DIAMETER CIRCLE

6. THE CLOTHES DRYER VENT SHALL NOT EXCEED 14 FT. IN OVERALL LENGTH. CMC 504.3.2

7. CARBON MONOXIDE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R315.3) A. OUTSIDE OF EACH SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOM(S) B. ON EVERY LEVEL OF THE DWELLING UNIT INCLUDING BASEMENTS

CARBON MONOXIDE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R315.1.1 AND R315.1.2

8. ALL RECEPTACLE OUTLETS IN BATHROOMS, ABOVE KITCHEN COUNTERTOP , CRAWL SPACES, GARAGE, ROOFTOPS, OUTDOOR OUTLETS, WITHIN 6 FT. OF WET BAR SINK/ LAUNDRY SINK TO BE PROTECTED BY GROUND FAULT CIRCUIT INTERRUPTER (GFCI) CEC 210.8

9. ALL 120V SINGLE PHASE, 15 AND 20 AMP OUTLETS (RECEPTACLE, LIGHTING, SMOKE DETECTORS, ETC.) TO BE PROTECTED BY COMBINATION TYPE ARC FAULT CIRCUIT INTERRUPTER (AFCI) CECE210.12

10. DOORS THAT PROVIDE DIRECT ACCESS TO THE SWIMMING POOL SHALL BE PROVIDED WITH AN APPROVED POOL ALARM OR APPROVED BARRIER PER CITY POOL ORDINANCE.

11. PROVIDE TWO LAYERS OF GRADE D PAPER OVER ALL WOOD BASE SHEATHING. CRC R703.6.3

12. ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS, OR OTHER OPENINGS IN PLATES AT

EXTERIOR WALLS SHALL BE PROTECTED AGAINST THE PASSAGE OF RODENTS BY CLOSING SUCH OPENINGS WITH CEMENT MORTAR, CONCRETE MASONRY OR SIMILAR METHOD.

13. AT THE TIME OF FINAL INSPECTION, AN OPERATION AND MAINTENANCE MANUAL, ACCEPTABLE TO THE

ENFORCING AGENCY SHALL BE PROVIDED TO THE TO THE BUILDING OCCUPANT OR OWNER PER SECTION CGBS 4.410.

14. MOISTURE CONTENT OF BUILDING MATERIALS. CGBS SECTION 4.505 BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHALL NOT BE INSTALLED. WALL AND FLOOR FRAMING SHALL NOT BE ENCLOSED WHEN THE FRAMING MEMBERS EXCEED 19-PERCENT MOISTURE CONTENT. MOIS- TURE CONTENT SHALL BE VERIFIED IN COMPLIANCE WITH THE FOLLOWING:
a. MOISTURE CONTENT SHALL BE DETERMINED WITH EITHER A PROBE-TYPE OR CONTACT-TYPE MOISTURE METER. EQUIVALENT MOISTURE VERIFICATION METHODS MAY BE APPROVED BY THE ENFORCING AGENCY AND SHALL SATISFY REQUIREMENTS FOUND IN SECTION 101.8 OF THIS CODE. b. MOISTURE READINGS SHALL BE TAKEN AT A POINT 2 FEET (610 MM) TO 4 FEET (1219 MM) FROM THE GRADE STAMPED END OF EACH PIECE TO BE VERIFIED.
c. AT LEAST THREE RANDOM MOISTURE READINGS SHALL BE PER- FORMED ON WALL AND FLOOR

FRAMING WITH DOCUMENTATION ACCEPTABLE TO THE ENFORCING AGENCY PROVIDED AT THE TIME OF APPROVAL TO ENCLOSE THE WALL AND FLOOR FRAMING.

Site Calculations
grading: total
.

CUT CU.YD.

FILL CU.YD.

NET EXPORT 0.0 CU.YD.
impervious surf. existing proposed
STRUCTURE 0.0 SQ.FT. 0.0% 4604.0 SQ.FT. 41.5%
HARDSCAPE (INC. DRIVE) 0.0 SQ.FT. 0.0% 2156.0 SQ.FT. 19.4% TOTAL 0.0 SQ.FT. 0.0% 6760.0 SQ.FT. 60.9%
Building Area Data
total .
habitable:

BASEMENT 1821.0 SQ.FT.

GROUND FLOOR 3413.0 SQ.FT.
-- 0.0 SQ.FT.

STORAGE 0.0 SQ.FT.

TOTAL 5234.0 SQ.FT.
non-habitable:

GARAGE 1180.0 SQ.FT.

MECHANICAL 0.0 SQ.FT.

DECKS 1041.0 SQ.FT.

Parking
required existing proposed ok

COVERED COVERED COVERED
Y
205
Zoning Data OK
description required existing proposed
EP
USE S.F.R. S.F.R. S.F.R. N/A

ZONE SPO ZONE SPO ZONE SPO ZONE N/A
LOT AREA 11107.0 SQ.FT. 11107.0 SQ.FT. 11107.0 SQ.FT.

YY
AVG. LOT WIDTH 80.00 FT. 75.00 FT. 75.00 FT. N/A
AVG. LOT DEPTH 140.00 FT. 93.75 FT. 93.75 FT. N/A
MAX HEIGHT AT:

ABV. GRADE / F.F. 18.00 FT. FT. 18.00 FT.

YY
ABV. P.L./CURB/ST. C.L. 30.00 FT. FT. N/A FT.

YN
SETBACK REQUIREMENTS:

FRONT YARD 10.00 FT. FT. 20.00 FT.NY
REAR YARD (PL / TOP OF SLOPE) 15.00 FT. FT. 15.00 FT.NY SIDE YARDS 5.00 10.00 FT. FT. 5.00 10.00 FT.NY

LOT COVERAGE

60.0 %% 40.2%
YY
6664 SQ.FT. SQ.FT. 4466.0 SQ.FT.

LANDSCAPED AREA

25.0 %% 50.3%
NY
2777 SQ.FT. SQ.FT. 5585 SQ.FT.

Notes
1 Deferred
• Fire Sprinkler Plans
Under Separate Permit
• Swimming Pool Plans • Retaining Walls, Site Walls, Fencing, And Exterior Stairs Revisions
Owner: RON AND TRISSA THOMPSON
7 SEARIDGE, LAGUNA NIGUEL, CA 92677
(949) 493-4409
[email protected]
Designer: GEOFF SUMICH DESIGN
31511 CAMINO CAPISTRANO, SUITE A, SAN JUAN CAPISTRANO, CA 92675 (949) 496-8991
PROJECT MANAGER:

GABRIEL GIAMANCO
[email protected]
Structural
Engineer:

COASTLINE ENGINEERING, INC.

MIKE ISRAEL, P.E.
5825 AVENIDA ENCINAS, SUITE 108, CARLSBAD, CA 92008
(760) 436-1344
[email protected]
Land Surveyor: TOAL ENGINEERING INC.

VIKTOR MEUM, PLS
139 AVENIDA NAVARRO, SAN CLEMENTE, CA 92672
(949) 492-8586
[email protected]
Geotechnical: VIAGEOS CONSULTING ENGINEERING GEOLIGISTS MIKE CHILDS, E.G.
305 N. COAST HIGHWAY, UNIT R, LAGUNA BEACH, CA 92651
(949) 494-2721
[email protected]
Landscape
Architect:

DANIEL STEWART AND ASSOCIATES
2753 CAMINO CAPISTRANO, SUITE B2, SAN CLEMENTE, CA 92672 (949) 361-9388
[email protected]
Civil Engineer: TOAL ENGINEERING INC.
139 AVENIDA NAVARRO, SAN CLEMENTE, CA 92672
(949) 492-8586
MEP Engineers: ABSOLUTE CONSULTING ENGINEERS
3839 BIRCH, NEWPORT BEACH, CA 92660
(949) 852-8700
Project
Address:

Legal
Description:

Assessor’s
Parcel Number:

Occupancy: R-3/U Construction: TYPE V-B SPRINKLERED
Codes:
2013 CA Residential code (CRC), 2013 CA Mechanical Code (CMC), 2013 CA Plumbing Code (CPC), 2013 CA Electrical Code (CEC) 2013 CA Green Building Standards Code (CGBS), 2013 CA Energy Efficiency Standards (CEES), And the City of Dana Point Regulations and Ordinances. The Strand Homeowners Association Design Guidelines and CC&R’s
Project Description:

New single story residence with basement, garage, retaining walls, site walls, fencing, and exterior stairs.

Vicinity Map
15 Shoreline Dr - Google Maps
https://www.google.com/maps/place/15+Shoreline+Dr,+Dana+Point,+CA+92629/@33.465577,-117.7068855,17z/data=!4m2!3m1!1s0x80dcf05db 15 Shoreline Dr
15 Shoreline
Dana Point, CA 92629
Lot 74, Tract 16331
672-593-07

1.Inthecaseofemergency,callRonThompson
atCell#(949)493-4409.

2.Thedischargeofpollutantstoanystormdrainagesystemisprohibited.No solidwaste,petroleumbyproducts,soilparticulate,constructionwastematerials, orwastewatergeneratedonconstructionsitesorbyconstructionactivitiesshall beplaced,conveyed,ordischargedintothestreet,gutter,orstormdrainsystem.

3.Sedimentfromareasdisturbedbyconstructionshallberetainedonsite usingstructuralcontrolstothemaximumextentpracticable.

4.Stockpilesofsoilshallbeproperlycontainedtominimizesedimenttransport fromthesitetostreets,drainagefacilitiesoradjacentpropertiesviarunoff,vehicle tacking,orwind.

5.AppropriateBMP’sforconstruction-relatedmaterials,wastes,spillsshallbe implementedtominimizetransportfromthesitetostreets,drainagefacilities,or adjoiningpropertiesbywindorrunoff.

6.Runofffromequipmentandvehiclewashingshallbecontainedat constructionsitesunlesstreatedtoreduceorremovesedimentandother pollutants.

7.Allconstructioncontractorandsubcontractorpersonnelaretobemade awareortherequiredbestmanagementpracticesandgoodhousekeeping measuresfortheprojectsiteandanyassociatedconstructionstagingareas.

8.Attheendofeachdayofconstructionactivityallconstructiondebrisand wastematerialsshallbecollectedandproperlydisposedintrashorrecyclebins.

9.Constructionsitesshallbemaintainedinsuchaconditionthatan anticipatedstormdoesnotcarrywastesorpollutantsoffthesite.Dischargesof materialotherthanstormwateronlywhennecessaryforperformanceand completionofconstructionpracticesandwheretheydonot:causeorcontribute toaviolationofanywaterqualitystandard;causeorthreatentocausepollution, contamination,ornuisance;orcontainahazardoussubstanceinaquantity reportableunderFederalRegulations40CFRParts117and302.

10.Potentialpollutantsincludebutarenotlimitedto:solidorliquidchemical spills;wastesfrompaints,stains,sealants,glues,limes,pesticides,herbicides,wood preservativesandsolvents;asbestosfibers,paintflakesorstuccofragments;fuels, oils,lubricants,andhydraulic,radiatororbatteryfluids;fertilizers,vehicle/ equipmentwashwaterandconcretewashwater;concrete,detergentor floatablewastes;wastesfromanyengine/equipmentsteamcleaningor chemicaldegreasingandsuperchlorinatedpotablewaterlineflushing.

Duringconstruction,permitteeshalldisposeofsuchmaterialsinaspecified andcontrolledtemporaryareaon-site,physicallyseparatedfrompotential stormwaterrunoff,withultimatedisposalinaccordancewithlocal,stateand federalrequirements.

11.Dewateringofcontaminatedgroundwater,ordischargingcontaminated soilsviasurfaceerosionisprohibited.Dewateringofnon-contaminated groundwaterrequiresaNationalPollutantDischargeEliminationSystemPermit fromtherespectiveStateRegionalWaterQualityControlBoard.

12.Gradedareasonthepermittedareaperimetermustdrainawayfromthe faceofslopesattheconclusionofeachworkingday.Drainageistobedirected towarddesiltingfacilities.

13.Thepermitteeandcontractorshallberesponsibleandshalltakenecessary precautionstopreventpublictrespassontoareaswhereimpoundedwater createsahazardouscondition.
14Thepermitteeandcontractorshallinspecttheerosioncontrolworkand DWG
SHT
VIEWID

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ProjectNotes
Abbreviations
GeneralNotesBuildingandSiteData
Submittals
ContactsProjectData
NPDESNotes

SYMBOLLEGEND
USE
ZONE

LOT AREA
AVG.LOT WIDTH
AVG.LOT DEPTH
MAX HEIGHT AT:

ABV.GRADE/ F.F

PAD ELEVATION

ZONING DATA

SETBACK REQUIREMENTS

FRONT YARD
REAR YARD(P.L /TOP OF SLOPE)

SIDE YARDS

LOT COVERAGE

LANDSCAPED AREA

BUILDING AREA DATA
HABITABLE:

LOWER FLOOR

UPPER FLOOR

STORAGE
TOTAL
NON-HABITABLE:

GARAGE

MECHANICAL
DECKS

SITE CALCULATIONS

GRADING
CUT
FILL

NET EXPORT
IMPERVIOUS SURF.

STRUCTURE
HARDSCAPE (INC.DRIVE)
TOTAL

PARKING

DESCRIPTION
NOTES

REQUIRED EXISTING PROPOSEDEP
TOTAL
TOTAL

EXISTING PROPOSED

REQUIRED EXISTING PROPOSED

COVERED COVERED COVERED
SQ.FT.

SQ.FT.

SQ.FT.
%%%SQ.FT.

SQ.FT.

SQ.FT. %%%
CU.YD.

CU.YD.

CU.YD. 0.0
SQ.FT.

SQ.FT.

FT.

SQ.FT.

FT.

SQ.FT.

FT.

FT. FT. FT. % % %
SQ.FT. SQ.FT. SQ.FT.

SQ.FT. SQ.FT. SQ.FT. % % %
N/A
S.F.RN/A

SPO ZONE
S.F.R

SPO ZONE
POOL SQ.FT.

COAST GEOTECHNICAL, INC
1200 West Commonwealth, Fullerton, CA. 92833
714-870-1211
[email protected]
Jeff Rubie
24040 Camino del avion E-308
Monarch Beach, CA. 92629
3SHORELINE DRIVE,
DANA POINT, CA 92629
LOT 79, TRACT 16331
672-593-02
2019
2019 2019
2019 2019
2019

FMH ENGINEERING
410 Goddard, Suite #200
Ivrine, CA. 92618
949-245-8000
[email protected]

SOUTHLAND ENERGY CONSULTANTS
361 Calle Borrego, San Clemente, CA. 92672
949-497-3591
[email protected]

JAMES PEKARSKE
1219, Ganado, San Clemente, CA. 92673
949-366-8865
[email protected]
3380.06-
3104.9 6 485,5
770,5

80.1 3261.7
545.1
3057.7 24.46
203
3792.9

30.34 5064.5

40.51 7819

62.5 25
3125.5
5 105 10
15 15
20 20
167.0
18 167.0
18 154.45
12502

82.71 PV SYSTEM
A
S
5646.1 45.16
9465 69.62
PMA CONSULTING, INC.
28161Casitas Ct., Laguna Niguel, CA. 92677
714-717-7542
[email protected]

POOL & SPA ENGINEERS
Jeff Rubie

16. ADDITIONAL REVIEW WILL BE PERFORMED AS NECESSARY WHEN SITE WALLS AND POOL /SPA PLANS ARE
SUBMITTED FOR THEIR RESPECTIVE BUILDING PERMITS; AND ANY ADDITIONAL REVIEW COMMENTS WILL BE PRESENTED AT THAT TIME.

17. ALL DRAINAGE SHALL BE MAINTAINED AND IN ACCORDANCE WITH THE 2019 CALIFORNIA BUILDING CODE AND THE CITY OF DANA POINT MUNICIPAL CODE" AND "POOL EQUIPMENT AREA SHALL NOT

DRAIN TO THE STORM DRAIN SYSTEM, AND SHALL DRAIN TO A LANDSCAPE AREA OR TO THE SANITARY SEWER SYSTEM.

CONSTRUCTION OF NEW SINGLE STORY RESIDENCE WITH GARAGE, POOL, SITE WALLS, FENCING AND EXTERIOR STAIRS

SCOPE OF WORK
N
N
A
A
A X
LANDSCAPE ARCHITECT: MJS
DESIGNER : GEOFF SUMICH DESIGN
OWNER : RC ALLEY
31741 Contijo Way Coto de Caza, CA 92679
Email: [email protected]
(714) 318-4775
geoff sumich design inc.
31511 Camino Capistrano, suite a San Juan Capistrano, CA 92675 (949) 496-8991 Email: [email protected]
507 30th Street Newport Beach, CA 92663
Attn: Jessica Nguyen (949) 675-9964
Email: [email protected]
CIVIL ENGINEER: TOAL ENGINEERING
1200 W. Commonwealth Avenue Fullerton, CA 92833
(714) 870-1211
Email: [email protected]
139 Avenida Navarro, San Clemente, CA 92672
Attn: Caleb Rios (949) 492-8586
Email: [email protected]
SOILS ENGINEER: COAST GEOTECHNICAL, INC.

DRESS :
ijo Way, Coto De Caza, CA 92679
CY: R- 3 / U
ONSTRUCTION: V-B SPRINKLER
ANGE COUNTY MUNICIPAL CODE) CALIFORNIA CODES: 2019 CBC, 2019 CFC, 2019 CEC, AND 2019 CMC, 2019 CAL GREEN
CRIPTION :

ACT 9507 IN THE UNINCORPORATED TERRITORY OF THE COUNTY OF ORANGE. 81-07
MATION:

OTO DE CAZA
158,523.32 SF
AREA: 68,775.30 SF
OWABLE COVERAGE: 40% = 27,510.12 SF
UILDING INFORMATION:
-STORY SINGLE FAMILY & ATTACHED GARAGE TO BE DEMOLISHED OOTPRINT: 3,458.94 SF
ING INFORMATION:

RY SINGLE FAMILY & ATTACHED GARAGE
PRINT: 8 326,53 SF
FORMATION:

BACK: 50FT
ACK: 50FT
CK: 50FT
ACK: 50FT
1845 W. Orangewood Ave., Ste. 200,Orange, CA 92868
(714) 978 9780
vcastructural.com
STRUCTURAL ENGINEER: VCA STRUCTURAL
4 Shetland, Trabuco Canyon, CA 92679 (949) 888-9511 M.E.P : GREGORY DESIGN

JECT DATACONTACTS SHEET INDEX

ARCHITECTURAL
20 051
6 100
9 3 220.77
3 821.03-
7 041.8
1 284.73
478 -
WORK:

N OF EXISTING 2-STORY SINGLE FAMILY & ATTACHED GARAGE WITH 3,458.94 SF

OOTPRINT
TION OF NEW 2-STORY SINGLE FAMILY DWELLING WITH 5 CARS GARAGE, X E.V.

ELEVATOR, POOL, SOLAR SYSTEM, TRELLIS AND SITE RETAINING WALLS AND STAIRS.

SUBMITTALS:

IL DESIGN

IC FIRE SPRINKLERS

MIC ANCHORS

RUCTURE
STAIRS

41.81 284.73 1 000.000 7326.53

6.537

CARBON MONOXIDE
ALARM

SMOKE ALARM

EXHAUST

BOL LEGEND

ELEVATION

R ELEVATION

NCE MARKER

N REFERENCE
ARKER

REFERENCE
ARKER

L (SECTION)

NCE MARKER

L (SECTION)

NCE MARKER

TOPOGRAPHIC

CONTOURS

EXISTING
GRADE

PROPOSED GRADE

SETBACK LINE

PROPERTY LINE

NORTH ARROW

N OR SURFACE
ARKER

REVISION REFERENCE

X DOOR MARKER

WINDOW MARKER

ABBREVIATIONS
STRUCTURAL S-1 FOUNDATION PLAN S-2 FLOOR FRAMING PLAN S-3 ROOF FRAMING PLAN SD-0 STRUCTURAL SPECIFICATION
SD-1 STRUCTURAL DETAILS
SD-2 STRUCTURAL DETAILS
SD-3 STRUCTURAL DETAILS
SD-4 STRUCTURAL DETAILS
SD-5 STRUCTURAL DETAILS
M.E.P
MECHANICAL M-1 SITE PLAN, EQUIPMENT SCHEDULE AND NOTES M-2 FIRST FLOOR PLAN M-3 SECOND FLOOR PLAN M-4 ROOF PLAN M-5 DETAILS

ELECTRICAL
EN NOTES AND SPECS E1 SITE ELECTRICAL PLAN E2 FIRST FLOOR POWER PLAN E3 FIRST FLOOR LIGHTING PLAN E4 SECOND FLOOR POWER PLAN E5 SECOND FLOOR LIGHTING PLAN PLUMBERY P-1 SITE PLAN, NOTES, PIPING MATERIAL SCHEDULE ,
FIXTURE UNIT CALCS, ABBREVIATIONS P-2 UNDERSLAB-FIRST FLOOR PLAN P-3 FIRST FLOOR PLAN P-4 SECOND FLOOR PLAN P-5 ROOF PLAN P-6 GAS RISER DIAGRAM P-7 HOT AND COLD WATER RISER DIAGRAM P-8 WASTE & VENT RISER DIAGRAM P-9 DETAILS P- 10 DETAILS T-24 T-24.1 TITLE 24 T-24.1 TITLE 24

SOLAR (PV)
PV-1.0 SITE PLAN
PV-1.1 NPDES NOTES
PV-2.0 ROOF PLAN
PV-3.0 STRUCTURAL DETAILS
PV-4.0 SINGLE LINE DIAGRAM
PV-5.0 SIGNAGE
PV-5.1 STRINGING

SPECIFICATIONS

SPECIFICATIONS
CIVIL C-1 TITLE SHEET C-2 PRELIMINARY GRADING PLAN C-3 SECTIONS C-4 EROSION CONTROL PLAN

LANDSCAPE
LT.0 COVER SHEET
LC.1 LANDSCAPE CONSTRUCTION PLAN
LC.2 LANDSCAPE CONSTRUCTION PLAN
LI.1 IRRIGATION HYDROZONE PLAN
LI.2 IRRIGATION HYDROZONE PLAN
LI.3 IRRIGATION NOTES AND CALCULATIONS
LP.1 PLANTING PLANES
LP.2 PLANTING PLANES
LP.3 PLANTING DETAILS
LP.4 PLANTING SPECIFICATIONS
LL.1 LANDSCAPE LIGHTING PLAN FOR COORDINATION ONLY
LL.2 LANDSCAPE LIGHTING PLAN FOR COORDINATION ONLY
BLD22-2751
PKG21-0846
DMO23-0007

MITS REQ'D
GRADING GRD21-0142
SOLAR SLR22-2163
ELECTRICAL ELC22-2270
MECHANICAL MEC22-1541
SITE RETAINING BLD22-3246
C-.04 L-.01 L-.02 L-.03 L-.04 L-.05 L-.06 L-.07 L-.08CUT AND FILL EXHIBIT

PRELIMINARY HARDSCAPE PLAN (UPPER)

PRELIMINARY HARDSCAPE PLAN (LOWER)

LANDSCAPE SECTIONS AND IMAGES

PRELIMINARY PLANTING PLAN AND FUEL MODIFICATION PLAN (UPPER)

PRELIMINARY PLANTING PLAN AND FUEL MODIFICATION PLAN(LOWER)

PRELIMINARY LANDSCAPE LIGHTING PLAN

LANDSCAPED OPEN SPACE (UPPER)

LANDSCAPED OPEN SPACE (LOWER)
C-.01 C-.02 C-.03 C-.04PRELIMINARY GRADING PLAN

PRELIMINARY GRADING PLAN

SECTIONS AND DETAILS

CUT AND FILL EXHIBIT
A.0.1
A.0.2
A.0.3
A.0.4
A.0.5
A.0.6
A.0.7
A.0.8
A.0.9
A.0.10
A.1.1
A.1.2
A.1.3
A.1.4
A.2.1
A.2.2
A.2.3
A.2.4
A.2.5
A.2.6
A.2.7
A.3.1
A.3.2
A.3.3
A.3.4
A.3.5
A.3.6
A.3.7
A.3.8
A.3.9
A.4.1
A.4.2
A.4.3
A.4.4
A.4.5
A.4.6
A.4.7
A.4.8
A.4.9
A.4.10
A.4.11
A.5.1
A.5.2
A.5.3
F.1
F.2
F.3
F.4
F.5
F.6
F.7
F.8
F.9
F.10
F.11
F.12
F.13
F.14
F.15
L.1
R-S.1
ST.1

COVER SHEET

PROJECT INFO

TOPOGRAPHIC SURVEY (ONE SHEET)
TOPOGRAPHIC SURVEY (1)
TOPOGRAPHIC SURVEY (2)
SITE PLAN (1)
SITE PLAN (2)

EASEMENT EXHIBIT (ONE SHEET)
EASEMENT EXHIBIT (1)
EASEMENT EXHIBIT (2)

ROOF PLAN

MAIN FLOOR

MIDDLE FLOOR

LOWER FLOOR

ELEVATIONS ( NORTH / EAST )

ELEVATIONS ( SOUTH / WEST )

STREETSCAPE

COLORED ELEVATIONS

SITE SECTION A

SITE SECTION B

SITE SECTION C

SITE SECTIONS D

SITE SECTIONS E

SECTIONS F-G

SECTIONS H

SECTIONS I

SECTIONS J

MAIN FLOOR LIVING/GARAGE AREA DIAGRAM

MIDDLE FLOOR LIVING/GARAGE AREA DIAGRAM

LOWER LIVING/GARAGE AREA DIAGRAM

MAIN FLOOR DECK/MECHANICAL AREA DIAGRAM

MIDDLE FLOOR DECK/MECHANICAL AREA DIAGRAM

LOWER FLOOR DECK/MECHANICAL AREA DIAGRAM
EXISTING AREA DIAGRAM (LOT 31987)
EXISTING AREA DIAGRAM (LOT 31987)
EXISTING AREA DIAGRAM (LOT 31987)
EXISTING AREA DIAGRAM (LOT 31985)
LOT COVERAGE AREAS DIAGRAM 3D VIEWS 3D VIEWS 3D VIEWS

FIRE DEPARTMENT-SITE ACCESS PLAN
FIRE DEPARTMENT-AM&M 1
FIRE DEPARTMENT-AM&M 2
FIRE DEPARTMENT-AM&M 3
FIRE DEPARTMENT-AM&M 4
FIRE DEPARTMENT-AM&M 5
FIRE DEPARTMENT-AM&M 6
FIRE DEPARTMENT-AM&M 7
FIRE DEPARTMENT-AM&M 8
FIRE DEPARTMENT-AM&M 9
FIRE DEPARTMENT-AM&M 10
FIRE DEPARTMENT-AM&M 11
FIRE DEPARTMENT-AM&M 12
FIRE DEPARTMENT-AM&M 13
FIRE DEPARTMENT-AM&M 14

EXTERIOR LIGHTING PLAN

RECORD OF SURVEY

STAKING PLAN
OWNER:

DESIGNER: GEOFF SUMISH DESIGN
31511 CAMINO CAPISTRANO, SUITE A, SAN JUAN CAPISTRANO, CA 92675 949-496-8991
[email protected]
CONTRACTOR:

CIVIL ENGINEER:

SOILS
ENGINEER:

M.E.P
ENGINEER:

FIRE SPRINKLER
CONTRACTOR:

LANDSCAPE:

STRUCTURAL
ENGINEER:

CONTACTS
PROJECT NOTES PROJECT SUMMARY TABLE PROJECT DATA PROJECT ADRESS:
31985 AND 31987 COAST HIGHWAY,LAGUNA BEACH,

CALIFORNIA

LEGAL DESCRIPTION
:

A POR. OF LOTS 27 AND 28, THREE ARCHES PALISADES #2

ASSESSOR'S
PARCEL NUMBER:
056-160-41 , 056-160-03
VICINITY MAP:

1. CALIFORNIA TITLE 24 REQUIREMENTS HAVE BEEN TAKEN INTO CONSIDERATION. REFER TO TITLE 24 ENERGY ANALYSISCALCULATIONS FOR MORE INFORMATION. 2. UNDERGROUND ALL UTILITIES TO THE NEAREST UTILITY POLE OR OTHER SERVICE CONNECTION .

3. THE FOLLOWING ITEMS REQUIRE A SEPARATE REVIEW AND PERMIT AS THEY APPLY TO THIS PROJECT:
(i) SITE WALLS, PLANTERS, FENCES/GATES, HARDSCAPE. (ii) A/C CONDENSERS, AND MECHANICAL EQUIPMENT. (iii) GRADING & RETAINING WALLS. (iv) WORK W/I PUBLIC RIGHT OF WAY (v) POOLS, SPAS & FOUNTAINS. (vi) FIRE SPRINKLER SYSTEMS. 4. THERE SHALL BE NO TRENCHES OR EXCAVATIONS 5’ OR MORE IN DEPTH INTO WHICH A PERSON IS REQUIRED TO DESCEND, OR OBTAIN FROM CAL/OSHA (714-558-4451). THIS PERMIT AND ANY OTHER SAFETY PERMIT SHALL BE OBTAINED PRIOR TO BEGINNING ANY WORK. 5. THE CONSTRUCTION DOCUMENTS ARE PREPARED BASED ON CERTAIN HEIGHT LIMITS, SETBACKS ,
AREA CALCULATIONS AND OTHER DESIGN CRITERIA UNIQUE TO THIS PROJECT. NO CHANGES SHALL BE

MADE TO THE PROJECT WITHOUT CONSULTING THE ARCHITECT AND OBTAINING APPROVALS BY THE GOVERNING AGENCIES PRIOR TO CONSTRUCTING THE CHANGES. 6. ALL NEW PERIMETER FOUNDATION LOCATIONS, FINISH FLOOR & FINISH ROOF HEIGHTS SHALL BE SET & CERTIFIED BY THE LAND SURVEYOR OF RECORD. THE GENERAL CONTRACTOR SHALL BE

RESPONSIBLE FOR ANY NEW CONSTRUCTION THAT IS NOT BUILT IN ACCORDANCE WITH CITY APPROVED DESIGN DRAWINGS AND CONSTRUCTION DOCUMENTS. 7. PROVIDE SHOP DRAWINGS FOR THE ARCHITECT’S REVIEW FOR THE FOLLOWING ITEMS: (i) STRUCTURAL STEEL. (ii) CABINETRY, DECORATIVE WOOD WORK, FINISH TRIMS, TILE LAYOUTS. (iii) DECORATIVE METAL WORK. 8. THE GENERAL CONTRACTOR SHALL ANALYZE ALL SECTIONS OF THE WORK, RESOLVE ANY QUESTIONS

HE/SHE MAY HAVE WITH THE ARCHITECT REGARDING THE MEANING & INTENT OF THE CONSTRUCTION

DOCUMENTS AND APPORTION THE WORK AMONG THE VARIOUS TRADES AS HE/SHE DEEMS MOST SUITABLE.

9. THE GENERAL CONTRACTOR SHALL RIGIDLY ENFORCE A PROGRESSIVE CLEAN-UP PROGRAM. THE

SITE AND BUILDING SHALL BE KEPT CLEAN AND FREE OF ANY HAZARDOUS ENCUMBRANCES AT ALL TIMES DURING WORK.

ALL DEBRIS SHALL BE REMOVED FROM THE JOB SITE WEEKLY. TAKE CARE IN PROTECTING WORK, ADJACENT SURFACES AND AREAS NOT BEING REMODELED. THE GENERAL CONTRACTOR SHALL REPAIR OR REPLACE DAMAGED ITEMS AT NO COST TO THE CLIENT.

10. DO NOT SCALE THESE DRAWINGS : WRITTEN DIMENSIONS AND ELEVATION HEIGHTS SHALL BE FIELD VERIFIED PRIOR TO CONSTRUCTION. ANY AND ALL DISCREPANCIES, ERRORS, OR OMISSIONS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO THE COMMENCEMENT OF ANY WORK.

11. FLOOR AND ROOF HEIGHTS ARE MAXIMUMS AND ARE TO FINISH MATERIALS, UNLESS OTHERWISE NOTED . THE GENERAL CONTRACTOR SHALL COORDINATE W/ THE LAND SURVEYOR OF RECORD TO ESTABLISH BUILDING SETBACKS, ROUGH CONC. SLAB HEIGHTS, ROUGH FRAMING HEIGHTS AT WOOD FRAMED FLOORS AND ROOFS. FLOOR PLAN DIMENSIONS ARE TO ROUGH FRAMING.

12. PRIOR TO ANY EXCAVATIONS CONTACT DIG ALERT (DIAL #811) (WWW.DIGALERT.ORG) TO VERIFY EXIST CONDITIONS.

13. THE PROJECT SHALL COMPLY WITH ALL NPDES, SUSMP, & BMP REQUIREMENTS.

14. ALL PRODUCTS, SYSTEMS, AND EQUIPMENT SHALL BE INSTALL PER MANUFACTURER’S SPECIFICATIONS AND INSTRUCTIONS. MANUFACTURER’S PRODUCT INSTALLATION INSTRUCTIONS SHALL

BE AVAILABLE ON THE JOB SITE ATTHE TIME OF INSPECTION AND PROVIDED TO THE OWNER AT COMPLETION OF CONSTRUCTION.

15. FIRE SPRINKLERS ARE REQUIRED FOR THIS PROJECT

16. CIVIL ENGINEER OF RECORD SHALL CERTIFY AT PROJECT COMPLETION THAT THE SITE DRAINAGE IS IN SUBSTANTIAL COMPLIANCE WITH THE APPROVED DRAINAGE PLAN.

17. THERE SHALL BE NO TRENCHES OR EXCAVATIONS 5’ OF MORE IN DEPTH INTO WHICH A PERSON IS REQUIRED TO DESCEND, OR OBTAIN PERMITS FROM CAL/OSHA. THIS PERMIT, ALONG WITH ANY OTHER SAFETY PERMIT SHALL BE OBTAINED PRIOR TO COMMENCEMENT OF ANY WORK. CONTACT CAL/OSHA AT 714-558-4451
PROJECT DESCRITION:

SHEET INDEX

ABBREVIATIONS

PROJECT
USE : S.F.R

DESCRIPTION

EXISTING DEMO PROPOSED
P

ZONING DATA OK

LOT AREA
-
4666.48
SQ.FTY
AVG.LOT WIDTH
5800
FT. N.A
- FT. Y
FT. - FT. Y
MAX. HEIGHT ABV GRADE / FF
SETBACK REQUIREMENTS:

FRONT YARD FT. FT. Y
REAR YARD FT. 34.8 FT. Y
SIDE YARDS FT. 31.3 FT. FT. Y
LANDSCAPED OPEN SPACE(MIN 3FTX3FT)
BUILDING AREA DATA:

HABITABLE:

MAIN FLOOR 2855.6 SQ. FT. MIDDLE FLOOR 3565.92 SQ. FT.

LOWER FLOOR 107.31 SQ. FT.

STORAGE
- SQ. FT.

TOTAL 6528.83 SQ. FT.

NON-HABITABLE:

GARAGE SQ. FT.

MECHANICAL AREA SQ. FT.

DECKS SQ. FT.

SITE CALCULATIONS:

IMPERVIOUS SURF. :PROPOSED
STRUCTURE SQ.FT
%
HARDSCAPE (INC. DRIVE)
%
TOTAL
%
32 2 COVERED SPACES
30 62

TOAL ENGINEERING, INC
139 AVENIDA NAVARRO, SANClEMENTE , CA 92672
949.492.8586
WWW.TOALENGINEERING.COM

DOCKSTADER JAMES LANDSCAPE ARCHITECT
1493 GLENNEYRE, LAGUNA BEACH, CA 92651
20 39.8
25 14.5
888 PACIFIC HOLDINGS LLC (203) 243-2571
[email protected]
OCCUPENCY : R 3/U
CONSTRUCTION :V-B WITH AUTOMATIC INTERIOR FIRE SPRINKLER SYSTEM(NFPA 13D) CODES : 2022 CRC, CEC, CMC, CPC

DEFERRED SUBMITTALS

NPDES NOTES

STONEY MILLER CONSULTANTS,INC
33 JOURNEY#200, ALISOVIEJO, CA 92656
949.380.4886

6.56.5 14.5
4666.48

ARCHITECTURE
CIVIL

LANDSCAPE
AVG.LOT DEPTH
MAX. HEIGHT ABV P.L / CURBS / ST.C.L
Y
FT.
30 FT. FT. 30 FT.

LOT COVERAGE(BLDG SITE COVERAGE) SQ.FT
ZONE : LOT SLOPE : 43.6%

FLOOR AREA RATIO
-
YYY

PARKING

IRRIGATED LANDSCAPE AREA

REQUIRED EXISTING PROPOSED

REMODEL -----
--------
5850.0
-
892.65- 415.18
586.47
2832.5
EXISTING REMOVED%
DEMOLITION:

ROOF AND FLOORS

ROOF AREA

FLOOR AREA
TOTAL
WALLS
TOTAL
100

EXISTING
%%%
--
----

GRADING
CUT
OUTSIDE INSIDE POOL/SPA TOTAL (CU.YD)
FILL

NET EXPORT
---------
2835

LOT SLOPE CALCULATION
FRONT P.L
REAR P.L
AVG.SLOPE =
/
ALLOWABLE BUILDING SITE COVERAGE %
REQUIRED LANDSCAPED AREA %
LOT COVERAGE AREA = 0.35 x LOT AREA= 16574 X 0.35 = 5800 28 %
FT
WIDTH
POOL
SPA

POOL/SPA DIMENSIONS

LENGTH DEPTH VOLUME
GAL
GAL
FT.

FT.

FT. 7 FT.
11 34
11 --

14.025 2.050

SPRINKLERS
5850.0 415.18
REMAINING% DEMO%
100
100
-
- 1960.88
19159.59
100
16 574
332
- 104.3 332
104.3
15 7
FT.

87.8 FT. 29.8

44.6 16 574
157.98 FT/ FT /

14.4 FT FT FT
159.74 FT FT%
161.5
15 14.7
22 332
+===
+-
FT
FT
FT
159.74

14.7 43.6
EXTERIOR BUILDING LIGHTING:

FIXTURE TYPE

STEP LIGHT

WALL SCOUNCE
5 200 66
42 PROPOSED FIXTURE COUNT 120

WATTAGE LUMENS QUANTITY COMMENTS
LANDSCAPE LIGHTING:

FIXTURE TYPE

DRIVE-OVER WELL LIGHT

LOW VOLTAGE LED RECESSED LIGHT
5 3.5
100
160
10 11
PROPOSED FIXTURE COUNT 21

WATTAGE LUMENS QUANTITY COMMENTS
LANDSCAPE AREA = 0.35 x LOT SIZE (EXCLUDES ROW DEDICATED AREA) = 33 554 X 0.35 = 11 744
19 159.59 57.1
%
SQ.FT
FT.

FT.

FT.
2 COVERED SPACES 2 COVERED SPACES
SQ.FT SQ.FT
SQ.FT
SQ.FT
SQ.FT
SQ.FT SQ.FT
SQ.FT
SQ.FT SQ.FT
SQ.FT
11744
SQ.FT
SQ.FT
SQ.FT
SQ.FT
SQ.FT
SCOPE OF WORK:

The project consists of the complete demolition of the existing two-story single-family residence, followed by the construction of a new three-story single-family dwelling (Use: Single-Family Dwelling, Occupancy: R3/U). The new residence will include four bedrooms, eight bathrooms, a total living area of approximately 6,546.37 sq. ft., and a two- car garage with a garage area of 586.47 sq. ft. The scope also includes the construction of a fire-access path and staircase located at the front portion of the property. Additionally, the work includes the installation of a new funicular on the existing funicular track, along with new exterior stairs on the bluff providing access down to the beach

1. IN THE CASE OF EMERGENCY, CALL MORRIS SKENDERIAN AT WORK PHONE # 949-497-3374

2. SEDIMENT FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING STRUCTURAL CONTROLS TOTHE 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 SUPER CHLORINATED 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.

11. GRADED AREAS ON THE PERMITTED AREA PERIMETER MUST DRAIN AWAY FROM THE FACE OF SLOPES AT THE CONCLUSION OF EACH WORKING DAY. DRAINAGE IS TO BE DIRECTED TOWARD DESILTING FACILITIES.

12. THE PERMITTEE AND CONTRACTOR SHALL BE RESPONSIBLE AND SHALL TAKE NECESSARY

PRECAUTIONS TO PREVENT PUBLIC TRESPASS ONTO AREAS WHERE IMPOUNDED WATER CREATES A HAZARDOUS CONDITION.

13. THE PERMITTEE AND CONTRACTOR SHALL INSPECT THE EROSION CONTROL WORK AND INSURE THAT THE WORK IS IN ACCORDANCE WITH THE APPROVED PLANS.

14. THE PERMITTEE SHALL NOTIFY ALL GENERAL CONTRACTORS, SUBCONTRACTORS, MATERIAL SUPPLIERS, LESSEES, AND PROPERTY OWNERS: THAT DUMPING OF CHEMICALS INTO THE STORM DRAIN SYSTEM OR THE WATERSHED IS PROHIBITED.

15. EQUIPMENT AND WORKERS FOR EMERGENCY WORK SHALL BE MADE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON. NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILED AT

CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARY DEVICES WHEN RAIN IS IMMINENT.

16. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN THE 5-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%.

17. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING AN

EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENT

PRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT

TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OR ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TRACKING, OR WIND.

18. APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS OR RESIDUES

SHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE
150
2685

NET (A)
34 740
GROSS
5438
4980
10 418
R 3/U
---
0000100
100
100
100 100
5850.0--

UP LIGHT

WALL SCONCE
3 200
200
200
33 39
35% 28
%
227.42
892.65
165 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof TOPOGRAPHIC SURVEY (ONE SHEET)- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.0.3 February 02 2026

DELTA B
11 9
12 13
18 19 4 6 6 9 8
10 JOB NO. SHEET 1 3 9 A v e n i d a N a v a r r o S a n C l e m e n t e , C A 9 2 6 7 2 9 4 9 . 4 9 2 . 8 5 8 6 w w w . t o a l e n g i n e e r i n g . c o m C I V I L E N G I N E E R I N G L A N D S U R V E Y I N G S T O R M W A T E R Q UA L I T YOF PREPARED FOR: APVD. DATE R E V I S I O N S BY DATE
APPD.:

DATE:

DWG. NO.

H. SCALE:

SURVEY DATE: V. SCALE:

CHD.:

DRN.:

A. RAMA KRISHNA STAT E OF CA L I FORN I AL ICENSED LAND SURVEYO VIKTOR P.

RMEUM
No. 8682
VIKTOR P. MEUM
P.L.S. 8682
DATE:
1"=10'
5-31-24 -
6-19-24
AR
MSF
VM
24071 1 2
TP-01A POR. OF LOTS 27 AND 28, THREE ARCHES PALISADES #2, APN 056-160-41 31985 AND 31987 COAST HIGHWAY, LAGUNA BEACH, CALIFORNIA TOPOGRAPHIC SURVEY BENCHMARK NOTE:

OCSBM T-783
ELEV=135.610
NAVD88 DATUM, 2004 ADJ.

BOUNDARY NOTE:

THE PLAT SHOWN HEREON IS PER RSB 301/45-46
SCALE: 1"=10'
31987 COAST HIGHWAY APN: 056-160-41

NUMBERING SEQUENCE PER FIRST AMERICAN TITLE COMPANY PRELIMINARY TITLE REPORT NO. O-SA-7090740 DATED APRIL 4, 2024.

INDICATES PLOTTED HEREON

EFFECT OF ROW DEDICATION TO THE STATE OF CALIFORNIA BY DEED RECORDED JUNE 19, 1925 IN BOOK 592, PAGE 103 OF DEEDS. (PLOTTED HEREON.)

EFFECT OF EASEMENT IN FAVOR OF SAN DIEGO CONSOLIDATED GAS & ELECTRIC COMPANY FOR PUBLIC UTILITIES PURPOSES RECORDED AUGUST 5, 1926 IN BOOK 665, PAGE 312 OF DEEDS. (NOT PLOTTABLE FROM RECORD.)

EFFECT OF EASEMENT IN FAVOR OF THE WHITING COMPANY FOR WATER LINE PURPOSES RECORDED MAY 12, 1927 IN BOOK 41, PAGE 351 OF OFFICIAL RECORDS. (AFFECTS PROPERTY. PLOTTED HEREON.)
EFFECT OF DECLARATION OF RESTRICTIONS RECORDED JULY 26, 1929 IN BOOK 300. PAGE 94 OF OFFICIAL RECORDS. MODIFICATIONS TO SAID RESTRICTIONS RECORDED SEPTEMBER 13, 1929 OF OFFICIAL RECORDS. (BLANKET IN NATURE.)

EFFECT OF EASEMENT FOR INGRESS, EGRESS AND REGRESS OVER, ACROSS AND ALONG THE SOUTHEASTERLY 3 FEET OF PARCELS 1 AND 2 TO BE USED WITH THE OWNERS OF THE REMAINDER OF THE SOUTHEASTERLY 50 FEET OF LOT 27 OF THREE ARCHES PALISADES NO. 2. (PLOTTED HEREON.)

EFFECT OF ROW DEDICATION CONVEYED TO THE STATE OF CALIFORNIA BY DEED RECORDED APRIL 19, 1932 IN BOOK 552, PAGE 71 OF OFFICIAL RECORDS. (AFFECTS PORTIONS OF PACELS 3 AND 4. PLOTTED HEREON)

EASEMENT IN FAVOR OF SOUTH COAST WATER DISTRICT FOR A TUNNEL FOR SEWER PIPE LINE PURPOSES RECORDED IN BOOK 2504, PAGE 621 OF OFFICIAL RECORDS. TERMS AND PROVISIONS RECORDED FEBRUARY 16, 2011 AS INSTRUMENT NO. 11-86900 OF OFFICIAL RECORDS. (AFFECTS PROPERTY. PLOTTED HEREON.) 456789
10 EASEMENT NOTES
31985 COAST HIGHWAY APN: 056-160-03
NUMBERING SEQUENCE PER CHICAGO TITLE COMPANY PRELIMINARY TITLE REPORT NO. 58602402525-CB DATED APRIL 19, 2024.

INDICATES PLOTTED HEREON

EFFECT OF EASEMENT IN FAVOR OF SAN DIEGO CONSOLIDATED GAS & ELECTRIC COMPANY FOR PUBLIC UTILITIES PURPOSES RECORDED AUGUST 5, 1926 IN BOOK 665, PAGE 312 OF DEEDS. (NOT PLOTTABLE FROM RECORD.)

EFFECT OF EASEMENT FOR EGRESS, INGRESS AND REGRESS PURPOSES OVER A PORTION OF PARCEL 1 AS GRANTED BY DEED TO ALICE MALCOMSON RECORDED JULY 16, 1929 IN BOOK 31, PAGE 37 AND BY DEED RECORDED SEPTEMBER 13, 1929 IN BOOK 314, PAGE 65, BOTH OF OFFICIAL RECORDS. (AFFECTS PROPERTY. PLOTTED HEREON.)

EFFECT OF EASEMENT FOR EGRESS, INGRESS AND REGRESS PURPOSES OVER A PORTION OF PARCEL 1 AS GRANTED BY DEED TO ALICE MALCOMSON RECORDED 13, 1931 IN BOOK 453, PAGE 421 OF OFFICIAL RECORDS. (AFFECTS PROPERTY. PLOTTED HEREON.)

EFFECT OF ROW DEDICATION CONVEYED TO THE STATE OF CALIFORNIA BY DEED RECORDED APRIL 19, 1932 IN BOOK 552, PAGE 71 OF OFFICIAL RECORDS. (AFFECTS PORTION OF PARCEL 1. PLOTTED HEREON.)
EFFECT OF DECLARATION OF RESTRICTIONS RECORDED AUGUST 14, 1975 IN BOOK 11483, PAGE 1945 OF OFFICIAL RECORDS. MODIFICATIONS TO SAID RESTRICTIONS RECORDED JANUARY 10, 1994 AS INSTRUMENT NO. 1994-19301 OF OFFICIAL RECORDS. (BLANKET IN NATURE.)
EFFECT OF MATTERS CONTAINED IN THE DOCUMENT ENTITLED" 1000 STEPS SOUTH LAGUNA BEACH AGREEMENT" RECORDED JANUARY 13, 1984 AS INSTRUMENT NO. 1984-44253 OF OFFICIAL RECORDS. (NOT PLOTTED. OUTSIDE OF SURVEY AREA.) EFFECT OF MATTERS CONTAINED IN THE DOCUMENT ENTITLED "AGREEMENT CONCERNING ADMINISTRATIVE USE PERMIT" RECORDED FEBRUARY 16, 1995 AS INSTRUMENT NO. 1995-65097 OF OFFICIAL RECORDS. (BLANKET IN NATURE.)

EFFECT OF EASEMENT IN FAVOR OF THE CITY OF LAGUNA BEACH FOR STREET PURPOSES RECORDED MARCH 9, 2009 AS INSTRUMENT NO. 2009-108622 OF OFFICIAL RECORDS. (AFFECTS THE NE'LY 10' OF PROPERTY. PLOTTED HEREON.)

TOPOGRAPHIC SURVEY
(
1 )- 888 PACIFIC HOLDINGS LLC
31985 COAST HIGHWAY,LAGUNA BEACH, CA92651
A
.
0 .
4 February 02 2026
DELTA
B
11 9
12 13
18 19
4 6
6 9
8 JOB NO. SHEET
1 3 9 A v e n i d a N a v a r r o S a n C l e m e n t e , C A 9 2 6 7 2 9 4 9 . 4 9 2 . 8 5 8 6 w w w . t o a l e n g i n e e r i n g . c o m

C I V I L E N G I N E E R I N G

L A N D S U R V E Y I N G

S T O R M W A T E R Q UA L I T Y
OF
PREPARED FOR: APVD. DATE R E V I S I O N S BY DATE
APPD.:

DATE:

DWG. NO.

H. SCALE:

SURVEY DATE: V. SCALE:

CHD.:

DRN.:

A. RAMA KRISHNA

STAT E OF CA L I FORN I A

L ICENSED LAND SURVEYO
VIKTOR P.

RMEUM
No. 8682
VIKTOR P. MEUM
P.L.S. 8682
DATE:
1/8"=1'
5-31-24 -
6-19-24
AR
MSF
VM
24071 1 2
TP-01A POR. OF LOTS 27 AND 28, THREE ARCHES PALISADES #2, APN 056-160-41 31985 AND 31987 COAST HIGHWAY, LAGUNA BEACH, CALIFORNIA TOPOGRAPHIC SURVEY BENCHMARK NOTE:

OCSBM T-783
ELEV=135.610
NAVD88 DATUM, 2004 ADJ.

BOUNDARY NOTE:

THE PLAT SHOWN HEREON IS PER RSB 301/45-46
SCALE: 1/8"=1'
31987 COAST HIGHWAY APN: 056-160-41

NUMBERING SEQUENCE PER FIRST AMERICAN TITLE COMPANY PRELIMINARY TITLE REPORT NO. O-SA-7090740 DATED APRIL 4, 2024.

INDICATES PLOTTED HEREON

EFFECT OF ROW DEDICATION TO THE STATE OF CALIFORNIA BY DEED RECORDED JUNE 19, 1925 IN BOOK 592, PAGE 103 OF DEEDS. (PLOTTED HEREON.)

EFFECT OF EASEMENT IN FAVOR OF SAN DIEGO CONSOLIDATED GAS & ELECTRIC COMPANY FOR PUBLIC UTILITIES PURPOSES RECORDED AUGUST 5, 1926 IN BOOK 665, PAGE 312 OF DEEDS. (NOT PLOTTABLE FROM RECORD.)

EFFECT OF ROW DEDICATION CONVEYED TO THE STATE OF CALIFORNIA BY DEED RECORDED APRIL 19, 1932 IN BOOK 552, PAGE 71 OF OFFICIAL RECORDS. (AFFECTS PORTIONS OF PACELS 3 AND 4. PLOTTED HEREON)

EASEMENT IN FAVOR OF SOUTH COAST WATER DISTRICT FOR A TUNNEL FOR SEWER PIPE LINE PURPOSES RECORDED IN BOOK 2504, PAGE 621 OF OFFICIAL RECORDS. TERMS AND PROVISIONS RECORDED FEBRUARY 16, 2011 AS INSTRUMENT NO. 11-86900 OF OFFICIAL RECORDS. (AFFECTS PROPERTY. PLOTTED HEREON.)
4 5
6 7
8 9
10 EASEMENT NOTES
31985 COAST HIGHWAY APN: 056-160-03
NUMBERING SEQUENCE PER CHICAGO TITLE COMPANY PRELIMINARY TITLE REPORT NO. 58602402525-CB DATED APRIL 19, 2024.

INDICATES PLOTTED HEREON

EFFECT OF EASEMENT IN FAVOR OF SAN DIEGO CONSOLIDATED GAS & ELECTRIC COMPANY FOR PUBLIC UTILITIES PURPOSES RECORDED AUGUST 5, 1926 IN BOOK 665, PAGE 312 OF DEEDS. (NOT PLOTTABLE FROM RECORD.)

EFFECT OF SEWER EASEMENT AGREEMENT BETWEEN WEST COAST HOLDINGS, LLC AND KIM H PEARMAN, AS TRUSTEE OF THE PEARMAN TRUST, RECORDED FEBRUARY 2, 2018 AS INSTRUMENT NO. 2018-40033 OF OFFICIAL RECORDS. (EASEMENT LOCATED NORTHWEST OF PROPERTY. PLOTTED HEREON.)
8 9
10 11
12 13
14 16
17 18
19 geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich design A
.
0 .
4 TOPOGRAPHIC SURVEY
(
1 )- 888 PACIFIC HOLDINGS LLC
31985 COAST HIGHWAY,LAGUNA BEACH, CA92651
BLDG
STRING
LINE
DECK
STRING
LINE
167 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof TOPOGRAPHIC SURVEY (2)- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.0.5 February 02 2026

DELTA B
10 JOB NO. SHEET 1 3 9 A v e n i d a N a v a r r o S a n C l e m e n t e , C A 9 2 6 7 2 9 4 9 . 4 9 2 . 8 5 8 6 w w w . t o a l e n g i n e e r i n g . c o m C I V I L E N G I N E E R I N G L A N D S U R V E Y I N G S T O R M W A T E R Q UA L I T YOF PREPARED FOR: APVD. DATE R E V I S I O N S BY DATE
APPD.:

DATE:

DWG. NO.

H. SCALE:

SURVEY DATE: V. SCALE:

CHD.:

DRN.:

A. RAMA KRISHNA STAT E OF CA L I FORN I AL ICENSED LAND SURVEYO VIKTOR P.

RMEUM
No. 8682
VIKTOR P. MEUM
P.L.S. 8682
DATE:
1/8"=1'
5-31-24 -
6-19-24
AR
MSF
VM
24071 2 2
TP-01A POR. OF LOTS 27 AND 28, THREE ARCHES PALISADES #2, APN 056-160-41 31985 AND 31987 COAST HIGHWAY, LAGUNA BEACH, CALIFORNIA TOPOGRAPHIC SURVEY SCALE: 1/8"=1'
31987 COAST HIGHWAY APN: 056-160-41

NUMBERING SEQUENCE PER FIRST AMERICAN TITLE COMPANY PRELIMINARY TITLE REPORT NO. O-SA-7090740 DATED APRIL 4, 2024.

INDICATES PLOTTED HEREON

EFFECT OF ROW DEDICATION TO THE STATE OF CALIFORNIA BY DEED RECORDED JUNE 19, 1925 IN BOOK 592, PAGE 103 OF DEEDS. (PLOTTED HEREON.)

EFFECT OF EASEMENT IN FAVOR OF SAN DIEGO CONSOLIDATED GAS & ELECTRIC COMPANY FOR PUBLIC UTILITIES PURPOSES RECORDED AUGUST 5, 1926 IN BOOK 665, PAGE 312 OF DEEDS. (NOT PLOTTABLE FROM RECORD.)

EFFECT OF ROW DEDICATION CONVEYED TO THE STATE OF CALIFORNIA BY DEED RECORDED APRIL 19, 1932 IN BOOK 552, PAGE 71 OF OFFICIAL RECORDS. (AFFECTS PORTIONS OF PACELS 3 AND 4. PLOTTED HEREON)

INDICATES PLOTTED HEREON

EFFECT OF EASEMENT IN FAVOR OF SAN DIEGO CONSOLIDATED GAS & ELECTRIC COMPANY FOR PUBLIC UTILITIES PURPOSES RECORDED AUGUST 5, 1926 IN BOOK 665, PAGE 312 OF DEEDS. (NOT PLOTTABLE FROM RECORD.)

OCSBM T-783
ELEV=135.610
NAVD88 DATUM, 2004 ADJ.

BOUNDARY NOTE:

THE PLAT SHOWN HEREON IS PER RSB 301/45-46
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geo A.0.5TOPOGRAPHIC SURVEY (2)- 888 PACIFIC HOLDINGS LLC 31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 168 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof

SITE PLAN
(
1 )- 888 PACIFIC HOLDINGS LLC
31985 COAST HIGHWAY,LAGUNA BEACH, CA92651
A
.
0 .
6 February 02 2026
DELTA
B
24R x 6"
14'-6"
18'
34'-10"
+152.00' F.F
+152.00' F.F
+152.00' F.F
+152.00' F.F

FIREPLACE
DOWN

ELEVATOR

FIREPLACE
DINING
11R x 6"
13R x 6"
21R x 6
5/8"
DOWN
UP
N
42" H GLASS GUARDRAIL
13'-11
3/4"
+140,00' F.S
+146,50' F.S
+140,00' F.S

STEEL GRATE STRIP DRAIN

TRASH AREA
GARAGE
LOGGIA

FAMILY ROOM KITCHEN
HER
CLOSET
MASTER
BATH
MASTER

BEDROOM
HIS
CLOSET
CHEF'S

KITCHEN

1.5%
6%
BBQ
PIZZA
OVEN
LIVING
ROOM

LINE OF SKYLIGHT ABOVE
POWDER

MOTOR COURT

DECK BELOW

DECK BELOW
10%
SHELF

SERVICE YARD
24R x 6" 13'-3
1/2"
16'-9
1/4"
4'-2" 13'-5"
12'-1
1/2"
23'-6
3/4"
8'-3"
16'
2'-3" 5'
46'-1
1/2"
330'
7'-1
3/4"
105'-6"
20' 10'-1
1/4" 16'-9
3/4"
68'-9
1/4"
4'-2
3/4" 2'-9"
20'
8'-6" 8'-6"
5'-4
1/2" 11'-11/2" 7'-3/4"
20'-10" 2'-3"
5'-
7/8" 3'-6" 5' 3'-6" 5'-7/8"
1'-6"
22'-1
3/4" 14'-6" 4'-6"
1'-6"
22'-1
3/4" 5'-31/4" 3' 10'-83/4" 2' 6'-71/2" 4'-3" 3'-3"
5'-6" 11'-4" 3'-5" 3' 13'-5
3/4" 3'
9"
5' 5'-5
1/4" 4' 2'-2"
2'-
3/4"
8'-4"
7'-2"
1'-6"
14'-
1/4" 3'
5"
2'-2" 2' 2'-5" 2' 5'-11"
39'-8"
4'-2
1/8"
20'
6'-10"
5'-4"
18'-10"
23'-2
3/4"
40'-9
1/2"
3'-8"
1'-6" 8" 1'-6"
3'
+140.00' F.S
+161.81' F.S
+151.40'
+156.70'F.G
158,92' T.W
+151.60' F.S
+151,28' T.G
+158.20' F.G
+151.60' F.S
+158.30' F.S
+151.85'
+145,48' F.S
+156.64' F.G
+157.80' F.G
+156.88'
+157.13'T.C
159,80' T.C
+152.00'
+161.27' F.G
+161.00' F.G
+158.92' F.G
+158.72'
+158.77'
36" H METAL

GUARDRAIL
4' PUBLIC SIDE WALK
42" H GLASS GUARDRAIL

PROPERTY LINE
42" H GLASS GUARDRAIL

COAT CLOSET SEAT
ENTRY
SHOWER
14%
14%
14%
SLOPE 1.5%
1"
SLOPE
SLOPE
SLOPE
SLOPE
SITE PLAN NOTE:
1-ALL UTILITY LINES SHALL BE PLACED UNDERGROUND TO THE NEAREST EXISTING POLE SIDE YARD SETBACK

MECHANICALDECK BELOW
DECK
DECK
BENCH
7'-2
3/4" 16'-5" 19'-4" 7'-9
3/4"
9'-10
1/2" 22'-1 14'-6" 4'-6" 2'3/4"
11'-4
1/4"
15'
24'-2
1/2"
17'-5
1/4" 14'-6" 1'-11" 16'-6" 4'-8"
9'-2
1/4" 24'-2
3/4"
1'
17'-2"
1'
6'-9
1/4" 6'-
1/2"
3'-6 3' 12' 3'
7/8"
1'-2"
2'-6"
+152.00'F.S
+152.00'F.S
42" H METAL

GUARDRAIL
TUB
24R x 6"
12R x 6"
12R x 6"
12'-3"
3'-9" 2'-6"
1'-2"
25'
36'
42'-8"

STEEL GRATE

STRIP DRAIN
FRONT

COURTYARD

BLUFF TOP
25' BLUFF TOP SETBACK
3 RD 8.5'X 20' PARKING SPOT

BLUFF TOP

SETBACK
DOWN
UP
10R x 6
1/4"
7'-11"
4'
10'
10'
20'
1'
24'-
1/2" 5'-1
1/2" 6'-11"
1'-4
1/2"
2'-10"
1'-6"
2'-10"
1'-6"
2'-10"
1'-6"
2'-10" 29'-9
1/2" 3'
+134,00 F.S
+128,00' F.S
+140,00' F.S
+134,00' F.S
151,958' F.S
+153.10' F.S
+161.80' T.W
+151,64' G.F.F
+151.60' F.S
+151.60' F.S
+163.89' T.W
+163.89' T.W
+161.00' T.W
+160,50' T.W
+151.50' F.S
+151,50' T.G
+151,50' T.W
+152.00' F.S
+134.50' T.W +136.00' T.W
+158.30' F.S
+151.60'
+153.20'
+155.20'
+158.00'
+161,80' T.W
+161,80' T.W
+162,00' T.W
+161.00' T.W
+134,50' F.S
+134.50' T.W
+158.42'
+134.50' T.W
+128,00' F.S
+138.00' T.R
+134.50' T.W

STEEL GRATE

STRIP DRAIN

STEEL GRATE

STRIP DRAIN

URN PLANTER

MAIL BOX
7' HIGH STEEL GATE
14%
6%
FRONT

SETBACK
LINE

PROPERTY
LINE
GARAGE
ENTRY

OPEN TO
BELOW
SLOPE

EASEMENT
DOWN
DOWN
DOWN
4' PUBLIC
SIDE
WALK
DOWN

SIDE SETBACK LINE

LINE OF EXISTING BUILDING

LINE OF

MAIN FLOOR
DOWN
4 TH 8.5'X 20' PARKING SPOT

TWO CAR GARAGE
UP
UP

DRIVEWAY

NEW SINGLE FAMILY RESIDENCE
31985 COAST HIGHWAY GARAGE OUTLINE

RIGHT OF WAY

DECK BELOW

PROPERTY LINE

PROPERTY LINE
ENTRY
DOWN
G
G
I
H
F
F
A
B
C
J
D
E

0.000
BD point

0.000

0.000
BD point
N 59°21'30" E 330.81'
N 59°21'30" E 99.58'
N 59°21'30" E 332.35'
N 59°21'30" E 91.85'
N 30°38'30" W 49.66'
R = 14
6 0 .0
0 ' = 0 °5
9 ' 2
9 " L = 2
5 .2
6 '
R = 14 6 0 .0 0 ' = 1° 10 ' 4 7 " L = 3 0 .0 6 '

0.000
BD point

0.000
BD point
A POR. OF LOTS 27 & 28
THREE ARCHES PALISADES #2
A POR. OF LOT 27
A POR. OF LOT 28
N
36°52'30" W
136.01'
CENTRE
LINE
OF
THE
STREET
COAST

HIGHWAY

0.000
BD point (maybe wrong desc)
PCL 1
SE'LY LINE OF LOT 27
31985 COAST HWY

3.00'
INST. NO. 2024000116693 O.R.
2 .00 '
11 9
12 13

SW'LY ROW LINE PER
R.S.B. 3/16-17 &
10 .00 '
18 NW'LY LINE OF LOT 27
2 .00 '
19 2 .00 '

SW'LY DEED LINE PER
BK. 552, PG. 71 O.R.
4 CL
6 6
R = 1 6 0 .0 0 ' = 1°58 ' 2 1 " L = 5 0 .2 6 '
9 N 53°07'30" E 40.00'
31987 COAST HWY
INST. NO. 2024000117565 O.R.
8 INST. NO. 2024000116693 O.R. PCL 2
A POR. OF LOT 27
THREE ARCHES PALISADES #2
PCL 4
PCL 1
PCL 2
PCL 5
INST. NO. 2024000117565 O.R. 10.00'

13.00'
N 59°21'30" E 159.19'
N 30°38'30" W 35.00'
BK. 592, PG. 103 O.R.

N 59°21'30" E 149.06'
8 .00 '
8 .00 '

7.17' BD point NW 0.18'
N
36°52'30" W

49.96'
121 .4
121 .3
121 .3
121 .4
121 .2
121 .2
121 .3
121 .4
121 .5
121 .6
120 .8
156 .7
151 .6
147 .2
147 .8
146 .4
144 .9
143 .9
143 .9
143
143
.9
.8
144 .6
146 .2
160 .5
161 .5
161 .5
161 .5
161 .0
160 .6
160 .6
159 .2
158 .9
158 .6
155 .8
159 .1 160 .1 157 .4
154 .2
150 .1
149 .8
147 .8
150 .3
151 .3
122 .1
123
123
.0
.8
95 .8
95 .7
100 .2
101 .9
101 .7
101 .8
118.7
117.9
79 .1
79 .0
75 .2
151 .7
148 .5
147 .8
145 .6
145 .5
144 .7
146 .2
146 .7
146 .6
146 .0
145 .5
129 .7
128 .9
127 .7
126
126
.9
.1
125 .7
126 .0
126 .8
127 .0
123 .7
123 .8
124 .6
124 .1
123
123
.6
.5
123 .6
130 .0
128 .2
127 .6
126 .9
126 .6
126 .0
125 .7
125 .3
123 .4
124 .5
124 .2
124 .0
121 .7
119.7
118.2
116.5
81 .1
80 .6
79 .2
79 .0
79 .4
80 .4
80 .8
86 .6
86 .5
86 .9
86 .9
92 .5
80 .4
80 .5
156 .2
156 .9
157 .5
159 .2
156 .8
155 .0
153 .9
153 .9
151
150
.8
.1
148 .7
148 .8
147 .0 147 .9
146 .8
142 .3
142 .3
158 .8
158
157
.8
.7
151 .5
148 .0
146 .1
140 .4
129 .0
115.4
145 .3
147 .4
149 .4
139 .1
138 .8
131 .3
127 .6
123 .6
80 .6
82 .2
83 .4
138 .7
134 .7
132 .0
128 .6
128 .6
124 .5
124 .1
123 .8
124 .3
124 .4
114.9
118.3
117.9
158 .7
158 .8
155 .3
144 .9
150 .5
152 .9
153 .7
153 .1
156 .7
153 .9
154 .4
149 .4
147 .2
151 .0
142 .3
139 .3
148
146
.5
145
.6
.0
146 .0
144 .9
147 .5
149 .9
151 .0
149 .3
149 .0
149 .8
146 .9
146 .3
150 .6
141
140
.9
.9
139 .3
137 .3
132 .9
134 .7
133 .1
133 .0
131 .8
131 .8
143 .1
145 .8
147 .0
160
160
.5
.4
151 .6
151 .6
118.4
128 .8
136 .0
141 .5
136 .6
139 .6
136 .1
141 .6
135 .4
132 .9
139 .0
133 .3
130 .4
127 .8
123 .7
133 .7
132 .8
132 .2
128 .7
123 .7
120 .0
119.9
128 .6
136 .2
133 .5
129 .5
125 .9
122 .2
122 .3
118.7
120 .2
121 .2
116.3
104 .6
93 .8
104 .6
99 .3
85 .4
74 .9
80 .1
119.1
114.4
107 .9
106 .0
111.2
110.0
102 .4
101 .4
95 .8
92 .7
76 .2
75 .3
78 .3
82 .8
93 .4
99 .3
102 .8
111.7
99 .7
102 .0
89 .8
84 .3
111.5
108 .5
75 .2
70 .3
152 .98
158 .20
157 .30
157 .54
157 .62
158 .15
158 .52
158 .68
159 .40
160 .05
160 .20
160 .32
160 .62
160 .78
160 .94
161 .25
162 .97
162 .48
162 .00
161 .44
161 .01
160 .47
159 .84
159 .37
155 .82
158 .89
153 .67
153 .70
156 .41
153 .44
153 .54
151 .64
160 .35
160 .41
155 .94
153 .11
151 .27
148 .72
137 .55
114.38
161 .55
161 .36
161 .34
160 .75
157 .97
155 .03
153 .08
152 .17
157 .93
157 96 .
158 .02
158 .02
159 .35
158 .81
157 .98
158
157 .93
.25
158 .23
158 .36
158 .35
155 .01
157 .55
148 98 .
159 .62
159 .57
160 .63
160 .70
160 .71
160 .71
160 .82
160 .94
161 .18
161 .58
152 .57
150 .31
150 .14
155 .56
155 .17
151 .41
145 .78
145 .16
145 .08
150 .27
150 .25
151 .49
153 .45
153 .02
153
152
.00
.92
152 .96
152 .93
153 .26
153 .48
153 .27
153 .27
153 .32
153 .35
153 .38
153 .33
153 .27
153 .27
145 .64
144 .92
116.71
138 .00
137 .97
137 .95
137 .63
125 .67
144 .82
144 .24
142 .54
142 .48
117.80
120 .79
121 .49
113.70
119.96
120 .00
113.75
106 .96
101 .77
95 .91
91 .19
84 .75
81 .27
81 .29
82 .10
82 .21
81 .07
153 .85
153 .84
153 .70
153 .54
154 .10
156 .61
159 .08
159 .57
159 .29
159 .22
159 .90
159 .85
160 .24
160 .32
159 .38
159 .36
158 .96
160 .48
160 .54
160 .58
161 .36
160 .82
160
160
.45
.48
160 .77
153 .51
153 .62
153 .45
137 .87
116
117.26
.61
143 .29 roof ridge
144 .50 roof ridge
147 .96 bottom of eave
147 .71 bottom of eave
124 .83
69 .58
72 .88
76 .49
78 .20
161 .51
160 .61
160 .42
159
159
.48
.40
159 .12
158 .89
154
152
.29
.12
151 .37
150 .03
150 .20
161 .86
161 .97
160 .54
160 .53
160 .46
159
159
.73
.56
156 .54
153 .52 153 51 .
153 .75
153 .44
153 .34
153 .31
153 .44
153 .53
153
153
.62
.65
153 .51
153 .44
151 .99
150 .06
148 .34
148
147
.28
.44
145 .08
146 .08
146 .36
147 .36
148 .13
150 .22
150 .13
153 .62
153 .59
153 .11
153 .13
153 .09
113.75
101 .79
95 .90
91 .26
85 .39
81 .29
160 .53
160 .12
128 .51
122 .40
112.52
71 .51
70 .90
69 .22
153 .55 Deck
132 .40 Deck
121 .34 Deck
118.04 Deck
153 .77 G .F .F .
143 .13 Roof ridge
155 .85 Roof ridge
156 .00 Roof ridge
103 .97 Roof ridge
157 .46 T .C .
157 .70 T .C .
158 .17 T .C .
158 .25 T .C .
158 .91 T .C .
159 .35 T .C .
159 .39 T .C .
158 .99 T .C .
159 .51 T .C .
160 .02 T .C .
160 .48 T .C .
160 .62 T .C .
160 .80 T .C .
160 .44 T .C .
160 .63 T .C .
160 .80 T .C .
161 .60 T .C .
161 .71 T .C .
161 .98 T .C .
153 .97 Threshold
175 .43 Top of roof
167 .24 Top of roof
164 .13 T .W .
164 .14 T .W .
160 .50 T .W .
160 .02 T .W .
160 .57 T .W .
145 .89 T .W .
148 .56 T .W .
142 .37 T .W .
146 .46 T .W .
143 .88 T .W .
142 .55 T .W . 147 .84 T .W .
151 .75 T .W .
151 .76 T .W .
149 .17 T .W .
142 .52 T .W .
128 .18 T .W .
142 .41 T .W .
145 .65 T .W .
152 .44 T .W .
160 .56 T .W .
159 .58 T .W .
160 .55 T .W .
164 .43 T .W .
160 .78 T .W .
164 .17 T .W .
158 .78 T .W .
158 .74 T .W .
154 .51 T .W .
155 .79 T .W .
150 .13 T .W .
146 .96 T .W .
145 .66 T .W .
163 .94 T .W .
163 .91 T .W .
150 .30 T .W . 151 .11 T .W .
151 .30 T .W .
142 .30 T
140
.W .
.81 T .W .
140 .81 T .W .
129 .53 T .W .
124 .73 T .W .
124 .55 T .W .
123 .74 T .W .
124 .53 T .W .
124 .05 T .W .
118.55 T .W .
120 .01 T .W .
102 .05 T .W .
118.47 T .W .
118.48 T .W .
82 .28 T .W .
85 .00 T .W .
75 .98 T .W .

Water valve
Electric vault
Light pole
Fire hydrant
Gas
Telephone
meter
box
Water
Cable
meter
TV box
Electric box
Electric box
Water meter
Temp power pole
32 "
TR 6
24 " temp pump
Telephone box
24 "
TR 3
Wood stairs
3 " riser
TG = 153 .46
Downspout
TR 4
15 "
4 " drain outlet
Wood stairs
Gas meter
Electric box
Telephone box
Water meter
Electric vault
Heavy vegetation
AC unit
Buried wall
TR 5
Buried wall
Downspout
3 " drain outlet
TG = 153 .27
TG = 153 .40
TG = 153 .39
Buried conc stairs
TR 7
24 " temp pump
Lift track
16 "
Buried wall
Sewer CO
TR 8
34 "
30 "
121 .60
118.54
Existing building
Existing building Existing building
Existing building
Existing building
80 90
110
100
70 80
80 90
90 100
100
110
110
120
120
120
125
125
125
130
130
130
135
135
135
140
140
145
145
145
145
150
150
150
155
155
155
160
160
160 160
Fd . tag LS 4653
Fd . tag LS 4653
Fd . tag LS 5748
Fd . tag LS 4653
153 .74 top of trellis
153 .75 top of trellis
154 .19 top of
154
trellis
.18 top of trellis
170 .72 bottom of eave
171 .31 bottom of eave
140 .21 bottom of eave
140 .22 bottom of eave
155 .85 top of roof at edge /roof ridge
155 .83 roof ridge
155 .98 roof ridge
159 .52 top of roof at edge
159 .51 top of roof at edge
159 .52 top of roof at edge
159 .51 top of roof at edge
159 .51 top of roof at edge
158 .10 top of roof at edge
158 .08 top of roof at edge
155 .54 top of roof at edge
155 .27 top of roof at edge
155 .30 top of roof at edge
156 .02 top of roof at edge /roof ridge
149 .14 top of roof at edge
148 .11 top of roof at edge
148 .20 top of roof at edge
144 .29 top of roof at edge
127 .07 top of roof at edge
130 .18 top of roof at edge
125 .65 top of roof at edge
170 .60 top of roof at edge
170 .93 top of roof at edge
160 .76 bottom of window
160 .87 bottom of window
136 .15 Deck above bldg
127 .21 Deck above bldg
Existing building
Gas
Telephone
meter
box
Water
Cable
meter
TV box
Electric box
Fire hydrant
EL 161 .16
Fixed datum e lectric vault

FDC INLET
Hose connection
2%
1 .5%
35'
40'
2'
332'-4
1/4"
104'-4"
332'
23'-7
3/4"
23'-3" 13'-6" 18'-10
1/4" 12'-6"
15'-9
1/2" 11'-11"
1'-7
3/4"
15'-2
1/4" 24'-21/2" 34'-3/4" 3'
1'
8'-8
3/4"
15'-2
1/4"
3'
1'
3'-6
1/4"
6'-6"
+159.37' F.G
+163,89' T. METAL RAILING
+166,30' T.W
+160.25' F.G
+163.89' T.W
+165,31' T. METAL RAILING
+161.60' T.C
+160.14' T.C
+162,92' T. METAL RAILING
+161.50' F.G
+161.68' F.S
+159.86'. F.S
+158.25' T.C
+158.12' T.C
+159.13' T.C
42" H GUARDRAIL
48" H GUARDRAIL

PATTERN OF DEVELOPMENT TO

ADJACENT HOMES

DRIVEWAY ELECTRIC GATE
5' HIGH STEEL GATE

PEDESTRIAN ENTRY GATE
4' - 6 1/2" HIGH STEEL GATE
5'-6" HIGH METAL SECURITY FENCE
5'-6" HIGH STEEL GATE

PROPERTY CORNER
42" H METAL GUARDRAIL

EXISTING FUNICULAR

STRUCTURE TO BE REPAIRED

EXISTING STAIRS

LINE OF SKYLIGHT ABOVE

NEIGHBOUR'S BUILDING
31995 COAST HIGHWAY

LINE OF MIDDLE FLOOR DECK

NEIGHBOUR'S BUILDING
31995 COAST HIGHWAY

NEIGHBOUR'S BUILDING
31981 COAST HIGHWAY

HOUSE SETBACK
DOWN

FRONT YARD

SETBACK
BLDG
STRING
LINE
DECK
STRING
LINE

LOT DEPTH

LOT WIDTH
UP

SIDE YARD

SETBACK

ELC PNL
WATER

FEATURE
WATER

FEATURE
SITE PLAN 1/8" = 1'-0"
LEGEND :

TW: TOP OF WALL
FG: FINISHED GRADE
FS: FINISHED SURFACE
FF: FINISHED FLOOR
EASEMENT NOTES :
4: EFFECT OF ROW DEDICATION TO THE STATE OF
CALIFORNIA BY DEED RECORDED JUNE 19, 1925 IN
BOOK 592, PAGE 103 OF DEEDS. (PLOTTED HEREON.)
6: EFFECT OF EASEMENT IN FAVOR OF THE WHITING

COMPANY FOR WATER LINE PURPOSES RECORDED
MAY 12, 1927 IN BOOK 41, PAGE 351 OF OFFICIAL
RECORDS.
(AFFECTS PROPERTY. PLOTTED HEREON.)
8: EFFECT OF EASEMENT FOR INGRESS, EGRESS

AND REGRESS OVER, ACROSS AND ALONG THE
SOUTHEASTERLY 3 FEET OF PARCELS 1 AND 2 TO BE

USED WITH THE OWNERS OF THE REMAINDER OF
THE SOUTHEASTERLY 50 FEET OF LOT 27 OF THREE
ARCHES PALISADES NO. 2. (PLOTTED HEREON.)
9: EFFECT OF EASEMENT IN FAVOR OF THE WHITING

COMPANY FOR WATER LINE PURPOSES RECORDED
MAY 12, 1927 IN BOOK 41, PAGE 351 OF OFFICIAL
RECORDS.
(AFFECTS PROPERTY. PLOTTED HEREON.)
10: EASEMENT IN FAVOR OF SOUTH COAST WATER

DISTRICT FOR A TUNNEL FOR SEWER PIPE
LINE PURPOSES RECORDED IN BOOK 2504, PAGE 621
OF OFFICIAL RECORDS. TERMS AND
PROVISIONS RECORDED FEBRUARY 16, 2011 AS
INSTRUMENT NO. 11-86900 OF OFFICIAL
RECORDS. (AFFECTS PROPERTY. PLOTTED
HEREON.)
11: EFFECT OF EASEMENT FOR EGRESS, INGRESS

AND REGRESS PURPOSES OVER A PORTION OF
PARCEL 1 AS GRANTED BY DEED TO ALICE
MALCOMSON RECORDED JULY 16, 1929 IN BOOK 31,
PAGE 37 AND BY DEED RECORDED SEPTEMBER 13,
1929 IN BOOK 314, PAGE 65, BOTH OF OFFICIAL
RECORDS. (AFFECTS PROPERTY. PLOTTED
HEREON.)
12: EFFECT OF EASEMENT FOR EGRESS, INGRESS

AND REGRESS PURPOSES OVER A PORTION OF
PARCEL 1 AS GRANTED BY DEED TO ALICE
MALCOMSON RECORDED 13, 1931 IN BOOK 453,
PAGE 421 OF OFFICIAL RECORDS. (AFFECTS
PROPERTY. PLOTTED HEREON.)
13: EFFECT OF ROW DEDICATION CONVEYED TO THE

STATE OF CALIFORNIA BY DEED
RECORDED APRIL 19, 1932 IN BOOK 552, PAGE 71 OF
OFFICIAL RECORDS. (AFFECTS
PORTION OF PARCEL 1. PLOTTED HEREON.)
18: EFFECT OF EASEMENT IN FAVOR OF THE CITY OF

LAGUNA BEACH FOR STREET PURPOSES RECORDED
MARCH 9, 2009 AS INSTRUMENT NO. 2009-108622 OF
OFFICIAL RECORDS. (AFFECTS THE NE'LY 10' OF
PROPERTY. PLOTTED HEREON.)
19: EFFECT OF SEWER EASEMENT AGREEMENT

BETWEEN WEST COAST HOLDINGS, LLC AND KIM H

PEARMAN, AS TRUSTEE OF THE PEARMAN TRUST,
RECORDED FEBRUARY 2, 2018 AS INSTRUMENT NO.
2018-40033 OF OFFICIAL RECORDS. (EASEMENT
LOCATED NORTHWEST OF PROPERTY. PLOTTED
HEREON.)
169 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof SITE PLAN (2)- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.0.7 February 02 2026

DELTA B
TR 10
105'-93/8"
10'
10'
8'
5'
5'
+ 26.00' LANDING PAD
16,00'

LANDING PLATFORM

TRACK RAIL

FUNICULAR CAR

PROPERTY LINE
OW D N IHABCJDE 0.000
BD point

0.000
BD point

0.000
BD point N 38°03'44" W 39.04'
N 41°28'13" W 66.81'

0.000
BD point

0.000
BD point
3 SE'LY LINE OF LOT 27
.00'
PCL 3
10 .00 '
10 .00 '
10 6
.36
79 .
1 79 .0
75 .2
74 .5
71 .
9 15
.5
15 .0
15 .3
15 .6
15 .5
15 .9
15 .4
15 .2
15 .4
15 .1
15 .3
15 .8
16 .8
16 .8
15 .2
17 .6
24 .9
27 .6
31 .3
40 .7
42 .4
55 .9
55 .1
53 .6
53 .5
53 .0 52 .5
49 .4
44 .0
38 .7
31 .1
31 .5
74 .9
80 .1
76 .2
68 .7
65 .4
65 .7
70 .2
65 .2
51 .5
47 .3
14 .5
21 .8
27 .2
35 .4
47 .1
39 .7
63 .0
75 .2
67 .4
70 .3
58 .9
48 .4
47 .7
52 .8
40 .8
35 .2
32 .5
26 .1
20 .7
25 .2
47 .7
38 .7
14 .4
14 .1
14 .0
12 .1
12 .5
12 .2
10 .4
7 .7
4 .9
3 .1
3 .4
5 .7
6 .9
9 .8
10 .8
10 .8
8 .4
7 .1
6 .2
6 .4
3 .1
3 .2
6 .4
7 .2
10 .0 9
.4
14 .2 9 .3
11 .8
13 .0
14 .4
14 .9
21 .6
50 .8
61 .6 63
.7
76 .1 76
.0
72 .97
72 .91
82 .21
81 .07
72 73
.98
.02
72 .99
72 .97
72 .99
72 .99 72 .97
53 .97
53 .40
49 .46
45 .96
44 .36 43 .46
38 .94
33 .81
91 .03 bottom of eave
91 .15 bottom of eave
15 .46
20 .05
15 .55
19 .57
28 .79
48 .50
49 .33
60 .62
63 .58
64 .76
65 .36
67 .07
69 .58
72 .88
76 .49
53 .97 53 .98
15 .40
71 .51
70 .90
69 .22
16 .04
16 .53
18 .21
45 43
.52
.23
83 .26 Deck
103
.97 Roof ridge
73 .28 Threshold
82 .28 T
.W
.
75 .98 T
.W
.
76 .00 T
.W
.

Buried
6 " drainline
6 " drain outlet
32 "
Buried Buried
4 " drainline
Lift track
Lift track
34 "
8 " drain outlet
Buried 8 " drainline
24 "
Lift controller box
30 "
36 " conc stairs
wood stairs
36 " conc stairs
Existing building
TR 9
5 5
5 5
10 10
10 10
15 15
15 15
20 30
40 20
20 20
20 30
30 30
30 30
40 40
40 40
50 60
70 80
50 50
60 60
70 70
80 125
.65 top of roof at edge

PATTERN OF DEVELOPMENT TO

ADJACENT HOMES

SITE PLAN
1/8" = 1'-0"
170 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof

EASEMENT EXHIBIT
(ONE SHEET
)- 888 PACIFIC HOLDINGS LLC
31985 COAST HIGHWAY,LAGUNA BEACH, CA92651
A
.
0 .
8 February 02 2026
DELTA
B
24R x 6"
+152.00' F.F

FIREPLACE
DOWN

ELEVATOR

FIREPLACE
TR 10
DINING
11R x 6"
13R x 6"
21R x 6
5/8"
DOWN
UP
N
42" H GLASS GUARDRAIL

TRASH AREA
GARAGE
LOGGIA

FAMILY ROOM KITCHEN
HER
CLOSET
MASTER
BATH
MASTER

BEDROOM
HIS
CLOSET
CHEF'S

KITCHEN

1.5%
6%
BBQ
PIZZA
OVEN
LIVING
ROOM

LINE OF SKYLIGHT ABOVE
POWDER

MOTOR COURT

DECK BELOW

DECK BELOW
10%
SHELF

SERVICE YARD
24R x 6"
3'
159,80' T.C
+ 26.00' LANDING PAD
36" H METAL

GUARDRAIL
4' PUBLIC SIDE WALK
42" H GLASS GUARDRAIL

PROPERTY LINE

LANDING PLATFORM

TRACK RAIL

FUNICULAR CAR
42" H GLASS GUARDRAIL

PROPERTY
LINE

COAT CLOSET SEAT
ENTRY
SHOWER
14%
14%
14%
1"
SLOPE
SLOPE
SLOPE
SLOPE
SITE PLAN NOTE:
1-ALL UTILITY LINES SHALL BE PLACED UNDERGROUND TO THE NEAREST EXISTING POLE DECK
DECK
BENCH
42" H METAL

GUARDRAIL
TUB
24R x 6"
12R x 6"
12R x 6"

STEEL GRATE

STRIP DRAIN
FRONT

COURTYARD

BLUFF TOP
25' BLUFF TOP SETBACK
3 RD 8.5'X 20' PARKING SPOT
DOWN
UP
10R x 6
1/4"

STEEL GRATE

STRIP DRAIN

STEEL GRATE

STRIP DRAIN

URN PLANTER

MAIL BOX
7' HIGH STEEL GATE
14%
6%
FRONT

SETBACK
LINE

PROPERTY
LINE
GARAGE
ENTRY

OPEN TO
BELOW
SLOPE

EASEMENT
DOWN
DOWN
DOWN
4' PUBLIC
SIDE
WALK
DOWN

SIDE SETBACK LINE

LINE OF EXISTING BUILDING

LINE OF

MAIN FLOOR
DOWN
4 TH 8.5'X 20' PARKING SPOT

TWO CAR GARAGE
UP
UP

DRIVEWAY

NEW SINGLE FAMILY RESIDENCE
31985 COAST HIGHWAY GARAGE OUTLINE

DECK BELOW

PROPERTY LINE

PROPERTY LINE
ENTRY
OW D N
DOWN
G
G
I
H
F
F
A
B
C
J
D
E

0.000
BD point

0.000

0.000
BD point

0.000
BD point
N
38°03'44" W

39.04'
N
41°28'13" W

66.81'
N 59°21'30" E 330.81'
N 59°21'30" E 99.58'
N 59°21'30" E 332.35'
N 59°21'30" E 91.85'
N 30°38'30" W 49.66'
R = 14 6 0 .0 0 ' = 0 °5 9 ' 2 9 " L = 2 5 .2 6 '
R = 14 6 0 .0 0 ' = 1° 10 ' 4 7 " L = 3 0 .0 6 '

0.000
BD point

0.000
BD point
A POR. OF LOTS 27 & 28
THREE ARCHES PALISADES #2
A POR. OF LOT 27
A POR. OF LOT 28
N
36°52'30" W
136.01'
CENTRE
LINE
OF
THE
STREET
COAST

HIGHWAY

0.000
BD point

0.000
BD point (maybe wrong desc)
PCL 1
SE'LY LINE OF LOT 27
31985 COAST HWY

3.00'
INST. NO. 2024000116693 O.R.
2 .00 '
11 9
12 13

SW'LY ROW LINE PER
R.S.B. 3/16-17 &
10 .00 '
18 NW'LY LINE OF LOT 27
2 .00 '
19 2 .00 '

SW'LY DEED LINE PER
BK. 552, PG. 71 O.R.
4 CL
6 6
R = 1 6 0 .0 0 ' = 1°58 ' 2 1 " L = 5 0 .2 6 '
9 N 53°07'30" E 40.00'
31987 COAST HWY
INST. NO. 2024000117565 O.R.
8 3.00'
INST. NO. 2024000116693 O.R. PCL 2
A POR. OF LOT 27
THREE ARCHES PALISADES #2
PCL 4
PCL 1
PCL 2
PCL 3
PCL 5
INST. NO. 2024000117565 O.R.
10 .00 '
10 .00 '
10 10.00'

13.00'
N 59°21'30" E 159.19'
N 30°38'30" W 35.00'
BK. 592, PG. 103 O.R.

N 59°21'30" E 149.06'
8 .00 '
8 .00 '

7.17' BD point NW 0.18'
N
36°52'30" W

49.96'
121 .4
121 .3
121 .3
121 .4
121 .2
121 .2
121 .3
121 .4
121 .5
121 .6
120 .8
156 .7
151 .6
147 .2
147 .8
146 .4
144 .9
143 .9
143 .9
143
143
.9
.8
144 .6
146 .2
160 .5
161 .5
161 .5
161 .5
161 .0
160 .6
160 .6
159 .2
158 .9
158 .6
155 .8
159 .1 160 .1 157 .4
154 .2
150 .1
149 .8
147 .8
150 .3
151 .3
122 .1
123
123
.0
.8
95 .8
95 .7
100 .2
101 .9
101 .7
101 .8
118.7
117.9
79 .1
79 .0
75 .2
74 .5
71 .9
151 .7
148 .5
147 .8
145 .6
145 .5
144 .7
146 .2
146 .7
146 .6
146 .0
145 .5
129 .7
128 .9
127 .7
126
126
.9
.1
125 .7
126 .0
126 .8
127 .0
123 .7
123 .8
124 .6
124 .1
123
123
.6
.5
123 .6
130 .0
128 .2
127 .6
126 .9
126 .6
126 .0
125 .7
125 .3
123 .4
124 .5
124 .2
124 .0
121 .7
119.7
118.2
116.5
81 .1
80 .6
79 .2
79 .0
79 .4
80 .4
80 .8
86 .6
86 .5
86 .9
86 .9
92 .5
15 .5
15 .0
15 .3
15 .6
15 .5
15 .9
15 .4
15 .2
15 .4
15 .1
15 .3
15 .8
16 .8
16 .8
15 .2
17 .6
24 .9
27 .6
31 .3
40 .7
42 .4
80 .4
80 .5
55 .9
55 .1
53 .6
53 .5
53 .0
52 .5
49 .4
44 .0
38 .7
31 .1
31 .5
156 .2
156 .9
157 .5
159 .2
156 .8
155 .0
153 .9
153 .9
151
150
.8
.1
148 .7
148 .8
147 .0 147 .9
146 .8
142 .3
142 .3
158 .8
158
157
.8
.7
151 .5
148 .0
146 .1
140 .4
129 .0
115.4
145 .3
147 .4
149 .4
139 .1
138 .8
131 .3
127 .6
123 .6
80 .6
82 .2
83 .4
138 .7
134 .7
132 .0
128 .6
128 .6
124 .5
124 .1
123 .8
124 .3
124 .4
114.9
118.3
117.9
158 .7
158 .8
155 .3
144 .9
150 .5
152 .9
153 .7
153 .1
156 .7
153 .9
154 .4
149 .4
147 .2
151 .0
142 .3
139 .3
148
146
.5
145
.6
.0
146 .0
144 .9
147 .5
149 .9
151 .0
149 .3
149 .0
149 .8
146 .9
146 .3
150 .6
141
140
.9
.9
139 .3
137 .3
132 .9
134 .7
133 .1
133 .0
131 .8
131 .8
143 .1
145 .8
147 .0
160
160
.5
.4
151 .6
151 .6
118.4
128 .8
136 .0
141 .5
136 .6
139 .6
136 .1
141 .6
135 .4
132 .9
139 .0
133 .3
130 .4
127 .8
123 .7
133 .7
132 .8
132 .2
128 .7
123 .7
120 .0
119.9
128 .6
136 .2
133 .5
129 .5
125 .9
122 .2
122 .3
118.7
120 .2
121 .2
116.3
104 .6
93 .8
104 .6
99 .3
85 .4
74 .9
80 .1
119.1
114.4
107 .9
106 .0
111.2
110.0
102 .4
101 .4
95 .8
92 .7
76 .2
75 .3
78 .3
82 .8
93 .4
99 .3
102 .8
111.7
99 .7
102 .0
89 .8
84 .3
111.5
108 .5
68 .7
65 .4
65 .7
70 .2
65 .2
51 .5
47 .3
14 .5
21 .8
27 .2
35 .4
47 .1
39 .7
63 .0
75 .2
67 .4
70 .3
58 .9
48 .4
47 .7
52 .8
40 .8
35 .2
32 .5
26 .1
20 .7
25 .2
47 .7
38 .7
14 .4
14 .1
14 .0
14 .4
14 .9
21 .6
50 .8
61 .6
63 .7
76 .1
76 .0
152 .98
158 .20
157 .30
157 .54
157 .62
158 .15
158 .52
158 .68
159 .40
160 .05
160 .20
160 .32
160 .62
160 .78
160 .94
161 .25
162 .97
162 .48
162 .00
161 .44
161 .01
160 .47
159 .84
159 .37
155 .82
158 .89
153 67 . 153 .70
156 .41
153 .44
153 .54
151 .64
160 .35
160 .41
155 .94
153 .11
151 .27
148 .72
137 .55
114.38
72 .97
72 .91
161 .55
161 .36
161 .34
160 .75
157 .97
155 .03
153 .08
152 .17
157 .93
157 96 .
158 .02
158 .02
159 .35
158 .81
157 .98
158
157 .93
.25
158 .23
158 .36
158 .35
155 .01
157 .55
148 98 .
159 .62
159 .57
160 .63
160 .70
160 .71
160 .71
160 .82
160 .94
161 .18
161 .58
152 .57
150 .31
150 .14
155 .56
155 .17
151 .41
145 .78
145 .16
145 .08
150 .27
150 .25
151 .49
153 .45
153 .02
153
152
.00
.92
152 .96
152 .93
153 .26
153 .48
153 .27
153 .27
153 .32
153 .35
153 .38
153 .33
153 .27
153 .27
145 .64
144 .92
116.71
138 .00
137 .97
137 .95
137 .63
125 .67
144 .82
144 .24
142 .54
142 .48
117.80
120 .79
121 .49
113.70
119.96
120 .00
113.75
106 .96
101 .77
95 .91
91 .19
84 .75
81 .27
81 .29
82 .10
82 .21
81 .07
72 73
.98
.02
72 .99
72 .97
72 .99
72 .99
72 .97
53 .97
53 .40
49 .46
45 .96
44 .36
43 .46
38 .94
33 .81
153 .85
153 .84
153 .70
153 .54
154 .10
156 .61
159 .08
159 .57
159 .29
159 .22
159 .90
159 .85
160 .24
160 .32
159 .38
159 .36
158 .96
160 .48
160 .54
160 .58
161 .36
160 .82
160
160
.45
.48
160 .77
153 .51
153 .62
153 .45
137 .87
116
117.26
.61
143 .29 roof ridge
144 .50 roof ridge
147 .96 bottom of eave
147 .71 bottom of eave
91 .03 bottom of eave
91 .15 bottom of eave
124 .83
15 .46
20 .05
15 .55
19 .57
28 .79
48 .50
49 .33
60 .62
63 .58
64 .76
65 .36
67 .07
69 .58
72 .88
76 .49
78 .20
161 .51
160 .61
160 .42
159
159
.48
.40
159 .12
158 .89
154
152
.29
.12
151 .37
150 .03
150 .20
161 .86
161 .97
160 .54
160 .53
160 .46
159
159
.73
.56
156 .54
153 .52 153 51 .
153 .75
153 .44
153 .34
153 .31
153 .44
153 .53
153
153
.62
.65
153 .51
153 .44
151 .99
150 .06
148 .34
148
147
.28
.44
145 .08
146 .08
146 .36
147 .36
148 .13
150 .22
150 .13
153 .62
153 .59
153 .11
153 .13
153 .09
113.75
101 .79
95 .90
91 .26
85 .39
81 .29
53 .97
53 .98
160 .53
160 .12
15 .40
128 .51
122 .40
112.52
71 .51
70 .90
69 .22
16 .04
16 .53
18 .21
45 43
.52
.23
153 .55 Deck
132 .40 Deck
121 .34 Deck
118.04 Deck
83 .26 Deck
153 .77 G .F .F .
143 .13 Roof ridge
155 .85 Roof ridge
156 .00 Roof ridge
103 .97 Roof ridge
157 .46 T .C .
157 .70 T .C .
158 .17 T .C .
158 .25 T .C .
158 .91 T .C .
159 .35 T .C .
159 .39 T .C .
158 .99 T .C .
159 .51 T .C .
160 .02 T .C .
160 .48 T .C .
160 .62 T .C .
160 .80 T .C .
160 .44 T .C .
160 .63 T .C .
160 .80 T .C .
161 .60 T .C .
161 .71 T .C .
161 .98 T .C .
153 .97 Threshold
73 .28 Threshold
175 .43 Top of roof
167 .24 Top of roof
164 .13 T .W .
164 .14 T .W .
160 .50 T .W .
160 .02 T .W .
160 .57 T .W .
145 .89 T .W .
148 .56 T .W .
142 .37 T .W .
146 .46 T .W .
143 .88 T .W .
142 .55 T .W . 147 .84 T .W .
151 .75 T .W .
151 .76 T .W .
149 .17 T .W .
142 .52 T .W .
128 .18 T .W .
142 .41 T .W .
145 .65 T .W .
152 .44 T .W .
160 .56 T .W .
159 .58 T .W .
160 .55 T .W .
164 .43 T .W .
160 .78 T .W .
164 .17 T .W .
158 .78 T .W .
158 .74 T .W .
154 .51 T .W .
155 .79 T .W .
150 .13 T .W .
146 .96 T .W .
145 .66 T .W .
163 .94 T .W .
163 .91 T .W .
150 .30 T .W . 151 .11 T .W .
151 .30 T .W .
142 .30 T
140
.W .
.81 T .W .
140 .81 T .W .
129 .53 T .W .
124 .73 T .W .
124 .55 T .W .
123 .74 T .W .
124 .53 T .W .
124 .05 T .W .
118.55 T .W .
120 .01 T .W .
102 .05 T .W .
118.47 T .W .
118.48 T .W .
82 .28 T .W .
85 .00 T .W .
75 .98 T .W .
76 .00 T .W .

Water valve
Electric vault
Light pole
Fire hydrant
Gas
Telephone
meter
box
Water
Cable
meter
TV box
Electric box
Electric box
Water meter
Temp power pole
Buried
6 " drainline
6 " drain outlet
32 "
TR 6
24 " temp pump
Telephone box
24 "
TR 3
Wood stairs
3 " riser
TG = 153 .46
Downspout
TR 4
15 "
4 " drain outlet
Wood stairs
Gas meter
Electric box
Telephone box
Water meter
Electric vault
Heavy vegetation
AC unit
Buried wall
TR 5
Buried wall
Downspout
3 " drain outlet
TG = 153 .27
TG = 153 .40
TG = 153 .39
Buried conc stairs
TR 7
24 " temp pump
Buried
Buried
4 " drainline
Lift track
Lift track
Lift track
16 "
Buried wall
Sewer CO
TR 8
34 "
8 " drain outlet
Buried 8 " drainline
24 "
Lift controller box
30 "
36 " conc stairs
wood stairs
36 " conc stairs
121 .60
118.54
Existing building
Existing building Existing building
Existing building
Existing building
15 15
15 15
20 30
40 20
20 20
20 30
30 30
30 30
40 40
40 40
50 60
70 80
90 110
100
50 50
60 60
70 70
80 80
90 90
100
100
110
110
120
120
120
125
125
125
130
130
130
135
135
135
140
140
145
145
145
145
150
150
150
155
155
155
160
160
160 160
Fd . tag LS 4653
Fd . tag LS 4653
Fd . tag LS 5748
Fd . tag LS 4653
153 .74 top of trellis
153 .75 top of trellis
154 .19 top of
154
trellis
.18 top of trellis
170 .72 bottom of eave
171 .31 bottom of eave
140 .21 bottom of eave
140 .22 bottom of eave
155 .85 top of roof at edge /roof ridge
155 .83 roof ridge
155 .98 roof ridge
159 .52 top of roof at edge
159 .51 top of roof at edge
159 .52 top of roof at edge
159 .51 top of roof at edge
159 .51 top of roof at edge
158 .10 top of roof at edge
158 .08 top of roof at edge
155 .54 top of roof at edge
155 .27 top of roof at edge
155 .30 top of roof at edge
156 .02 top of roof at edge /roof ridge
149 .14 top of roof at edge
148 .11 top of roof at edge
148 .20 top of roof at edge
144 .29 top of roof at edge
127 .07 top of roof at edge
130 .18 top of roof at edge
125 .65 top of roof at edge
170 .60 top of roof at edge
170 .93 top of roof at edge
160 .76 bottom of window
160 .87 bottom of window
136 .15 Deck above bldg
127 .21 Deck above bldg
Existing building
Gas
Telephone
meter
box
Water
Cable
meter
TV box
Electric box
Fire hydrant
EL 161 .16
Fixed datum e lectric vault

FDC INLET
Hose connection
42" H GUARDRAIL
48" H GUARDRAIL

PATTERN OF DEVELOPMENT TO

ADJACENT HOMES

DRIVEWAY ELECTRIC GATE
5' HIGH STEEL GATE

PEDESTRIAN ENTRY GATE
4' - 6 1/2" HIGH STEEL GATE
5'-6" HIGH METAL SECURITY FENCE
5'-6" HIGH STEEL GATE

PROPERTY CORNER
42" H METAL GUARDRAIL

EXISTING FUNICULAR

STRUCTURE TO BE REPAIRED

EXISTING STAIRS

LINE OF SKYLIGHT ABOVE

NEIGHBOUR'S BUILDING
31995 COAST HIGHWAY

LINE OF MIDDLE FLOOR DECK

NEIGHBOUR'S BUILDING
31995 COAST HIGHWAY

NEIGHBOUR'S BUILDING
31981 COAST HIGHWAY

HOUSE SETBACK
DOWN
BLDG
STRING
LINE
DECK
STRING
LINE

LOT DEPTH

LOT WIDTH
UP

ELC PNL
WATER

FEATURE
WATER

FEATURE

EASEMENT EXHIBIT

FUNICULAR EASEMENT

FOR CITY MARINE SAFETY
5'
5'

CITY MARINE SAFETY

ACCESS EASEMENT
5'
5'
5'
171 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof

EASEMENT EXHIBIT
(
1 )- 888 PACIFIC HOLDINGS LLC
31985 COAST HIGHWAY,LAGUNA BEACH, CA92651
A
.
0 .
9 February 02 2026
DELTA
B
24R x 6"
+152.00' F.F

FIREPLACE
DOWN

ELEVATOR

FIREPLACE
DINING
11R x 6"
13R x 6"
21R x 6
5/8"
DOWN
UP
N
42" H GLASS GUARDRAIL

TRASH AREA
GARAGE
LOGGIA

FAMILY ROOM KITCHEN
HER
CLOSET
MASTER
BATH
MASTER

BEDROOM
HIS
CLOSET
CHEF'S

KITCHEN

1.5%
6%
BBQ
PIZZA
OVEN
LIVING
ROOM

LINE OF SKYLIGHT ABOVE
POWDER

MOTOR COURT

DECK BELOW

DECK BELOW
10%
SHELF

SERVICE YARD
24R x 6"
3'
159,80' T.C
36" H METAL

GUARDRAIL
4' PUBLIC SIDE WALK
42" H GLASS GUARDRAIL

PROPERTY LINE
42" H GLASS GUARDRAIL

COAT CLOSET SEAT
ENTRY
SHOWER
14%
14%
14%
1"
SLOPE
SLOPE
SLOPE
SLOPE
SITE PLAN NOTE:
1-ALL UTILITY LINES SHALL BE PLACED UNDERGROUND TO THE NEAREST EXISTING POLE DECK
DECK
BENCH
42" H METAL

GUARDRAIL
TUB
24R x 6"
12R x 6"
12R x 6"

STEEL GRATE

STRIP DRAIN
FRONT

COURTYARD

BLUFF TOP
25' BLUFF TOP SETBACK
3 RD 8.5'X 20' PARKING SPOT
DOWN
UP
10R x 6
1/4"

STEEL GRATE

STRIP DRAIN

STEEL GRATE

STRIP DRAIN

URN PLANTER

MAIL BOX
7' HIGH STEEL GATE
14%
6%
FRONT

SETBACK
LINE

PROPERTY
LINE
GARAGE
ENTRY

OPEN TO
BELOW
SLOPE

EASEMENT
DOWN
DOWN
DOWN
4' PUBLIC
SIDE
WALK
DOWN

SIDE SETBACK LINE

LINE OF EXISTING BUILDING

LINE OF

MAIN FLOOR
DOWN
4 TH 8.5'X 20' PARKING SPOT

TWO CAR GARAGE
UP
UP

DRIVEWAY

NEW SINGLE FAMILY RESIDENCE
31985 COAST HIGHWAY GARAGE OUTLINE

DECK BELOW

PROPERTY LINE

PROPERTY LINE
ENTRY
DOWN
G
G
I
H
F
F
A
B
C
J
D
E

0.000
BD point

0.000

0.000
BD point

0.000
BD point
A POR. OF LOTS 27 & 28
THREE ARCHES PALISADES #2
A POR. OF LOT 27
A POR. OF LOT 28
N
36°52'30" W
136.01'
CENTRE
LINE
OF
THE
STREET
COAST

HIGHWAY

0.000
BD point (maybe wrong desc)
PCL 1
SE'LY LINE OF LOT 27
31985 COAST HWY

3.00'
INST. NO. 2024000116693 O.R.
2 .00 '
11 9
12 13

SW'LY ROW LINE PER
R.S.B. 3/16-17 &
10 .00 '
18 NW'LY LINE OF LOT 27
2 .00 '
19 2 .00 '

13.00'
N 59°21'30" E 159.19'
N 30°38'30" W 35.00'
BK. 592, PG. 103 O.R.

N 59°21'30" E 149.06'
8 .00 '
8 .00 '

7.17' BD point NW 0.18'
N
36°52'30" W

49.96'
121 .4
121 .3
121 .3
121 .4
121 .2
121 .2
121 .3
121 .4
121 .5
121 .6
120 .8
156 .7
151 .6
147 .2
147 .8
146 .4
144 .9
143 .9
143 .9
143
143
.9
.8
144 .6
146 .2
160 .5
161 .5
161 .5
161 .5
161 .0
160 .6
160 .6
159 .2
158 .9
158 .6
155 .8
159 .1 160 .1 157 .4
154 .2
150 .1
149 .8
147 .8
150 .3
151 .3
122 .1
123
123
.0
.8
95 .8
95 .7
100 .2
101 .9
101 .7
101 .8
118.7
117.9
79 .1
79 .0
75 .2
151 .7
148 .5
147 .8
145 .6
145 .5
144 .7
146 .2
146 .7
146 .6
146 .0
145 .5
129 .7
128 .9
127 .7
126
126
.9
.1
125 .7
126 .0
126 .8
127 .0
123 .7
123 .8
124 .6
124 .1
123
123
.6
.5
123 .6
130 .0
128 .2
127 .6
126 .9
126 .6
126 .0
125 .7
125 .3
123 .4
124 .5
124 .2
124 .0
121 .7
119.7
118.2
116.5
81 .1
80 .6
79 .2
79 .0
79 .4
80 .4
80 .8
86 .6
86 .5
86 .9
86 .9
92 .5
80 .4
80 .5
156 .2
156 .9
157 .5
159 .2
156 .8
155 .0
153 .9
153 .9
151
150
.8
.1
148 .7
148 .8
147 .0 147 .9
146 .8
142 .3
142 .3
158 .8
158
157
.8
.7
151 .5
148 .0
146 .1
140 .4
129 .0
115.4
145 .3
147 .4
149 .4
139 .1
138 .8
131 .3
127 .6
123 .6
80 .6
82 .2
83 .4
138 .7
134 .7
132 .0
128 .6
128 .6
124 .5
124 .1
123 .8
124 .3
124 .4
114.9
118.3
117.9
158 .7
158 .8
155 .3
144 .9
150 .5
152 .9
153 .7
153 .1
156 .7
153 .9
154 .4
149 .4
147 .2
151 .0
142 .3
139 .3
148
146
.5
145
.6
.0
146 .0
144 .9
147 .5
149 .9
151 .0
149 .3
149 .0
149 .8
146 .9
146 .3
150 .6
141
140
.9
.9
139 .3
137 .3
132 .9
134 .7
133 .1
133 .0
131 .8
131 .8
143 .1
145 .8
147 .0
160
160
.5
.4
151 .6
151 .6
118.4
128 .8
136 .0
141 .5
136 .6
139 .6
136 .1
141 .6
135 .4
132 .9
139 .0
133 .3
130 .4
127 .8
123 .7
133 .7
132 .8
132 .2
128 .7
123 .7
120 .0
119.9
128 .6
136 .2
133 .5
129 .5
125 .9
122 .2
122 .3
118.7
120 .2
121 .2
116.3
104 .6
93 .8
104 .6
99 .3
85 .4
74 .9
80 .1
119.1
114.4
107 .9
106 .0
111.2
110.0
102 .4
101 .4
95 .8
92 .7
76 .2
75 .3
78 .3
82 .8
93 .4
99 .3
102 .8
111.7
99 .7
102 .0
89 .8
84 .3
111.5
108 .5
68 .7
75 .2
70 .3
152 .98
158 .20
157 .30
157 .54
157 .62
158 .15
158 .52
158 .68
159 .40
160 .05
160 .20
160 .32
160 .62
160 .78
160 .94
161 .25
162 .97
162 .48
162 .00
161 .44
161 .01
160 .47
159 .84
159 .37
155 .82
158 .89
153 .67
153 .70
156 .41
153 .44
153 .54
151 .64
160 .35
160 .41
155 .94
153 .11
151 .27
148 .72
137 .55
114.38
161 .55
161 .36
161 .34
160 .75
157 .97
155 .03
153 .08
152 .17
157 .93
157 96 .
158 .02
158 .02
159 .35
158 .81
157 .98
158
157 .93
.25
158 .23
158 .36
158 .35
155 .01
157 .55
148 98 .
159 .62
159 .57
160 .63
160 .70
160 .71
160 .71
160 .82
160 .94
161 .18
161 .58
152 .57
150 .31
150 .14
155 .56
155 .17
151 .41
145 .78
145 .16
145 .08
150 .27
150 .25
151 .49
153 .45
153 .02
153
152
.00
.92
152 .96
152 .93
153 .26
153 .48
153 .27
153 .27
153 .32
153 .35
153 .38
153 .33
153 .27
153 .27
145 .64
144 .92
116.71
138 .00
137 .97
137 .95
137 .63
125 .67
144 .82
144 .24
142 .54
142 .48
117.80
120 .79
121 .49
113.70
119.96
120 .00
113.75
106 .96
101 .77
95 .91
91 .19
84 .75
81 .27
81 .29
82 .10
82 .21
81 .07
72 .98
153 .85
153 .84
153 .70
153 .54
154 .10
156 .61
159 .08
159 .57
159 .29
159 .22
159 .90
159 .85
160 .24
160 .32
159 .38
159 .36
158 .96
160 .48
160 .54
160 .58
161 .36
160 .82
160
160
.45
.48
160 .77
153 .51
153 .62
153 .45
137 .87
116
117.26
.61
143 .29 roof ridge
144 .50 roof ridge
147 .96 bottom of eave
147 .71 bottom of eave
124 .83
69 .58
72 .88
76 .49
78 .20
161 .51
160 .61
160 .42
159
159
.48
.40
159 .12
158 .89
154
152
.29
.12
151 .37
150 .03
150 .20
161 .86
161 .97
160 .54
160 .53
160 .46
159
159
.73
.56
156 .54
153 .52 153 51 .
153 .75
153 .44
153 .34
153 .31
153 .44
153 .53
153
153
.62
.65
153 .51
153 .44
151 .99
150 .06
148 .34
148
147
.28
.44
145 .08
146 .08
146 .36
147 .36
148 .13
150 .22
150 .13
153 .62
153 .59
153 .11
153 .13
153 .09
113.75
101 .79
95 .90
91 .26
85 .39
81 .29
160 .53
160 .12
128 .51
122 .40
112.52
71 .51
70 .90
69 .22
153 .55 Deck
132 .40 Deck
121 .34 Deck
118.04 Deck
153 .77 G .F .F .
143 .13 Roof ridge
155 .85 Roof ridge
156 .00 Roof ridge
103 .97 Roof ridge
157 .46 T .C .
157 .70 T .C .
158 .17 T .C .
158 .25 T .C .
158 .91 T .C .
159 .35 T .C .
159 .39 T .C .
158 .99 T .C .
159 .51 T .C .
160 .02 T .C .
160 .48 T .C .
160 .62 T .C .
160 .80 T .C .
160 .44 T .C .
160 .63 T .C .
160 .80 T .C .
161 .60 T .C .
161 .71 T .C .
161 .98 T .C .
153 .97 Threshold
175 .43 Top of roof
167 .24 Top of roof
164 .13 T .W .
164 .14 T .W .
160 .50 T .W .
160 .02 T .W .
160 .57 T .W .
145 .89 T .W .
148 .56 T .W .
142 .37 T .W .
146 .46 T .W .
143 .88 T .W .
142 .55 T .W . 147 .84 T .W .
151 .75 T .W .
151 .76 T .W .
149 .17 T .W .
142 .52 T .W .
128 .18 T .W .
142 .41 T .W .
145 .65 T .W .
152 .44 T .W .
160 .56 T .W .
159 .58 T .W .
160 .55 T .W .
164 .43 T .W .
160 .78 T .W .
164 .17 T .W .
158 .78 T .W .
158 .74 T .W .
154 .51 T .W .
155 .79 T .W .
150 .13 T .W .
146 .96 T .W .
145 .66 T .W .
163 .94 T .W .
163 .91 T .W .
150 .30 T .W . 151 .11 T .W .
151 .30 T .W .
142 .30 T
140
.W .
.81 T .W .
140 .81 T .W .
129 .53 T .W .
124 .73 T .W .
124 .55 T .W .
123 .74 T .W .
124 .53 T .W .
124 .05 T .W .
118.55 T .W .
120 .01 T .W .
102 .05 T .W .
118.47 T .W .
118.48 T .W .
82 .28 T .W .
85 .00 T .W .
75 .98 T .W .

Water valve
Electric vault
Light pole
Fire hydrant
Gas
Telephone
meter
box
Water
Cable
meter
TV box
Electric box
Electric box
Water meter
Temp power pole
32 "
TR 6
24 " temp pump
Telephone box
24 "
TR 3
Wood stairs
3 " riser
TG = 153 .46
Downspout
TR 4
15 "
4 " drain outlet
Wood stairs
Gas meter
Electric box
Telephone box
Water meter
Electric vault
Heavy vegetation
AC unit
Buried wall
TR 5
Buried wall
Downspout
3 " drain outlet
TG = 153 .27
TG = 153 .40
TG = 153 .39
Buried conc stairs
TR 7
24 " temp pump
Buried
Lift track
16 "
Buried wall
Sewer CO
TR 8
34 "
30 "
121 .60
118.54
Existing building
Existing building Existing building
Existing building
Existing building
80 90
110
100
70 80
80 90
90 100
100
110
110
120
120
120
125
125
125
130
130
130
135
135
135
140
140
145
145
145
145
150
150
150
155
155
155
160
160
160 160
Fd . tag LS 4653
Fd . tag LS 4653
Fd . tag LS 5748
Fd . tag LS 4653
153 .74 top of trellis
153 .75 top of trellis
154 .19 top of
154
trellis
.18 top of trellis
170 .72 bottom of eave
171 .31 bottom of eave
140 .21 bottom of eave
140 .22 bottom of eave
155 .85 top of roof at edge /roof ridge
155 .83 roof ridge
155 .98 roof ridge
159 .52 top of roof at edge
159 .51 top of roof at edge
159 .52 top of roof at edge
159 .51 top of roof at edge
159 .51 top of roof at edge
158 .10 top of roof at edge
158 .08 top of roof at edge
155 .54 top of roof at edge
155 .27 top of roof at edge
155 .30 top of roof at edge
156 .02 top of roof at edge /roof ridge
149 .14 top of roof at edge
148 .11 top of roof at edge
148 .20 top of roof at edge
144 .29 top of roof at edge
127 .07 top of roof at edge
130 .18 top of roof at edge
125 .65 top of roof at edge
170 .60 top of roof at edge
170 .93 top of roof at edge
160 .76 bottom of window
160 .87 bottom of window
136 .15 Deck above bldg
127 .21 Deck above bldg
Existing building
Gas
Telephone
meter
box
Water
Cable
meter
TV box
Electric box
Fire hydrant
EL 161 .16
Fixed datum e lectric vault

FDC INLET
Hose connection
42" H GUARDRAIL
48" H GUARDRAIL

PATTERN OF DEVELOPMENT TO

ADJACENT HOMES

DRIVEWAY ELECTRIC GATE
5' HIGH STEEL GATE

PEDESTRIAN ENTRY GATE
4' - 6 1/2" HIGH STEEL GATE
5'-6" HIGH METAL SECURITY FENCE
5'-6" HIGH STEEL GATE

PROPERTY CORNER
42" H METAL GUARDRAIL

EXISTING FUNICULAR

STRUCTURE TO BE REPAIRED

EXISTING STAIRS

LINE OF SKYLIGHT ABOVE

NEIGHBOUR'S BUILDING
31995 COAST HIGHWAY

LINE OF MIDDLE FLOOR DECK

NEIGHBOUR'S BUILDING
31995 COAST HIGHWAY

NEIGHBOUR'S BUILDING
31981 COAST HIGHWAY

HOUSE SETBACK
DOWN
BLDG
STRING
LINE
DECK
STRING
LINE

LOT DEPTH

LOT WIDTH
UP

ELC PNL
WATER

FEATURE
WATER

FEATURE
EASEMENT EXHIBIT 1/8" = 1'-0"
5'5'
5'

FUNICULAR EASEMENT

FOR CITY MARINE SAFETY

CITY MARINE SAFETY

ACCESS EASEMENT
172 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof EASEMENT EXHIBIT (2)- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.0.10 February 02 2026

DELTA B
TR 10
+ 26.00' LANDING PAD

LANDING PLATFORM

TRACK RAIL

FUNICULAR CAR

PROPERTY LINE
OW D N IHABCJDE 0.000
BD point

0.000
BD point

0.000
BD point N 38°03'44" W 39.04'
N 41°28'13" W 66.81'

0.000
BD point

PATTERN OF DEVELOPMENT TO

ADJACENT HOMES

EASEMENT EXHIBIT
1/8" = 1'-0"
5'

FUNICULAR

EASEMENT
FOR
CITY
MARINE
SAFETY
5'
173 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof ROOF PLAN- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.1.1 February 02 2026

DELTA B
23R x 6 1/4"
12R x 6"
12R x 6"
24R x 6"
24R x 6"
DOWN
UP
UP
11R x 6"
UP
13R x 6"
14%

TRASH AREA
18'-5 3/4"
+164.00' F.S
+164.00' F.S
+166.50' F.S
+163.50'
158,92' T.W
+158,70' F.G
+158.72'
+151.60'
+158.78'
+158.42'
+156,88'
+155.20'
+153.20'
+151.85'
+158.30' F.S
+158,20' F.G
+158,40' F.G
+156,50' F.G
+159,50' F.G
+136.00' T.W
+134.50' T.W
+134.50' T.W
+154,90' F.G
+151,40' F.G
+158.00'
+134.50' F.S
+134.50' T.W
47°
47°
( OPEN TO BELOW )

FRONT COURTYARD
SKY
LIGHT

SKY LIGHT

FLAT ROOF

METAL ROOF

METAL ROOF
1/4" / FOOT
1/4" / FOOT 1/4" / FOOT
SLOPE
SLOPE
SLOPE
SLOPE

1.5%
6 %
14%

DECK BELOW

DECK BELOW
GUTTER
GUTTER
GUTTER
METAL ROOF 1/4" / FOOT
1/4" / FOOT
+159,63' F.S
DOWN UP10R x 6 1/4"
+140,00' F.S
+164,50' T.W
+160,00' T.W
+164,50' T.W
+151,50' F.S
+151,50' T.W
+151,60' F.S +151,60' F.S
+153,10' F.S
+151,28' T.G
+151,60' F.S
+151,60' F.S
+152,00' F.S
+134,00' F.S
+140,00' F.S
+152,00' F.S
+128,00' F.S
+161,80' T.W
+151,50' T.G
+161,80' T.W
+161,80' T.W
+162,00' T.W
+166,50' T.W
+158.30' F.S
+158,00'

DRIVEWAY
14%
6%
35'-9" 6'-6 3/4" 3'-2 1/4" 6'-3 1/2" 17'-11 1/4"

PLANTER

LINE OF DECK BELOW

G G IH F F ABCJ
D
E
N
19'-7 1/2" 4'-7 1/4"
32'-11 1/4"
13'-1 1/4"
4'-4 1/2" 14'-3/4" 3'-5 1/4" 38'-11 3/4" 6'-6 3/4" 11'-9" 4'-1 1/4" 16'-10" 23'-1" 18'-10 1/2" 7'-3/4"
1'-7 3/4" 31' 26'-11"
7'-2 3/4" 44'-11 1/4" 24'-9 1/2"
7'-11"
16'-8" 19'-5 1/4"
36'-3/4"
23'-6 1/4"
22'-2 1/2" 2' 5'-2 1/2"
34'-3/4"
59'-1/2"
23'-7 3/4"
4'-3"
2'-9"
44'-10 1/4"
7'-9 1/2"
6'-5"
10'
4'-7 3/4" 14'-2 3/4"
8'-2"
17'-2 3/4"
13'-1 1/4" 11'-10 1/2"
+161,00' F.S
+164,50'

PARAPET
+167,50' PARAPET
+164,50' PARAPET
+167,50'

PARAPET
+167,50' PARAPET
+165,50' PARAPET
+165,50' PARAPET
+165,50' PARAPET
+164,50' PARAPET
+164,50' PARAPET
+167,50' PARAPET
+159.50' F.S
+164,50' PARAPET
+164.50' F.S
+164,50' T.W
+164.00'
+165.45'

FLAT ROOF

FRONT SETBACK LINE

SIDE SETBACK LINE

PROPERTY LINE

DOWNSPOUT
2%
SLOPE
2% SLOPE 2% SLOPE
2% SLOPE
2% SLOPE
2% SLOPE
2% SLOPE
2% SLOPE
2% SLOPE
2% SLOPE
2% SLOPE
2% SLOPE
2% SLOPE
2% SLOPE
2% SLOPE
2% SLOPE
2% SLOPE 2% SLOPE

DOWNSPOUT

DOWNSPOUT DOWNSPOUT

DOWNSPOUT
DRAIN
DRAIN
DRAIN
DRAIN
DRAIN
DRAIN
DRAIN
DRAIN
DRAIN
2% SLOPE
2% SLOPE
2% SLOPE
2% SLOPE
2% SLOPE
2% SLOPE
2% SLOPE
2% SLOPE
2% SLOPE
2% SLOPE

DOWNSPOUT
2% SLOPE
2%
SLOPE

JAHBICE
N

ROOF PLAN
1/4" = 1'-0"
D
174 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof MAIN FLOOR- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A
.
1 .
2 February 02 2026
DELTA
B
24R x 6"
+152.00' F.F
+152.00' F.F
+152.00' F.F

FIREPLACE
DOWN

ELEVATOR

FIREPLACE
DINING
11R x 6"
13R x 6"
21R x 6
5/8"
DOWN
UP
N
42" H GLASS GUARDRAIL
13'-11 3/4"
+140,00' F.S
+146,50' F.S
+140,00' F.S

STEEL GRATE STRIP DRAIN

TRASH AREA
GARAGE
LOGGIA

FAMILY ROOM KITCHEN
HER
CLOSET
MASTER
BATH
MASTER

BEDROOM
HIS
CLOSET
CHEF'S

KITCHEN

1.5%
6%
BBQ
PIZZA
OVEN
LIVING
ROOM

LINE OF SKYLIGHT ABOVE
POWDER

MOTOR COURT

DECK BELOW

DECK BELOW
10%
SHELF

SERVICE YARD
24R x 6" 13'-3 1/2"
16'-9 1/4"
4'-2" 13'-5"
12'-1 1/2"
23'-6 3/4"
16'
2'-3" 5'
46'-1 1/2"
7'-1 3/4"
20' 10'-1 1/4" 16'-9 3/4"
17'-4"
2'-9"
2'-3"
1'
5'
2'-5 3/4"
16'-6"
5'-4 1/2" 11'-1 1/2" 7'-3/4"
20'-10" 2'-3"
4'
11'-6" 7'-6 3/4" 19'-4" 7'-9 3/4"
5'-7/8" 3'-6" 5' 3'-6" 5'-7/8"
1'-6"
22'-1 3/4" 14'-6" 4'-6"
1'-6"
22'-1 3/4" 5'-3 1/4" 3' 10'-8 3/4" 2' 6'-7 1/2" 4'-3" 3'-3" 5'-6" 11'-4" 3'-5" 3' 13'-5 3/4" 3'
9"
18'-7 1/2" 5'-7 1/4"
2'
24'-2 1/2"
1'
5' 5'-5 1/4" 4' 2'-2"
2'-3/4"
8'-4"
7'-2"
1'-6"
34'-3/4" 3'
1'
14'-1/4" 3'
5"
2'-2" 2' 2'-5" 2' 5'-11"
4'-2 1/8"
20'
6'-10"
5'-4"
18'-10"
23'-2 3/4"
40'-9 1/2"
3'-8"
1'-6" 8" 1'-6"
3'
+140.00' F.S
+161.81' F.S
+151.40'
+156.70'F.G
158,92' T.W
+151.60' F.S
+151,28' T.G
+158.20' F.G
+151.60' F.S
+158.30' F.S
+151.85'
+145,48' F.S
+156.64' F.G
+157.80' F.G
+156.88'
+157.13'T.C
+152.00'
+161.27' F.G
+161.00' F.G
+158.92' F.G
+158.72'
+158.77'
42" H GLASS GUARDRAIL
42" H GLASS GUARDRAIL

COAT CLOSET SEAT
ENTRY
SHOWER
14%
14%
14%
SLOPE 1.5%
1"
SLOPE
SLOPE
SLOPE
SLOPE

MECHANICALDECK BELOW
DECK
DECK

SIDE YARD SETBACK
BENCH
7'-2 3/4" 16'-5" 19'-4" 7'-9 3/4"
22'-1 3/4" 14'-6" 4'-6" 2' 9'-10 1/2" 11'-4 1/4" 15'
24'-2 1/2"
17'-5 1/4" 14'-6" 1'-11" 16'-6" 4'-8"
9'-2 1/4" 24'-2 3/4"
1'
17'-2"
1'
6'-1/2" 6'-9 1/4"
3'-6 7/8" 3' 12' 3' 1'-2" 2'-6"
+152.00'F.S
+152.00'F.S
TUB
24R x 6"
12R x
6"
12R x 6"
3'-9" 2'-6"
1'-2"

STEEL GRATE

STRIP DRAIN
FRONT

COURTYARD
3 RD 8.5'X 20' PARKING SPOT
DOWN
UP
10 R
x
6 1/4"
7'-11"
25'
4'
14'-6"
18'
12'-3"
5'-1 1/2"
10 1/2"
5' 2'-7" 2'-6"
1'-10"
2'-6"
1'-10"
2'-6"
1'-10"
2'-6" 15'-1 7/8" 2'-6" 12'-3 5/8" 3'
6"
6'-5" 19'-4" 10'-3 3/4" 4'-8 3/4" 18'-6"
10'
10'
20'
+134,00 F.S
+128,00' F.S
+140,00' F.S
+134,00' F.S
151,958' F.S
+153.10' F.S
+161.80' T.W
+151,64' G.F.F
+151.60' F.S
+151.60' F.S
+151.92' F.S
+163.89' T.W
+163.89' T.W
+161.00' T.W
+160,50' T.W
+151.50' F.S
+151,50' T.G
+151,50' T.W
+152.00' F.S
+134.50' T.W +136.00' T.W
+158.30' F.S
+151.60'
+153.20'
+155.20'
+158.00'
+161,80' T.W
+161,80' T.W
+162,00' T.W
+161.00' T.W
+134,50' F.S
+134.50' T.W
+158.42'
+134.50' T.W
+128,00' F.S
+138.00' T.R
+134.50' T.W

STEEL GRATE

STRIP DRAIN

STEEL GRATE

CONCRETE
STONE

COBBLESTONE

STONE PAVERS

STEEL GRATE

STRIP DRAIN

URN PLANTER

MAIL BOX
14%
6%
FRONT

SETBACK
LINE

PROPERTY
LINE

OPEN TO
BELOW

EASEMENT
DOW
N
DOWN

DOWN HOUSE SETBACK
4' PUBLIC
SIDE
WALK
DOWN
25' BLUFF TOP SETBACK

SIDE SETBACK LINE

SIDE SETBACK LINE
DOWN
1/2"
ENTRY
GATE
4 TH 8.5'X 20' PARKING SPOT
UP
UP

DRIVEWAY

SIDE YARD SETBACK

DECK BELOW

BLUFF TOP SETBACK

PROPERTY LINE

PROPERTY LINE
42'-8"
34'-10"
36'

FRONT YARD SETBACK

RIGHT OF WAY
DOWN
G
G
I
H
F
F
A
B
C
J
D
E
2%
1 .5 %
8'-3"
2'-6"
6'-6"
+159.37' F.G
+163,89' T. METAL RAILING
+166,30' T.W
+160.25' F.G
+163.89' T.W
+165,31' T. METAL RAILING
+161.60' T.C
+160.14' T.C
+162,92' T. METAL RAILING
+161.50' F.G
+161.68' F.S
+159.86'. F.S
+158.25' T.C
+158.12' T.C
+159.13' T.C

DRIVEWAY ELECTRIC GATE
5' HIGH STEEL GATE

LINE OF SKYLIGHT ABOVE
DOW
N
UP

ELC PNL
WATER

FEATURE
WATER

FEATURE
J
A
H
B
I
C
E
N
MAIN FLOOR PLAN 1/4" = 1'-0"
D
175 of 1550
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geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof MIDDLE FLOOR- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.1.3 February 02 2026

DELTA B
DOWN
UP
24R x 6"

ELEVATOR

PLANTER
11R x 6"
13R x 6"
UP21R x 6 5/8"
N
3'
DECK
DECK

MECHANICA DECK BELOW

DOWN UP
24R x 6"
19'
19'-1"
4' 2'-6" 5'-2 3/4" 13'-3 1/2" 9'-11 3/4" 3'-6 3/4" 19'-7 3/4" 4'-10 3/4" 8' 4'-9 1/4"
23'-3" 13'-6" 41'-4 1/4" 6'-7" 6'-8" 4'-3 1/4"
3'-2"
9'-9 1/4" 3' 2'-8"
5'-9 1/4"
13'-10 1/4"
4'
8'
18'-10" 7'-2 3/4"
18'-6 1/4"
5'-5"
6 3/4"
12'-11 1/4"
12'-9 3/4" 2'
23'-10" 39'-10"
11 11'-3/4"
1/2"
9'-7" 3'-7 1/4"
5 1/4"
5'-3"
3'
9'-9 1/4"
9'-1 3/4" 16'-10" 24'-2 1/2" 4' 9'-11 1/4" 23'-1 1/2"
13'-4 1/2"
4'-2" 11'
4'-2"
6"
9'-10 3/4"
1'-6"
10' 5'-7"
+134,00' F.S
+140.00' F.S
+134,00' F.S
+140.00' F.F
+140.00' F.F
+140.00'
+128,00'
42" H GLASS GUARDRAIL

SIDE YARD SETBACK
LINEN
BENCH
24R x 6"
12R x 6"
12R x 6"
25'-11 3/4"
8'-10 1/2" 9'-7 1/2"
5'-10" 17'-10"
18'-10"
8'
7'-11"
9'-1 3/4"
+140.00'F.S
+140.00'F.S
LOWER
PATIO
BED #3
LOUNGE
OFFICE

LAUNDRY MECHANICAL ROOM

LOWER COURT YARD
GYM

IRONING AREA

OPEN TO
ABOVE

TOWEL STORAGE
BED #2
SNOOKER TABLE (4'-6"x9')

OPEN TO ABOVE

MEDITATION
SPACE

SLIDING DOORS
SHOWER
TUB

SINK REF UNDER

FIREPLACE
DATA
ROOM
BED #4
B
AC
D
B
DD
UP
BATH#3
BATH #2
SHOWER
BATH #4
SHOWER
SHOWER
CLOSET
CLOSET
DOWN
DOWN
AAAA
BATH#5
BATH#6
DOWN
25' BLUFF TOP SETBACK

SIDE SETBACK LINE

FRONT SETBACK LINE

PROPERTY LINE

SIDE SETBACK LINE
BLUFF
TOP

SETBACK
UP
UP
CADY
CADY
CADY

PROPERTY LINE
14'-6"
18'
17'-11 1/2" 18'-5 1/2" 13'-3" 27'-8 3/4" 24'-8 1/2"
23'-1 1/2"
13'-11"
15'-10"
22'-1 1/4" 12'-4 1/2" 4'-2" 15'-9 3/4"
6'-1/4"
10'-11 1/4" 5' 11'-1 3/4" 19'-7 3/4" 5'-10" 13' 6" 8'-3 1/4" 8'-8 3/4" 12'-6"
4'
19'-1 3/4"
25'
6"
13'-6"
6"
22'-7 3/4"
6'-6"
8'-5/8" 15'-1/8" 7'-9 3/4" 4'-3/4"
5'-8 1/4" 8'-7 1/2"
11' 4'-10"
4'-10 1/4"
1'-4"
+145,48
+134.50' T.W
+134.50' T.W
+136.00' T.W
+134.50'
+134.50' T.W
+138.00' T.R
+128.00'

G G IH F F ABCJ
D
E
A : 3'x18' TANKLESS WATER HEATERS
B : 3'x4' VERTICAL HEAT PUMP FAN COILS
C : 4'x1' LOW VOLTAGE SYSTEM
D : 3'x1' ELECTRICAL PANELS

HOUSE SETBACK
34'-10"
36'
42'-8"

SIDE YARD SETBACK
UP

JAHBICE
N

MIDDLE FLOOR PLAN
1/4" = 1'-0"
D
176 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof LOWER FLOOR- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.1.4 February 02 2026

DELTA B

SIDE SETBACK LINE
UP
11R x 6"
UP
13R x 6"
N
DECK
14'-6"
10'-1 3/4"
1'-2"
23'
1'-10"
12'-2 1/2"
1'-10"
46'-3" 2'-7"
11'-9 3/4" 15'-2"
1'
6'-4" 15'-10 1/2"
+134,00' F.S
+128.00' F.S
+128.00' F.F
+129.50' F.F
+128.00' F.S
+134.50'
+128.00'

STEEL GRATE STRIP DRAIN

CANTILEVERED DECK
42" H GLASS GUARDRAIL
42" H GLASS GUARDRAIL

BATHROOM

GENERATOR
WALL
SHOWER

POOL EQUIPMENT UP
BAR

MECHANICAL AREA

SIDE YARD SETBACK
SHOWER

DOWN UP
24R x 6"
DOWN
UP12R x 6"
DOWN
UP
12R x 6"

STEEL GRATE STRIP DRAIN

HVAC CONDENSORS
UNITS

WATER FILTRATION
DEVICE
WALL
SHOWER

LAP POOL

POOL LOUNGE

JACUZZI ELEVATOR
25' BLUFF TOP SETBACK
34'-10"
DOWN
BLUFF
TOP

SETBACK
7'-2"
7'-11"
4'-10" 11' 24'-2 1/8" 6'-2 1/8" 6"
25'
6'-6"
2'-6"
41'-4" 7'-6"
3'-10" 11'
15'-5 1/2" 45'-2" 8'-3 1/2" 12'-5 1/4"
1'
5'-3 1/2" 7'-3/4" 2'-6" 7'-4 1/2" 4'-3 1/4"
1'
3'
1'
+133.00' F.S
+134.50' T.W +136.00' T.W
+134.50' T.W +134.50' T.W +134.50' T.W
+138.00' T.R
CONCRETE BOND BEAM CAISSONS 5' H POOL ENCLOSURE GATE

HOUSE SETBACK

SIDE SETBACK LINE

FRONT SETBACK LINE

PROPERTY LINE

PROPERTY LINE
42'-8"
36'
SIDE

PROPERTY LINE

YARD SETBACK

G G IH F F ABCJ
D
E

JAHBICE
N

LOWER FLOOR PLAN
1/4" = 1'-0"
D
177 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof ELEVATIONS ( NORTH / EAST )- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.2.1 February 02 2026

DELTA B
+167.50'
+165.50'
+164.50'
6'-6" 14'-6"

ROAD LEVEL
+152.00' +151.60' 15' 15'
+159.00' 7'

STUCCO STONE

PLANTER
SIDE YARD SETBACK T.O.R

MAIN FLOOR
T.O.R

SIDE YARD

SETBACK
T.O.R

ROAD LEVEL
P.LSB.LP.LSB.L
15' = MAX BLDG HEIGHT ABOVE CURB
+167.50'
+165.50'
+164.50'
+140.00'
+162.00'
+152.00'
+174.40'
+143.50' T.R
+155.50' T.R
+166.30' T.W
+161.80' T.W +162.00' T.W +161.80' T.W
+131.50' T.R
+149.50' T.R
+128.00'
10' 11'
2'
10' 10'
15'
+134.00'
+134.50'
30'
24'
+160.50'
+163.89'
45°

FIREPLACE STUCCO
GLASS

RAILING
METAL
CANOPY
STUCCO

MAIN FLOOR

MIDDLE FLOOR
LOWER FLOOR T.O.R T.O.R T.O.R

CEILING HEIGHT

MECHANICAL AND POOL EQUIPMENT

CEILING HEIGHT
T.O.R

GLASS RAILING

GLASS RAILING
R.O.W
+151.50' T.W
9'
12'-11"
30'
30'
30'

STONE GLASS STONE GLASS
FRONT P.L

HOUSE SETBACK

BLUFF TOP SETBACK
FRONT SB.L

MAX BLDG HEIGHT

EXISTING
GRADE

EAST ELEVATION
1/4" = 1'-0"

NORTH ELEVATION
1/4" = 1'-0"
178 of 1550
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geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof ELEVATIONS ( SOUTH / WEST )- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.2.2 February 02 2026

DELTA B
+167.50'
+164.50'
+152.00'
+140.00'
+128.00'

ROAD LEVEL

ROAD LEVEL
14'-6" 6'-6"
+143.50' T.R
+155.50' T.R
+131.50' T.R
+165.50'
10'
10'-6"
9'
+159.00'

STUCCO STONE

STANDING SEAM

METAL ROOF

STUCCO STUCCO

STANDING SEAM

METAL ROOF

FIREPLACE STONE GLASS

ELECTRICAL
PANEL

MAIN FLOOR

MIDDLE FLOOR
LOWER FLOOR T.O.R T.O.R
3 %
3 %

GLASS RAILING

GLASS RAILING
T.O.R

CEILING HEIGHT

CANTILEVERED DECK
P.LSB.LP.LSB.L

EXISTING
GRADE
+167.50'
+165.50'
+134.00'
+140.00'
+152.00'
+162.00'
+164,50'
+155.50' T.R
+143.50' T.R
+151.92'
+163.89' T.W
+162.00' T.W
+158.30'
10'
9' 10'
30'
15'
+175.40'
10' 10'
+159.00'
+163.89'
+166.30'
45°

STUCCO STUCCO STONE STANDING SEAM

METAL ROOF

GLASS STONE

ELECTRICAL
PANEL

MAIN FLOOR

MIDDLE FLOOR

GLASS RAILING

CEILING HEIGHT

CEILING HEIGHT
+154.00' T.W
FRONT P.L

BLUFF TOP SETBACK
FRONT SB.L

HOUSE SETBACK

MAX BLDG HEIGHT

GLASS RAILING

EXISTING
GRADE
R.O.W

WEST ELEVATION
1/4" = 1'-0"

SOUTH ELEVATION
1/4" = 1'-0"
179 of 1550
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geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof STREETSCAPE- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.2.3 February 02 2026

DELTA B
+166.30'
+161.80'
+165.50' +165.31'
+162.92'
+163.89'
P.L

EXISTING BUILDING

PROPOSED STREET ELEVATION
1/8" = 1'-0"
+166,30'
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geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof COLORED ELEVATIONS- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.2.4 February 02 2026

DELTA B
131472411264262262616262611617
NORTH ELEVATION 1/4" = 1'-0"

MATERIAL LEGEND
ID MATERIAL LOCATION 1 STUCCO (SMOOTH FINISH)- OMEGA #18 COCONUT HOUSE WALLS 2,3 METAL-EXTRA DARK BRONZE FRAMED DOORS & WINDOWS, FENCING, RAILINGS, GARAGE DOOR, SKYLIGHT 4 EXTERIOR STONE CLADDING - ROUGH LIMESTONE FINISH EXTERIOR WALLS 5 EXTERIOR STONE CLADDING - SMOOTH LIMESTONE FINISH EXTERIOR WALLS 6 EXTERIOR SOLEX GREY GLASS WINDOWS 7 BUSH HAMMERED GASGONE BEIGE LIMESTONE HARDSCAPE 181 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof COLORED ELEVATIONS- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.2.5 February 02 2026

DELTA B
16162611262612624213141
3 47
SOUTH ELEVATION 1/4" = 1'-0"

MATERIAL LEGEND
ID MATERIAL LOCATION 1 STUCCO (SMOOTH FINISH)- OMEGA #18 COCONUT HOUSE WALLS 2,3 METAL-EXTRA DARK BRONZE FRAMED DOORS & WINDOWS, FENCING, RAILINGS, GARAGE DOOR, SKYLIGHT 4 EXTERIOR STONE CLADDING - ROUGH LIMESTONE FINISH EXTERIOR WALLS 5 EXTERIOR STONE CLADDING - SMOOTH LIMESTONE FINISH EXTERIOR WALLS 6 EXTERIOR SOLEX GREY GLASS WINDOWS 7 BUSH HAMMERED GASGONE BEIGE LIMESTONE HARDSCAPE 182 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof COLORED ELEVATIONS- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.2.6 February 02 2026

DELTA B
74711226614126616462172611372
WEST ELEVATION 1/4" = 1'-0"

MATERIAL LEGEND
ID MATERIAL LOCATION 1 STUCCO (SMOOTH FINISH)- OMEGA #18 COCONUT HOUSE WALLS 2,3 METAL-EXTRA DARK BRONZE FRAMED DOORS & WINDOWS, FENCING, RAILINGS, GARAGE DOOR, SKYLIGHT 4 EXTERIOR STONE CLADDING - ROUGH LIMESTONE FINISH EXTERIOR WALLS 5 EXTERIOR STONE CLADDING - SMOOTH LIMESTONE FINISH EXTERIOR WALLS 6 EXTERIOR SOLEX GREY GLASS WINDOWS 7 BUSH HAMMERED GASGONE BEIGE LIMESTONE HARDSCAPE 183 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof COLORED ELEVATIONS- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.2.7 February 02 2026

DELTA B
212442552555410
EAST ELEVATION 1/4" = 1'-0"

MATERIAL LEGEND
ID MATERIAL LOCATION 1 STUCCO (SMOOTH FINISH)- OMEGA #18 COCONUT HOUSE WALLS 2,3 METAL-EXTRA DARK BRONZE FRAMED DOORS & WINDOWS, FENCING, RAILINGS, GARAGE DOOR, SKYLIGHT 4 EXTERIOR STONE CLADDING - ROUGH LIMESTONE FINISH EXTERIOR WALLS 5 EXTERIOR STONE CLADDING - SMOOTH LIMESTONE FINISH EXTERIOR WALLS 6 EXTERIOR SOLEX GREY GLASS WINDOWS 7 BUSH HAMMERED GASGONE BEIGE LIMESTONE HARDSCAPE 184 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof SITE SECTION A- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.3.1 February 02 2026

DELTA B
+70.00'

PLANTER
+140.00'
+174.40'
15'
+128.00'
25'
11'
10'
9'
40'-11"
30'
30'
10'
+90.00'
+110.00'
+130.00'
+150.00'
+170.00'
+50.00'
+30.00'
+10.00'
+161.80' T.W
+134.00'
+164.50'
+155.50' T.R
+166.30' T.W
11'-1/4"
+164.00'
30'
+161.80' T.W
45°

CANTERLEVER DECK ON GRADE
LOWER COURTYARD GYM BEDROOM #2

EQUIPMENT AREA

BATHROOM
MASTER

BEDROOM

LOWER FLOOR

MIDDLE FLOOR

MAIN FLOOR
+152.00'
+128.00'
10' 10'
+163.89' T.W
12'-7"
3'
15'

CAISSONS

EXISTING GRADE

FRONT PROPERTY LINE

MAX BLDG HEIGHT

ADDITIONAL BLDG SETBACK

FRONT SETBACK

BLUFF TOP

HOUSE SETBACK

BLUFF TOP SETBACK

BLUFF TOP SETBACK
R.O.W

SITE SECTION A
1/8" = 1'-0"
185 of 1550
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geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof SITE SECTION B- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.3.2 February 02 2026

DELTA B
+70.00'
+140.00'
+128.00'
10' 10'
25'
+174.40'
10'
9'
42'-10"
10'
11'
+129.50'
30'
35'
30'
+90.00'
+110.00'
+130.00'
+150.00'
+170.00'
+50.00'
+30.00'
+10.00'
+161.80' T.W
+166.30' T.W
+163.89' T.W
+143.50' T.R
+146.00'
+149.50' T.R
3'-9"
1'-6"
11'
+131.50' T.R
2' 7'
+167.50'
+164.50'
+159.50'
+166.50'
+164.00'
15'
15'
45°

SKYLIGHT

CANTERLEVER DECK ON GRADE

PLANTER
SEAT
4' HIGH METAL

RAILING
LOWER

COURTYARD

ELEVATOR
SHAFT

HER CLOSET MASTER

BEDROOM
BEDROOM #2
BATHROOM #2MEDITATION
SPACE

POOL LOUNGE

JACUZZI

DRIVEWAY

LOWER FLOOR

MIDDLE FLOOR

MAIN FLOOR
+152.00'

CAISSONS

BLUFF TOP

EXISTING
GRADE

FRONT PROPERTY LINE

HOUSE SETBACK

BLUFF TOP SETBACK

FRONT SETBACK

MAX BLDG HEIGHT

ADDITIONAL BLDG SETBACK

BLUFF TOP SETBACK

SITE SECTION B
1/8" = 1'-0"
186 of 1550
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geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof SITE SECTION C- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.3.3 February 02 2026

DELTA B
+70.00'
+140.00'
+128.00'
+164.50'
10' 10'
25'
6'
10'-6"
10'
34'-10"
+167.50'
9'
+165.50'
30'
30'
+90.00'
+110.00'
+130.00'
+150.00'
+170.00'
+50.00'
+30.00'
+10.00'
+143.50' T.R
+152.00'
+164.00'
+166.50'
+151.60'
15'
+175.25'
15'
45°

PLANTER

POOL AREA
LOWER PATIO LOUNGE LAUNDRYMECHANICAL BEDROOM #4
ROOM

GARAGE KITCHEN DINING

LAP POOL

LOWER FLOOR

MIDDLE FLOOR

MAIN FLOOR

CAISSONS

CANTERLEVER DECK ON GRADE

BLUFF TOP

EXISTING
GRADE

FRONT PROPERTY LINE

HOUSE SETBACK

BLUFF TOP SETBACK

FRONT SETBACK

MAX BLDG HEIGHT

ADDITIONAL BLDG SETBACK
R.O.W

SITE SECTION C
1/8" = 1'-0"
187 of 1550
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geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof SITE SECTIONS D- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.3.4 February 02 2026

DELTA B
25'
+140.00'
+134.00'
+152.00'
+161.00' T.W
+70.00'
+90.00'
+110.00'
+130.00'
+150.00'
+170.00'
+50.00'
+30.00'
+10.00'
+165.31' T.R
+159.00'

MIDDLE FLOOR

MAIN FLOOR

FRONT PROPERTY LINE

BLUFF TOP

BLUFF TOP SETBACK

EXISTING
GRADE

SITE SECTION D
1/8" = 1'-0"
188 of 1550
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geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof SITE SECTIONS E- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.3.5 February 02 2026

DELTA B
+70.00'
+90.00'
+110.00'
+130.00'
+150.00'
+170.00'
+50.00'
+30.00'
+10.00'
25'
+158.92' T.W
+162.92' T.R

BLUFF TOP

FRONT PROPERTY LINE

BLUFF TOP SETBACK

SITE SECTION E
1/8" = 1'-0"
189 of 1550
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geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof SECTIONS F-G- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.3.6 February 02 2026

DELTA B
10'
+128.00'
10'-6"
14'-5" 6'-6" 10'
+164.50' +164.00'
24'
BEDROOM #2 LOUNGE CLOSET BATHROOM #3

EQUIPMENT AREA POOL LOUNGE

KITCHEN CHEFS

KITCHEN
LIVING
FP

LOWER FLOOR

MIDDLE FLOOR

MAIN FLOOR
BAR
FP
+152.00'
+140.00'
+165.50'

EXISTING
GRADE
P.LSB.LP.LSB.L
+152.00'
10'
11'
10'10'
1'
11'
6'-6" 14'-6"
+167.50'
+164.50'
10'
13'
+166.50' +166.50'
+164.50'
+167.50'
+152.00'
+129.50'+129.50' +129.50'
+128.00'
+150.00'
+134.50'
GARAGE

MASTER BEDROOM

HIS CLOSET ENTRY FOYER

LAUNDRY BATHROOM GYM

LOWER FLOOR

MIDDLE FLOOR

MAIN FLOOR
+165.50'
+140.00'
35'
+129.50'
+140.00'
+129.50'
+128.00' +128.00'

ELEVATOR
SHAFT

EXISTING
GRADE
P.LSB.LP.LSB.L
POOL

SECTION G
1/4" = 1'-0"

SECTION F
1/4" = 1'-0"
190 of 1550
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geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof SECTIONS H- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.3.7 February 02 2026

DELTA B

PLANTER
+167.50'
+164.50'
11'
10'
25'
41'-8"
+174.40'
10' 10'
+152.00'
+166.30' T.W
+131.50' T.R
+143.50' T.R
+155.50' T.R
+164.50'
7'
+161.80'
+164.00' +164.00'
+166.50'
30'
9'
15'
+128.00'
45°
4' HIGH METAL RAILING

MASTER BATH
MASTER

BEDROOM
LOWER COURTYARD GYM BEDROOM #2

POOL LOUNGE

LOWER FLOOR

MIDDLE FLOOR

MAIN FLOOR

DRIVEWAY
15'
+140.00'
+163.89' T.W
30'

CAISSONS

CANTERLEVER DECK ON GRADE

EXISTING
GRADE

BLUFF TOP

BLUFF TOP SETBACK

HOUSE SETBACK

FRONT PROPERTY LINE

FRONT SETBACK

MAX BLDG HEIGHT

ADDITIONAL BLDG SETBACK
R.O.W

SECTION H
1/4" = 1'-0"
191 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof SECTIONS I- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.3.8 February 02 2026

DELTA B
+164.50'
10'
+167.50'
+164.50'
+152.00'
25'
40'
10' 10'
15'
30'
10'-6"
10'10'
+155.50' T.R
+143.50' T.R
+131.50' T.R
+153.10'
+166.50'
+164.00'
15'
+175.43'
45°

FRONT COURTYARD ENTRY FOYER LIVING ROOM

LOWER COURTYARD LOUNGE LOWER PATIO

POOL AREA

LOWER FLOOR

MIDDLE FLOOR

MAIN FLOOR
+140.00'
3' 10'
+128.00'
+154.00' T.W
30'

STEEL GRATE STRIP DRAIN

CAISSONS

CANTERLEVER DECK ON GRADE

LAP POOL

EXISTING
GRADE

BLUFF TOP

BLUFF TOP SETBACK

HOUSE SETBACK

FRONT PROPERTY LINE

FRONT SETBACK

MAX BLDG HEIGHT

ADDITIONAL BLDG SETBACK
R.O.W

SECTION I
1/4" = 1'-0"
192 of 1550
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geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof SECTIONS J- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.3.9 February 02 2026

DELTA B
10' 10'
25'
15'
38'
+167.50'
+165.50'
+133.00'
30'
10'
10'-6"
9'
10'
6'
+152.00'
+166.50'
+164.50'
+140.00'
+143.50' T.R
+155.50' T.R
+164.00'
15'
+175.49'
+162.00'
45°

PLANTER
BEDROOM #3 MECHANICAL ROOM BEDROOM #4 LAUNDRY CLOSET

GARAGE KITCHEN DINING FAMILY ROOM
CLOSET BATH#3

LOWER FLOOR

MIDDLE FLOOR

MAIN FLOOR

CAISSONS

CANTERLEVER DECK ON GRADE

BLUFF TOP

EXISTING
GRADE

FRONT PROPERTY LINE

HOUSE SETBACK

BLUFF TOP SETBACK

FRONT SETBACK

MAX BLDG HEIGHT

ADDITIONAL BLDG SETBACK
R.O.W

SECTION J
1/4" = 1'-0"
193 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof MAIN FLOOR LIVING/GARAGE AREA DIAGRAM- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.4.1 February 02 2026

DELTA B
24R x 6"

FIREPLACE
DOWN

ELEVATOR

FIREPLACE
DINING
11R x 6"
13R x 6"
21R x 6 5/8"
UP
42" H GLASS GUARDRAIL

TRASH AREA
GARAGE
LOGGIA

FAMILY ROOM KITCHEN
HER
CLOSET
MASTER
BATH
MASTER

BEDROOM
HIS
CLOSET
CHEF'S

KITCHEN
BBQ
PIZZA
OVEN
LIVING
ROOM

LINE OF SKYLIGHT ABOVE
POWDER

DECK BELOW

DECK BELOW
SHELF

SERVICE YARD
24R x 6"
42" H GLASS GUARDRAIL

COAT CLOSET SEAT
ENTRY
SHOWER
1"
DECK
DECK
BENCH
TUB
24R x 6"
12R x 6"
12R x 6"

STEEL GRATE

STRIP DRAIN
FRONT

COURTYARD
3 RD

8.5 'X 20' PARKING SPOT

STEEL GRATE

OPEN TO
BELOW
DOWN
DOWN
DOWN
DOWN

SIDE SETBACK LINE
DOWN
1/2"
4 TH

8.5 'X 20' PARKING SPOT

DECK BELOW
DOWN
18' 19'-8 3/4" 25'-1 1/2"
6'-5"
6'-6" 10' 8'-7 1/2" 21'-11 1/2"
34'-3/4"
5'-2 1/2"
20'-2"
2'-3" 12'-8" 6'-8" 6'-6" 10'-8" 17'-4 1/2"
31'-4 3/4" 6'-1" 5'-2" 15'-7 1/2"
7'
10'-3 3/4" 6'-10 1/4"
29'-5" 8'-8 3/4" 4'-6" 7'-8 1/2"
13'-9 1/2" 6'-5" 4'-6 1/2" 25'-1 1/4"
24'-2 1/2"
4'-5 3/4"
2'-3"
GARAGE.03
552.05 sq ft
LIV.06
618.65 sq ft
LIV15
477.61 sq ft
LIV.16
245.66 sq ft
LIV.12

22.29 sq ft
LIV.10
109.37 sq ft
LIV.01
592.54 sq ft
LIV.03

35.70 sq ft
LIV.07

29.25 sq ft
LIV.08

34.45 sq ft
LIV.09

65.44 sq ft
LIV.04

49.20 sq ft
LIV.05

67.29 sq ft
LIV.02
215.10 sq ft
LIV.13
142.67 sq ft
LIV.14

41.17 sq ft
GARAGE.01

19.39 sq ft
GARAGE.02

14.49 sq ft
LIV.11

27.25 sq ft
LIV 17

82.56 sq ft

LINE OF SKYLIGHT ABOVE
DOWN
UP

ELC PNL
WATER

FEATURE
WATER

FEATURE

MAIN FLOOR LIVING/GARAGE AREA DIAGRAM
1/4" = 1'-0"
LIV.01
LIV.02
LIV.03
LIV.04
LIV.05
LIV.06
LIV.07
LIV.08
LIV.09
LIV.10
LIV.11
LIV.12
LIV.13
LIV.14
592.54
215.10

35.70 49.20

29.25 618.05

65.44 22.29
109.37

41.17 477.61
245.66
Area

MAIN FLOOR LIVING AREA

82.56 GARAGE.01
GARAGE.02
GARAGE.03

19.93 14.49
552.05
Area

GARAGE AREA
586.47 ft²
LIV.15
LIV.16

67.29 34.45

27.25 142.67
2855.6 ft
²
LIV.17
194 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof MIDDLE FLOOR LIVING/GARAGE AREA DIAGRAM- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.4.2 February 02 2026

DELTA B
DOWN
UP
24R x 6"

ELEVATOR

PLANTER
11R x 6"
13R x 6"
UP21R x 6 5/8"
DECK
DECK

MECHANICA DECK BELOW

DOWN UP
24R x 6"
2" H GLASS GUARDRAIL
LINEN
BENCH
24R x 6"
12R x 6"
12R x 6"
LOWER
PATIO
BED #3
LOUNGE
OFFICE

LAUNDRY MECHANICAL ROOM

LOWER COURT YARD
GYM

IRONING AREA

OPEN TO
ABOVE

TOWEL STORAGE
BED #2
SNOOKER TABLE (4'-6"x9')

OPEN TO ABOVE

MEDITATION
SPACE

SLIDING DOORS
SHOWER
TUB

SINK REF UNDER

FIREPLACE
DATA
ROOM
BED #4
B
AC
D
B
DD
UP
BATH#3
BATH #2
SHOWER
BATH #4
SHOWER
SHOWER
CLOSET
CLOSET
DOWN
DOWN
AAAA
BATH#5
BATH#6
DOWN

SIDE SETBACK LINE
UP
UP
CADY
CADY
CADY
24'-2 1/2" 13'-11 1/4"
29'-5"
33'-10 1/2" 20'-1 5/8"
2'-8 3/8"
17'-4 1/2"
16'-4 1/2"
20'-1 5/8"
4'-10 5/8" 12'-11 1/8" 28'-5 1/4" 8'-8 3/4" 13'-4 1/2"
17'-9 3/4" 37'-2" 12'-10"
20'-2 1/2"
1'
13'-6"
15'-1/2"
LIV.02
242.16 sq ft LIV.01
396.41 sq ft
LIV.05
260.31 sq ft
LIV.04

98.38 sq ft
LIV03

79.32 sq ft
LIV.06
572.64 sq ft
LIV.09
267.93 sq ft
LIV.08
1,259.02 sq ft
LIV.07
116.75 sq ft
LIV.10
259.44 sq ft
LIV.11

13.50 sq ft
UP

MIDDLE FLOOR LIVING/GARAGE AREA DIAGRAM
1/4" = 1'-0"
LIV.01
LIV.02
LIV.03
LIV.04
LIV.05
LIV.06
LIV.07
LIV.08
LIV.09
LIV.10
LIV.11
396.41
242.16

79.32 98.38
260.31
572.64
116.75
1259.02
267.93
259.44

13.50 3565.92 ft²
Area

MIDDLE FLOOR LIVING AREA
195 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof LOWER LIVING/GARAGE AREA DIAGRAM- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.4.3 February 02 2026

DELTA B

SIDE SETBACK LINE
UP
11R x 6"
UP
13R x 6"
DECK

STEEL GRATE STRIP DRAIN

BATHROOM
WALL
SHOWER
UP
BAR

MECHANICAL AREA

DOWN UP
24R x 6"
DOWN
UP12R x 6"
DOWN
UP
12R x 6"

STEEL GRATE STRIP DRAIN
WALL
SHOWER

LAP POOL

POOL LOUNGE

JACUZZI ELEVATOR
DOWN
24'-2 1/2"
10'-4"
5'-2 1/2" 8'-8 3/4"
7'-4"
LIV.01

72.42 sq ft
LIV.02

30.69 sq ft
5' H POOL ENCLOSURE GATE

SIDE SETBACK LINE

LOWER FLOOR LIVING/GARAGE AREA DIAGRAM
1/4" = 1'-0"
LIV.01
LIV.02

72.42 30.69
107.31 ft²
Area

LOWER FLOOR LIVING AREA
LIVING AREA 6528.63 ft²
Total Area
GARAGE AREA 58

6.47 ft²
196 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof MAIN FLOOR DECK/MECHANICAL AREA DIAGRAM- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.4.4 February 02 2026

DELTA B
24R x 6"

FIREPLACE
DOWN

ELEVATOR

FIREPLACE
DINING
11R x 6"
13R x 6"
21R x 6 5/8"
UP
42" H GLASS GUARDRAIL

TRASH AREA
GARAGE
LOGGIA

FAMILY ROOM KITCHEN
HER
CLOSET
MASTER
BATH
MASTER

BEDROOM
HIS
CLOSET
CHEF'S

KITCHEN
BBQ
PIZZA
OVEN
LIVING
ROOM

LINE OF SKYLIGHT ABOVE
POWDER

DECK BELOW

DECK BELOW
SHELF

SERVICE YARD
24R x 6"
18'-10"
16'-10"
42" H GLASS GUARDRAIL

COAT CLOSET SEAT
ENTRY
SHOWER
1"
DECK
DECK
BENCH
TUB
24R x 6"
12R x 6"
12R x 6"

STEEL GRATE

STRIP DRAIN
FRONT

COURTYARD
3 RD

8.5 'X 20' PARKING SPOT

STEEL GRATE

OPEN TO
BELOW
DOWN
DOWN
DOWN
DOWN

SIDE SETBACK LINE
DOWN
1/2"
4 TH

8.5 'X 20' PARKING SPOT

DECK BELOW
DOWN
23'-2 3/4"
5'-10"
4'-8 3/4"
13'-9 1/2" 36'-3/4"
5'-5"
15'-7 1/2"
DECK 05
294.26 sq ft
DECK.01
562.45 sq ft
DECK.02

27.59 sq ft
DECK.03
607.16 sq ft
DECK.04

74.99 sq ft

LINE OF SKYLIGHT ABOVE
DOWN
UP

ELC PNL
WATER

FEATURE
WATER

FEATURE

MAIN FLOOR DECKS/MECHANICAL AREA DIAGRAM
1/4" = 1'-0"
DECK.01
DECK.02
DECK.03
DECK.04
562.45

27.59 607.16

74.99 1860.71ft²
Area

MAIN FLOOR DECK AREA
DECK.05 294.26
197 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof MIDDLE FLOOR DECK/MECHANICAL AREA DIAGRAM- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.4.5 February 02 2026

DELTA B
DOWN
UP
24R x 6"

ELEVATOR

PLANTER
11R x 6"
13R x 6"
UP21R x 6 1/2"
DECK
DECK

MECHANICA DECK BELOW

DOWN UP
24R x 6"
LINEN
BENCH
24R x 6"
12R x 6"
12R x 6"
LOWER
PATIO
BED #3
LOUNGE
OFFICE

LAUNDRY MECHANICAL ROOM

LOWER COURT YARD
GYM

IRONING AREA

OPEN TO
ABOVE

TOWEL STORAGE
BED #2
SNOOKER TABLE (4'-6"x9')

OPEN TO ABOVE

MEDITATION
SPACE

SLIDING DOORS
SHOWER
TUB

SINK REF UNDER

FIREPLACE
DATA
ROOM
BED #4
B
AC
D
B
DD
UP
BATH#3
BATH #2
SHOWER
BATH #4
SHOWER
SHOWER
CLOSET
CLOSET
DOWN
DOWN
AAAA
BATH#5
BATH#6
DOWN

SIDE SETBACK LINE
UP
UP
CADY
CADY
CADY
10'-4"
10'-9 3/4" 9'-4" 5'-10"
20'-3 1/4" 9'-4 3/4" 10'-2"
9'-1 3/4" 23'-10"
5'-11 3/4"
5'-7 1/4"
18'-10"
17'-9 3/4"
11'-3"
20'-2 1/2"
DECK.07
335.48 sq ft

MECHANICAL
227.42 sq ft
DECK.03

60.28 sq ft
DECK.02

52.31 sq ft
DECK.01
109.92 sq ft
DECK.04

85.93 sq ft
DECK.05
185.38 sq ft
DECK.06
142.49 sq ft
UP

MIDDLE FLOOR DECKS/MECHANICAL AREA DIAGRAM
1/4" = 1'-0"
DECK.01
DECK.02
DECK.03
DECK.04
109.92

52.31 60.28

85.93 185.38
142.49
Area

MIDDLE FLOOR DECK AREA
DECK.05
DECK.06
MECHANICAL227.42
Area

MIDDLE FLOOR

MECHANICAL/STORAGE AREA
971.79 ft²
DECK.07 335
.48
198 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof LOWER FLOOR DECK/MECHANICAL AREA DIAGRAM- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.4.6 February 02 2026

DELTA B

SIDE SETBACK LINE
UP
11R x 6"
UP
13R x 6"
DECK

STEEL GRATE STRIP DRAIN

H GLASS GUARDRAIL
42" H GLASS GUARDRAIL

BATHROOM
WALL
SHOWER
UP
BAR

MECHANICAL AREA

DOWN UP
24R x 6"
DOWN
UP12R x 6"
DOWN
UP
12R x 6"

STEEL GRATE STRIP DRAIN
WALL
SHOWER

LAP POOL

POOL LOUNGE

JACUZZI ELEVATOR
DOWN
5' H POOL ENCLOSURE GATE

SIDE SETBACK LINE

LOWER FLOOR DECKS/MECHANICAL AREA DIAGRAM
1/4" = 1'-0"
DECK AREA 2832.5 ft²
Total Areas
MECHANICAL AREA 227
.42 ft²
199 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof EXISTING AREA DIAGRAM (LOT 31987)- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.4.7 February 02 2026

DELTA B
GARAGE
395.65 sq ft
19'-1/2"
20'-9 3/8"

GARAGE AREA
GARAGE 394.65
200 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof EXISTING AREA DIAGRAM (LOT 31987)- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.4.8 February 02 2026

DELTA B
D1
150.58 sq ft

19.60 sq ft
14'-7 3/4" 26'-11 5/8" 15'-5 3/4"
15'-7 5/8" 8'-1 3/4" 18'-3 3/8"
19'-9"
15'-11 3/4"
17'-4 3/4"
42'-5
2'-3/8"
3/4" 9'-7"
16'-4 1/8" 5'-7"
26'-11 5/8"
9'-7 5/8"
l5
148.37 sq ft
l2
267.68 sq ft
l1
440.74 sq ft
l6
739.14 sq ft
l3
130.20 sq ft
l4
308.66 sq ft
Area

LIVING AREA
148.37
L3 130.20
L1440.74
L4
308.66

DECK AREA
170.18
D1 150.58
D2 19
.60
L2
L5
L6 73

9.14 2034.8
267.68
201 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof EXISTING AREA DIAGRAM (LOT 31987)- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.4.9 February 02 2026

DELTA B
16'-2 5/8"
l7
267.62 sq ft
l8

41.70 sq ft
l9
441.92 sq ft
l10

56.96 sq ft
l11

67.84 sq ft
l12

89.16 sq ft
Area

LIVING AREA

67.84 441.92
L7267.62
L8
L9
L10 L11 L12 89
.16
965.2

41.70 56.96
LIVING AREA3000.0 ft²
Total Area (LOT 31987)

GARAGE AREA
DECK AREA 170
.18 ft²
395.65 ft²
202 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof EXISTING AREA DIAGRAM (LOT 31985)- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.4.10 February 02 2026

DELTA B
11 9
12 13
18 19 4 6 69
1 3 9 A v e n i d a
S a n C l e m e n t e ,
9 4 9 . 4 9 2
w w w . t o a l e n g i n e

C I V I L E N G I N

L A N D S U R

S T O R M W A T E R
PREPARED FOR:

DATE:

VH
SURVEY DATE:

A. RAMA KRIS

TS AT E OF CA L

L ICENSED LAND
VIKTOR
MEUM
No. 86
DATE:P.L.S. 8682
VIKTOR P. MEU
6-19-24

TOPOGRAPHIC SURVEY
SCALE: 1/8"=1'
RECORDS. (AFFECTS PROPERTY. PLOTTED HEREON.)PROVISIONS RECORDED FEBRUARY 16, 2011 AS INSTRUMENT NO. 11-86900 OF OFFICIALLINE PURPOSES RECORDED IN BOOK 2504, PAGE 621 OF OFFICIAL RECORDS. TERMS ANDEASEMENT IN FAVOR OF SOUTH COAST WATER DISTRICT FOR A TUNNEL FOR SEWER PIPEPORTIONS OF PACELS 3 AND 4. PLOTTED HEREON)RECORDED APRIL 19, 1932 IN BOOK 552, PAGE 71 OF OFFICIAL RECORDS. (AFFECTSEFFECT OF ROW DEDICATION CONVEYED TO THE STATE OF CALIFORNIA BY DEEDPALISADES NO. 2. (PLOTTED HEREON.) THE REMAINDER OF THE SOUTHEASTERLY 50 FEET OF LOT 27 OF THREE ARCHESTHE SOUTHEASTERLY 3 FEET OF PARCELS 1 AND 2 TO BE USED WITH THE OWNERS OF

EFFECT OF EASEMENT FOR INGRESS, EGRESS AND REGRESS OVER, ACROSS AND ALONG SEPTEMBER 13, 1929 OF OFFICIAL RECORDS. (BLANKET IN NATURE.)94 OF OFFICIAL RECORDS. MODIFICATIONS TO SAID RESTRICTIONS RECORDED EFFECT OF DECLARATION OF RESTRICTIONS RECORDED JULY 26, 1929 IN BOOK 300. PAGE (AFFECTS PROPERTY. PLOTTED HEREON.)
RECORDED MAY 12, 1927 IN BOOK 41, PAGE 351 OF OFFICIAL RECORDS.EFFECT OF EASEMENT IN FAVOR OF THE WHITING COMPANY FOR WATER LINE PURPOSESPAGE 312 OF DEEDS. (NOT PLOTTABLE FROM RECORD.) COMPANY FOR PUBLIC UTILITIES PURPOSES RECORDED AUGUST 5, 1926 IN BOOK 665,

EFFECT OF EASEMENT IN FAVOR OF SAN DIEGO CONSOLIDATED GAS & ELECTRIC 19, 1925 IN BOOK 592, PAGE 103 OF DEEDS. (PLOTTED HEREON.)

EFFECT OF ROW DEDICATION TO THE STATE OF CALIFORNIA BY DEED RECORDED JUNE

INDICATES PLOTTED HEREON
REPORT NO. O-SA-7090740 DATED APRIL 4, 2024.NUMBERING SEQUENCE PER FIRST AMERICAN TITLE COMPANY PRELIMINARY TITLE 31987 COAST HIGHWAY APN: 056-160-41 987654
10 RECORDED MARCH 9
2009 AS INSTRUMENT NO
2009
108622 OF OFFICIAL RECORDS

EFFECT OF EASEMENT IN FAVOR OF THE CITY OF LAGUNA BEACH FOR STREET PURPOSES INSTRUMENT NO. 1995-65097 OF OFFICIAL RECORDS. (BLANKET IN NATURE.) CONCERNING ADMINISTRATIVE USE PERMIT" RECORDED FEBRUARY 16, 1995 AS EFFECT OF MATTERS CONTAINED IN THE DOCUMENT ENTITLED "AGREEMENT 1984-44253 OF OFFICIAL RECORDS. (NOT PLOTTED. OUTSIDE OF SURVEY AREA.) LAGUNA BEACH AGREEMENT" RECORDED JANUARY 13, 1984 AS INSTRUMENT NO.

EFFECT OF MATTERS CONTAINED IN THE DOCUMENT ENTITLED" 1000 STEPS SOUTH NATURE.)
JANUARY 10, 1994 AS INSTRUMENT NO. 1994-19301 OF OFFICIAL RECORDS. (BLANKET IN PAGE 1945 OF OFFICIAL RECORDS. MODIFICATIONS TO SAID RESTRICTIONS RECORDEDEFFECT OF DECLARATION OF RESTRICTIONS RECORDED AUGUST 14, 1975 IN BOOK 11483,PORTION OF PARCEL 1. PLOTTED HEREON.)RECORDED APRIL 19, 1932 IN BOOK 552, PAGE 71 OF OFFICIAL RECORDS. (AFFECTSEFFECT OF ROW DEDICATION CONVEYED TO THE STATE OF CALIFORNIA BY DEED IN BOOK 453, PAGE 421 OF OFFICIAL RECORDS. (AFFECTS PROPERTY. PLOTTED HEREON.) PORTION OF PARCEL 1 AS GRANTED BY DEED TO ALICE MALCOMSON RECORDED 13, 1931EFFECT OF EASEMENT FOR EGRESS, INGRESS AND REGRESS PURPOSES OVER APAGE 65, BOTH OF OFFICIAL RECORDS. (AFFECTS PROPERTY. PLOTTED HEREON.) 1929 IN BOOK 31, PAGE 37 AND BY DEED RECORDED SEPTEMBER 13, 1929 IN BOOK 314, PORTION OF PARCEL 1 AS GRANTED BY DEED TO ALICE MALCOMSON RECORDED JULY 16,EFFECT OF EASEMENT FOR EGRESS, INGRESS AND REGRESS PURPOSES OVER A 94 OF OFFICIAL RECORDS. (BLANKET IN NATURE.)
EFFECT OF DECLARATION OF RESTRICTIONS RECORDED JULY 26, 1929 IN BOOK 300. PAGE (AFFECTS PROPERTY. PLOTTED HEREON.)
RECORDED MAY 12, 1927 IN BOOK 41, PAGE 351 OF OFFICIAL RECORDS.EFFECT OF EASEMENT IN FAVOR OF THE WHITING COMPANY FOR WATER LINE PURPOSESPAGE 312 OF DEEDS. (NOT PLOTTABLE FROM RECORD.) COMPANY FOR PUBLIC UTILITIES PURPOSES RECORDED AUGUST 5, 1926 IN BOOK 665,

EFFECT OF EASEMENT IN FAVOR OF SAN DIEGO CONSOLIDATED GAS & ELECTRIC

INDICATES PLOTTED HEREON
58602402525-CB DATED APRIL 19, 2024.

NUMBERING SEQUENCE PER CHICAGO TITLE COMPANY PRELIMINARY TITLE REPORT NO. 31985 COAST HIGHWAY APN: 056-160-03
EASEMENT NOTES 98
18171614131211
10 DECK AREA

GARAGE AREA
Area

LIVING AREA
LIVING AREA 5850.0 ft²
Total Area ( LOT 31985 & 31987)

GARAGE AREA
415.18 ft²
GARAGE 497
DECK 245
LIVING 2850

DECK AREA
892.65 ft²
Total Area (LOT 31985)
* AREA PER MLS INFORMATION
203 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof LOT COVERAGE AREAS DIAGRAM- 888 PACIFIC HOLDINGS LLC
31985 COAST HIGHWAY,LAGUNA BEACH, CA92651
A
.
4 .11 February 02 2026
DELTA
B
24R x 6"
+152.00' F.F

FIREPLACE
DOWN

ELEVATOR

FIREPLACE
DINING
11R x 6"
13R x 6"
21R x 6 5/8"
DOWN
UP
N
42" H GLASS GUARDRAIL

TRASH AREA
GARAGE
LOGGIA

FAMILY ROOM KITCHEN
HER
CLOSET
MASTER
BATH
MASTER

BEDROOM
HIS
CLOSET
CHEF'S

KITCHEN

1.5%
6%
BBQ
PIZZA
OVEN
LIVING
ROOM

LINE OF SKYLIGHT ABOVE
POWDER

MOTOR COURT

DECK BELOW

DECK BELOW
10%
SHELF

SERVICE YARD
24R x 6"
3'
159,80' T.C
36" H METAL

GUARDRAIL
4' PUBLIC SIDE WALK
42" H GLASS GUARDRAIL

PROPERTY LINE
42" H GLASS GUARDRAIL

COAT CLOSET SEAT
ENTRY
SHOWER
14%
14%
14%
1"
SLOPE
SLOPE
SLOPE
SLOPE
DECK
DECK
BENCH
42" H METAL

GUARDRAIL
TUB
24R x 6"
12R x 6"
12R x 6"

STEEL GRATE

STRIP DRAIN
FRONT

COURTYARD
25' BLUFF TOP SETBACK
3 RD 8.5'X 20' PARKING SPOT
DOWN
UP
10R x 6 1/4"

STEEL GRATE

STRIP DRAIN

STEEL GRATE

CONCRETE
STONE

COBBLESTONE

STONE PAVERS

STEEL GRATE

STRIP DRAIN

URN PLANTER

MAIL BOX
7' HIGH STEEL GATE
14%
6%
FRONT

SETBACK
LINE

PROPERTY
LINE
GARAGE
ENTRY

OPEN TO
BELOW
SLOPE

EASEMENT
DOWN
DOWN
DOWN
4' PUBLIC
SIDE
WALK
DOWN

SIDE SETBACK LINE

LINE OF EXISTING BUILDING

LINE OF

MAIN FLOOR
DOWN
1/2"
ENTRY
GATE
4 TH 8.5'X 20' PARKING SPOT

TWO CAR GARAGE
UP
UP

DRIVEWAY

NEW SINGLE FAMILY RESIDENCE
31985 COAST HIGHWAY GARAGE OUTLINE

DECK BELOW

PROPERTY LINE

PROPERTY LINE
ENTRY
DOWN

0.000
BD point

0.000 BD point

0.000
BD point

0.000

0.000
N BD point 59°21'30" E 99.58'
N 59°21'30" E 91.85'
N 30°38'30" W 49.66'
R = 14
6 0 .0
0 ' = 0 °5
9 ' 2
9 " L = 2
5 .2
6 '
R = 14 6 0 .0 0 ' = 1° 10 ' 4 7 " L = 3 0 .0 6 '

0.000
BD point
N
36°52'30" W
136.01'
CENTRE
LINE
OF
THE
STREET
COAST

HIGHWAY

0.000
BD point (maybe wrong desc)
PCL 1
31985 COAST HWY

3.00'
INST. NO. 2024000116693 O.R.
2 .00 '
11 9
12 10 .00 '
18 2 .00 '
2 .00 '
4 CL
6 6
R = 1 6 0 .0 0 ' = 1°58 ' 2 1 " L = 5 0 .2 6 '
PCL 2
A POR. OF LOT 27
THREE ARCHES PALISADES #2
PCL 2
PCL 5
INST. NO. 2024000117565 O.R. 10.00'

13.00'
N 59°21'30" E 159.19'
8 .00 '
8 .00 '

7.17' BD point NW 0.18'
N
36°52'30" W

49.96'
121 .4
121 .3
156 .7
151 .6
147 .2
147 .8
146 .4
144 .9
143 .9
143 .9
143
143
.9
.8
144 .6
146 .2
160 .5
161 .5
161 .5
161 .5
161 .0
160 .6
160 .6
159 .2
158 .9
158 .6
155 .8
159 .1 160 .1 157 .4
154 .2
150 .1
149 .8
147 .8
150 .3
151 .3
122 .1
123
123
.0
.8
151 .7
148 .5
147 .8
145 .6
145 .5
144 .7
146 .2
146 .7
146 .6
146 .0
145 .5
129 .7
128 .9
127 .7
126
126
.9
.1
125 .7
126 .0
126 .8
127 .0
123 .7
123 .8
124 .6
124 .1
123
123
.6
.5
123 .6
130 .0
128 .2
127 .6
126 .9
126 .6
126 .0
125 .7
125 .3
156 .2
156 .9
157 .5
159 .2
156 .8
155 .0
153 .9
153 .9
151
150
.8
.1
148 .7
148 .8
147 .0 147 .9
146 .8
142 .3
142 .3
158 .8
158
157
.8
.7
151 .5
148 .0
146 .1
140 .4
129 .0
145 .3
147 .4
149 .4
139 .1
138 .8
131 .3
127 .6
123 .6
138 .7
134 .7
132 .0
128 .6
128 .6
124 .5
124 .1
158 .7
158 .8
155 .3
144 .9
150 .5
152 .9
153 .7
153 .1
156 .7
153 .9
154 .4
149 .4
147 .2
151 .0
142 .3
139 .3
148
146
.5
145
.6
.0
146 .0
144 .9
147 .5
149 .9
151 .0
149 .3
149 .0
149 .8
146 .9
146 .3
150 .6
141
140
.9
.9
139 .3
137 .3
132 .9
134 .7
133 .1
133 .0
131 .8
131 .8
143 .1
145 .8
147 .0
160
160
.5
.4
151 .6
151 .6
128 .8
136 .0
141 .5
136 .6
139 .6
136 .1
141 .6
135 .4
132 .9
139 .0
133 .3
130 .4
127 .8
123 .7
133 .7
132 .8
132 .2
128 .7
128 .6
136 .2
133 .5
129 .5
125 .9
122 .2
122 .3
118.7
152 .98
158 .20
157 .54
157 .62
158 .15
158 .52
158 .68
159 .40
160 .05
160 .20
160 .32
160 .62
160 .78
160 .94
162 .48
162 .00
161 .44
161 .01
160 .47
159 .84
155 .82
158 .89
153 67 . 153 .70
156 .41
153 .44
153 .54
151 .64
160 .35
160 .41
155 .94
153 .11
151 .27
148 .72
137 .55
161 .55
161 .36
161 .34
160 .75
157 .97
155 .03
153 .08
152 .17
157 96 .
158 .02
158 .02
159 .35
158 .81
157 .98
158
157 .93
.25
158 .23
158 .36
158 .35
155 .01
157 .55
148 .98
159 .62
159 .57
160 .63
160 .70
160 .71
160 .71
160 .82
160 .94
161 .18
161 .58
152 .57
150 .31
150 .14
155 .56
155 .17
151 .41
145 .78
145 .16
145 .08
150 .27
150 .25
151 .49
153 .45
153 .02
153
152
.00
.92
152 .96
152 .93
153 .26
153 .48
153 .27
153 .27
153 .32
153 .35
153 .38
153 .33
153 .27
153 .27
145 .64
144 .92
138 .00
137 .97
137 .95
137 .63
144 .82
144 .24
142 .54
142 .48
121 .49
153 .85
153 .84
153 .70
153 .54
154 .10
156 .61
159 .08
159 .57
159 .29
159 .22
159 .90
159 .85
160 .24
160 .32
159 .38
159 .36
158 .96
160 .48
160 .54
160 .58
161 .36
160 .82
160
160
.45
.48
160 .77
153 .51
153 .62
153 .45
137 .87
147 .96 bottom of eave
147 .71 bottom of eave
161 .51
160 .61
160 .42
159
159
.48
.40
159 .12
158 .89
154
152
.29
.12
151 .37
150 .03
150 .20
161 .86
160 .54
160 .53
160 .46
159
159
.73
.56
156 .54
153 .52 153 51 .
153 .75
153 .44
153 .34
153 .31
153 .44
153 .53
153
153
.62
.65
153 .51
153 .44
151 .99
150 .06
148 .34
148
147
.28
.44
145 .08
146 .08
146 .36
147 .36
148 .13
150 .22
150 .13
153 .62
153 .59
153 .11
153 .13
153 .09
160 .53
160 .12
128 .51
122 .40
153 .55 Deck
153 .77 G .F .F .
158 .17 T .C .
158 .25 T .C .
158 .91 T .C .
159 .35 T .C .
159 .39 T .C .
158 .99 T .C .
159 .51 T .C .
160 .02 T .C .
160 .48 T .C .
160 .62 T .C .
160 .80 T .C .
160 .44 T .C .
160 .63 T .C .
160 .80 T .C .
161 .60 T .C .
161 .71 T .C .
161 .98 T .C .
153 .97 Threshold
175 .43 Top of roof
164 .13 T .W .
164 .14 T .W .
160 .50 T .W .
160 .02 T .W .
160 .57 T .W .
145 .89 T .W .
148 .56 T .W .
142 .37 T .W .
146 .46 T .W .
143 .88 T .W .
142 .55 T .W . 147 .84 T .W .
151 .75 T .W .
151 .76 T .W .
149 .17 T .W .
142 .52 T .W .
128 .18 T .W .
142 .41 T .W .
145 .65 T .W .
152 .44 T .W .
160 .56 T .W .
159 .58 T .W .
160 .55 T .W .
164 .43 T .W .
160 .78 T .W .
164 .17 T .W .
158 .78 T .W .
158 .74 T .W .
154 .51 T .W .
155 .79 T .W .
150 .13 T .W .
146 .96 T .W .
145 .66 T .W .
163 .94 T .W .
163 .91 T .W .
150 .30 T .W . 151 .11 T .W .
151 .30 T .W .
142 .30 T
140
.W .
.81 T .W .
140 .81 T .W .
129 .53 T .W .
124 .73 T .W .
124 .55 T .W .
124 .05 T .W .
118.55 T .W .

FDC INLET
Hose connection
7'-11" 22'-3 1/2"
27'-7"
6'-5"
19'-7 1/2"
2'
28'-1/2"
19'-5 1/4" 14'-7 1/2"
43'-7 3/4"
24'-2 3/4"
51'-10 1/4"
12'-10 3/8"
13'-9 1/2"
44'-10 1/4"
23'-7 3/4"
22'-2 1/2"
13'-9 1/2"
1'-3"
3'-11 5/8"
20'-8 1/2"
16'-10"
LC08
176.93 sq ft
LC13
1,060.60 sq ft
LC09
411.09 sq ft
LC07
972.45 sq ft
LC06
410.10 sq ft
LC05
470.95 sq ft
LC04

39.25 sq ft
LC12
177.49 sq ft
LC01
348.59 sq ft
LC10

21.04 sq ft
LC11

54.67 sq ft
LC02

87.25 sq ft
LC03
435.84 sq ft
42" H GUARDRAIL
48" H GUARDRAIL

DRIVEWAY ELECTRIC GATE
5' HIGH STEEL GATE

PEDESTRIAN ENTRY GATE
4' - 6 1/2" HIGH STEEL GATE
5'-6" HIGH METAL SECURITY FENCE
5'-6" HIGH STEEL GATE

PROPERTY CORNER
42" H METAL GUARDRAIL

LINE OF SKYLIGHT ABOVE

LINE OF MIDDLE FLOOR DECK

HOUSE SETBACK
DOWN
UP

ELC PNL
WATER

FEATURE
WATER

FEATURE
GROSS
34,740.64 sq ft

BLUFF TOP LINE

NET (A)
16,574.68 sq ft
LOT COVERAGE DIAGRAM 1/8" = 1'-0"
LOT COVERAGE (NET AND GROSS) 1/16" = 1'-0"
LC.01
LC.02
LC.03
LC.04
LC.05
LC.06
LC.07
Area

TOTAL LOT COVERAGE
LC.08
LC.09
LC.10
LC.11
LC.12
LOT AREA = 16 574 SQ FT
LOT AREA x 35% = 5800 SQ FT
PROPOSED : 4666.48 SQ FT = 28%
LC.13
4666.48 ft²
435.84

21.04 54.67

87.25 348.59
470.95
410.10
972.68
176.93
411.09
1060.60

39.25 177.49
ROOF
ROOF

MIDDLE FLOOR

MIDDLE FLOOR
ROOF
ROOF
ROOF
ROOF
ROOF
ROOF

MIDDLE FLOOR

MIDDLE FLOOR
204 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof 3D VIEWS- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.5.1 February 02 2026

DELTA B
205 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof 3D VIEWS- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.5.2 February 02 2026

DELTA B
206 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof 3D VIEWS- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 A.5.3 February 02 2026

DELTA B
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GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof FIRE DEPARTMENT-SITE ACCESS PLAN - 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 F.1 February 02 2026

DELTA B
ATTACHMENT 2
Fire Department Site Access Plan 31985 Coast Highway, Laguna Beach, CA AM&M SOURCE: Geoff Sumich Design Group, March 2025

FIRE DEPARTMENT NOTES

SEE COPY OF APPROVED AM&M REPORT FOR PROJECT SPECIFIC ALTERNATE METHODS AND MATERIALS COMPLIANCE.

A SEPARATE (DEFERRED) SUBMITTAL FOR FIRE SPRINKLERS IS REQUIRED.

SYSTEM DESIGN MUST COMPLY WITH THE 2023 CFC AND 2025 NFPA 13d STANDARD. PLANS MUST BE DESIGNED AND INSTALLED BY A QUALIFIED FIRE

THE LBFD, WITH PERMIT ISSUED

FOR BUILDING CONSTRUCTION PLAN APPROVAL, A COMPLETE COPY OF THE

DUDEK DESIGNED AM&M MUST BE LAID OUT SEQUENTIALLY AND KEPT AT FULL SIZE ( NO REDUCTION) . THE NEW SHEETS MUST BE TITLED "FD AM&M 1, 2, ETC." AND BE INCLUDED IN THE TITLE SHEET.

EXTERIOR WET STANDPIPE SYSTEM IS REQUIRED AND MUST BE DESIGNED AND INSTALLED BY A QUALIFIED FIRE PROTECTION CONTRACTOR. PLANS MUST INCLUDE AND FDC WITH A TWO 2.5" CONNECTION NEAR THE STREET, AND A 3 INCH UNDERGROUND STANDPIPE WITH ONE 2.5" CONNECTION (LOCATED AT THE SOUTHWEST CORNER). PLANS MUST BE SUBMITTED TO AND

APPROVED BY THE LBFD, WITH PERMIT ISSUED AND FINAL INSPECTION CONDUCTED.

E. ALL EXTERIOR FIREPLACES AND FIRE PITS MUST BE GAS FIRED ONLY. NO SOLID FUEL IS ALLOWED PER THE LBFD MUNICIPAL CODE. FIREPLACES MUST BE A MINIMUM 10 FEET FROM ALL COMBUSTIBLE MATEIRALS AND FIRE PITS MUST BE A MINIMUM OF 20 FEET FROM COMBUSTIBLE MATEIRALS.

MAINTAIN JOBSITE SAFETY DURING CONSTRUCTION AS PER CHAPTER 33 OF THE 2023 CALIFORNIA FIRE CODE.

1. FIRE FLOW REQUIREMENTS SHALL COMPLY WITH 2022 CFC App. B.

2. FIRE HYDRANT SYSTEMS AND SPACING SHALL COMPLY WITH 2022 CFC APP. C. WITH A MAXIMUM DISTANCE FROM FRONTAGE TO HYDRANT NOT TO EXCEED 250 FEET.

COMPLETE FIREFIGHTER ACCESS AROUND THE BUILDING IS REQUIRED, AND MUST BE IN COMPLIANCE WITH DRB APPROVED PLANS. SEE THIS SHEET FOR DETAILS. THIS IS SUBJECT TO FINAL FIRE INSPECTION AND REQUIRES APPROVAL PRIOR TO OCCUPANCY.

ADDRESS NUMBERS MUST BE PLACED ON THE EXTERIOR FACING THE STREET ADDRESSED TO. MINIMUM SIZE OF NUMBERS IS 4" , AND THEY MUST CONTRAST WITH BACKGROUND.

FOR FIRE DEPARMENT INSPECTIONS, CALL 949-497-0352 AT LEAST 3 DAYS IN ADVANCE TO SCHEDULE.

ADDITIONAL FIRE NOTES

3. ALL STAIRS DESIGNATED AS PART OF THE FIRE ACCESS ARE OF NONCOMBUSTIBLE CONSTRUCTION, AND IN COMPLIANCE WITH CBC CHAP. 10.

4. ALL FIREFIGHTER ACCESS PATH WITH A SLOPE EXCEEDING
10%, MUST
HAVE COMPLIANT STAIRS.

5. ALL PORTIONS OF THE FIREFIGHTER ACCESS PATHS SHALL HAVE ALLWEATHER SURFACES (CONCRETE, ASPHALT, PAVERS, STONE, OR D.G.)

6. THE HYDRANT REPORT IS REQUIRED PRIOR TO DRB / CDP PLAN APPROVALS.

NOTE: THE WET STANDPIPE FDC IS TO BE 2 -2.5" CONNECTIONS, WITH 3" PIPING FROM THE FDC TO THE APPLICABLE LOCATIONS. THE HOSE CONNECTION IS A SINGLE 2.5".

THE WET STANDPIPE SYSTEM CONNECTS TO THE FIRE SPRINKLER SYSTEM ON THE FIRE SPRINKLER RISER ABOVE THE FLOW SWITCH.

7. 8.

9. NOTE: STANDPIPE SIGNAGE: SIGNAGE TO BE RED WITH WHITE LETTERS,

METAL OR RIGID PLASTIC, AND PERMANENTLY ATTACHED TO THE FDC RISER AND THE STANDPIPE HOSE CONNECTION RISERS. BOTH RISERS ARE TO BE PAINTED OSHA RED. SIGNAGE ON FDC TO READ: "FDC SERVES WET STANDPIPE AND FIRE SPRINKLER SYSTEM". SIGNAGE ON HOSE
CONNECTION RISER TO READ: "WET STANDPIPE HOSE CONNECTION".

PROTECTION CONTRACTOR. PLANS SHALL BE SUBMITTED AND APPROVED BY AND APPROPRIATE INSPECTIONS CONDUCTED.

ENGINE HOSE PULL WITHIN 150 FEET
FIREFIGHTER HOSE PULL BEYOND 150 FEET

FIREFIGHTER SUPPLY LINE
LEGEND

FIRE DEPARTMENT CONNECTION (FDC) WET
STANDPIPE (1) INLET AND (1) HOSE

CONNECTION
UPPER LEVEL ACCESS POINTS
10 0
5 10
FEET

FDC Inlet
2" to 2.5"
Hose Connection
Minimum 3'0" wide unimpeded, all-weather,
noncombustible concrete firefighter access
pathway/stairway (Chapter 10 of CBC
compliant). NOTE: All firefighter access
pathway with a slope exceeding 10% have
compliant stairs.

Minimum 3'0" wide unimpeded, all-weather,
noncombustible concrete firefighter access
pathway/stairway (Chapter 10 of CBC
compliant). NOTE: All firefighter access
pathway with a slope exceeding 10% have
compliant stairs.

1.25 inch 3.71 inch
24R x 6"
14'-6"
18'
34'-10"
+152.00' F.F
+152.00' F.F
+152.00' F.F
+152.00' F.F

FIREPLACE
DOWN

ELEVATOR

FIREPLACE
DINING
11R x 6"
13R x 6"
21R x 65/8"
DOWN
UP
N
42" H GLASS GUARDRAIL
13'-11
3/4"
+140,00' F.S
+146,50' F.S
+140,00' F.S

STEEL GRATE STRIP DRAIN

TRASH AREA
GARAGE
LOGGIA

FAMILY ROOM KITCHEN
HER
CLOSET
MASTER
BATH
MASTER

BEDROOM
HIS
CLOSET
CHEF'S

KITCHEN

1.5%
6 %
BBQ
PIZZA
OVEN
LIVING
ROOM

LINE OF SKYLIGHT ABOVE
POWDER

MOTOR COURT

DECK BELOW

DECK BELOW
10%
SHELF

SERVICE YARD
24R x 6"
13'-31/2"
16'-9
1/4"
4'-2" 13'-5"
12'-1
1/2"
23'-6
3/4"
8'-3"
16'
2'-3" 5'
46'-1
1/2"
330'
7'-13/4"
105'-6"
20' 10'-11/4" 16'-93/4"
68'-91/4"
4'-2
3/4" 2'-9"
20'
8'-6" 8'-6"
5'-4
1/2" 11
'-1
1/2"
7'-
3/4"
20'-10" 2'-3"
5'-
7/8" 3'-6" 5' 3'-6"
5'-
7/8"
1'-6"
22'-1
3/4" 14'-6" 4'-6"
1'-6"
22'-1
3/4"
5'-3
1/4" 3' 10
'-8
3/4" 2'
6'-7
1/2" 4'-3" 3'-3"
5'-6" 11'-4" 3'-5" 3' 13'-5
3/4" 3'
9"
5' 5'-51/4" 4' 2'-2"
2'-3/4"
8'-4"
7'-2"
1'-6"
14'-
1/4" 3'
5"
2'-2" 2' 2'-5" 2' 5'-11"
39'-8"
4'
-21
/8"
20'
6'-10"
5'-4"
18'-10"
23'-23/4"
40'-91/2"
3'-8"
1'-6" 8" 1'-6"
3'
+140.00' F.S
+161.81' F.S
+151.40'
+156.70'F.G
158,92' T.W
+151.60' F.S
+151,28' T.G
+158.20' F.G
+151.60' F.S
+158.30' F.S
+151.85'
+145,48' F.S
+156.64' F.G
+157.80' F.G
+156.88'
+157.13'T.C
159,80' T.C
+152.00'
+161.27' F.G
+161.00' F.G
+158.92' F.G
+158.72'
+158.77'
36" H METAL

GUARDRAIL
4' PUBLIC SIDE WALK
42" H GLASS GUARDRAIL

PROPERTY LINE
42" H GLASS GUARDRAIL

COAT CLOSET SEAT
ENTRY
SHOWER
14%
14%
14%
SLOPE 1.5%
1"
SLOPE
SLOPE
SLOPE
SLOPE
SITE PLAN NOTE:
1-ALL UTILITY LINES SHALL BE PLACED UNDERGROUND TO THE NEAREST EXISTING POLE SIDE YARD SETBACK

MECHANICALDECK BELOW
DECK
DECK
BENCH
7'-23/4" 16'-5" 19'-4" 7'-93/4"
9'-10
1/2" 22'-1 14'-6" 4'-6" 2' 3/4" 11'-41/4" 15'
24'-2
1/2"
17'-5
1/4" 14'-6" 1'-11" 16'-6" 4'-8"
9'-21/4" 24'-23/4"
1'
17'-2"
1'
6'-9
1/4"
6'-
1/2"
3'-6 3' 12' 3' 7/8" 1'-2" 2'-6"
+152.00'F.S
+152.00'F.S
42" H METAL

GUARDRAIL
TUB
24R x 6"
12R x 6"
12R x 6"
12'-3"
3'-9" 2'-6"
1'-2"
25'
36'
42'-8"

STEEL GRATE

STRIP DRAIN
FRONT

COURTYARD

BLUFF TOP
25' BLUFF TOP SETBACK
3 RD

8.5 'X 20' PARKING SPOT
BLUFF

TOP SETBACK
DOWN UP10R x 61/4"
7'-11"
4' 10'
10'
20'
1'
24'-1/2" 5'-11/2" 6'-11" 1'-41/2"2'-10" 1'-6" 2'-10" 1'-6" 2'-10" 1'-6" 2'-10" 29'-91/2" 3' +134,00 F.S
+128,00' F.S
+140,00' F.S
+134,00' F.S
151,958' F.S
+153.10' F.S
+161.80' T.W
+151,64' G.F.F
+151.60' F.S
+151.60' F.S
+163.89' T.W
+163.89' T.W
+161.00' T.W
+160,50' T.W
+151.50' F.S
+151,50' T.G
+151,50' T.W
+152.00' F.S
+134.50' T.W +136.00' T.W
+158.30' F.S
+151.60'
+153.20'
+155.20'
+158.00'
+161,80' T.W
+161,80' T.W
+162,00' T.W
+161.00' T.W
+134,50' F.S
+134.50' T.W
+158.42'
+134.50' T.W
+128,00' F.S
+138.00' T.R
+134.50' T.W

STEEL GRATE

STRIP DRAIN

STEEL GRATE

STRIP DRAIN

URN PLANTER

MAIL BOX
7' HIGH STEEL GATE
14%
6%

FRONT SETBACK LINE

PROPERTY LINE
GARAGE
ENTRY

OPEN TO
BELOW
SLOPE

EASEMENT
DOWN
DOWN
DOWN
4' PUBLIC SIDE WALK
DOWN

SIDE SETBACK LINE

LINE OF EXISTING BUILDING

LINE OF MAIN FLOOR
DOWN
4 TH

8.5 'X 20' PARKING SPOT

TWO CAR GARAGE
UP
UP

DRIVEWAY

NEW SINGLE FAMILY RESIDENCE
31985 COAST HIGHWAY GARAGE OUTLINE
RIGHT
OF
WAY

DECK BELOW

PROPERTY LINE

PROPERTY LINE
ENTRY
DOWN

0.000
BD point

0.000
BD point 0.000
BD point

0.000

0.000
N BD point59°21'30" E 99.58'
N 59°21'30" E 332.35'
N 59°21'30" E 91.85'
N 30°38'30" W 49.66'
R = 14 6 0 .0 0 ' = 0 °5 9 ' 2 9 " L = 2 5 .2 6 '
R = 14 6 0 .0 0 ' = 1° 10 ' 4 7 " L = 3 0 .0 6 '

0.000
BD point

0.000
BD point
N 36°52'30" W 136.01'

CENTRE LINE OF THE STREET COAST HIGHWAY

0.000
BD point (maybe wrong desc)
PCL 1
31985 COAST HWY

3.00'
INST. NO. 2024000116693 O.R.
2 .00 '
11 9
12 13

SW'LY ROW LINE PER
R.S.B. 3/16-17 &
10 .00 '
18 2 .00 '
19 2 .00 '

SW'LY DEED LINE PER
BK. 552, PG. 71 O.R.
4 CL
6 6
R = 1 6 0 .0 0 ' = 1°58 ' 2 1 " L = 5 0 .2 6 '
9 N
53 °
07 '
30 "
E
40 .
00 '
INST. NO. 2024000116693 O.R. PCL
2 A POR. OF LOT 27
THREE ARCHES PALISADES #2
PCL 4
PCL 2
PCL 5
INST. NO. 2024000117565 O.R.

10.00'

13.00'
N 59°21'30" E 159.19'
N 30°38'30" W 35.00'
BK. 592, PG. 103 O.R.

N 59°21'30" E 149.06'
8 .00 ' 8 .00 ' 7.17' BD point NW

0.18'
N 36°52'30" W 49.96'
121
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121
.3
121
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.4
121
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2 121 .
3 121 .
4 121 .
5 121 .6
120
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156
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143
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143
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8 144
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160
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161 .
5 161 .5
161 .5
161
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159 .2
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158
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126
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153
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150
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148 .7
148
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146
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157
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151
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148
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146
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129
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145
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139
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1 123
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114
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158
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158 .8
155
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144
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150 .5
152
.9
153
.7
153
.1
156
.7
153
.9
154 .4
149
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147
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151
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142
.3
139
.3
148
146
.5
145
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6 .0
146
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144
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147
.5
149
.9
151
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149
.3
149
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149
.8
146
.9
146
.3
150 .6
141
140
.9
.9
139
.3
137
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132 .9
134
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133
.1
133
.0
131
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131
.8
143
.1
145 .8
147
.0
160 160
.5.4
151
.6
151
.6
118
.4 128
.8
136
.0
141
.5
136
.6
139
.6
136
.1 141
.6
135
.4
132
.9
139
.0
133
.3
130
.4
127
.8
123
.7
133
.7
132
.8
132
.2
128
.7
123
.7
120
.0
119
.9
128
.6
136
.2
133
.5
129
.5
125
.9
122
.2 122
.3
118
.7
120
.2
121
.2
116
.3 119
.1
114
.4 107
.9
106
.0
111
.2
110
.0
102
.4
111
.7
111.5
152 .98
158
.20
157
.30 157
.54 157
.62
158
.15 158
.52 158
.68
159
.40
160
.05 160
.20 160
.32 160
.62 160
.78 160 .94 161
.25
162
.97
162
.48
162
.00
161
.44
161
.01
160
.47
159
.84
159
.37
155
.82
158
.89
153 .67 153 .70
156
.41
153
.44
153 .54
151
.64
160
.35
160
.41
155
.94
153
.11
151
.27
148
.72
137 .55
114.38
161
.55
161
.36
161
.34
160
.75
157
.97
155
.03
153
.08
152
.17
157 .93
157 .96
158 .02 158 .02
159 .35
158 .81
157 .98
158
157 .93
.25
158
.23
158 .36 158 .35
155 .01
157
.55
148 98 .
159 .62
159 .57
160
.63
160 .70
160 .71
160 .71 160 .82 160
.94 161 .18
161 .58
152 .57
150
.31
150
.14
155
.56
155
.17
151
.41
145
.78
145 .16 145 .08
150 .27 150 .25
151 .
49 153
.45
153
.02 153
152
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00 .
92 152 .96 152 .93
153
.26
153
.48
153
.27
153
.27
153
.32
153
.35
153 .38 153 .33
153
.27
153
.27
145
.64
144 .92
116
.71
138 .00 137 .97
137
.95
137
.63
125 .67
144 .82
144 .24
142 .54 142 .48
117.80
120 .79
121
.49
113
.70 119.96
120 .00 113
.75
106 .96
153 .85
153
.84 153 .70 153 .54
154
.10
156
.61
159 .08
159
.57
159
.29
159
.22
159
.90
159
.85 160
.24
160
.32
159
.38
159 .36
158
.96
160
.48
160 .54 160 .58
161
.36
160 .82
160
160
.45
.
48 160 .77
153
.51 153 .62
153 .45
137 .87
116
117.26
.61
147
.96 bottom of eave
147
.71 bottom of eave
124
.83
161 .
51 160 .61
160 .42
159 159
.48
.40
159
.12
158
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154
152
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151
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150
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161 .86
161 .97
160 .54
160 .53
160
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159
159
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.
56 156
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153
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153 .44
153 .34
153
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153
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153
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153 .51 153 .44
151
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150
.06
148
.34
148
147
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145
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146
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147
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148
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153
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153
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153 .
11 153 .13 153 .09
113
.75
160
.53
160
.12
128
.51
122
.40
112
.52
153
.55 Deck
132
.40 Deck
121
.34 Deck
153
.77 G
.F
.F
.
143
.13 Roof ridge
155
.85 Roof ridge
156
.00 Roof ridge
157
.46 T
.C
.
157
.70 T
.C
.
158
.17 T
.C
.
158
.25 T
.C
. 158
.91 T
.C
.
159
.35 T
.C
.
159
.39 T
.C
.
158
.99 T
.C
. 159
.51 T
.C
. 160
.02 T
.C
.
160
.48 T
.C
.
160
.62 T
.C
.
160
.80 T
.C
.
160
.44 T
.C
.
160
.63 T
.C
.
160
.80 T
.C
.
161
.60 T
.C
.
161
.71 T
.C
.
161
.98 T
.C
.
153
.97 Threshold
175
.43 Top of roof
167
.24 Top of roof
164
.13 T
.W
.
164
.14 T
.W
.
160 .50 T .W .160 .02 T .W .
160
.57 T
.W
.
145 .89 T .W .
148
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.W
.
142 .37 T .W .
146
.46 T
.W
.
143
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.W
.
142 .55 T .W .
147
.84 T
.W
.
151
.75 T
.W
.
151
.76 T
.W
.
149
.17 T
.W
.
142
.52 T
.W
.
128
.18 T
.W
.
142
.41 T
.W
.
145
.65 T
.W
.
152
.44 T
.W
.
160 .56 T
.W
. 159
.58 T
.W
.
160
.55 T
.W
.
164 .43 T .W .
160
.78 T
.W
.
164 .17 T .W .
158
.78 T
.W
.
158
.74 T
.W
.
154
.51 T
.W
.
155
.79 T
.W
.
150
.13 T
.W
.
146
.96 T
.W
.
145
.66 T
.W
.
163
.94 T
.W
.
163
.91 T
.W
.
150
.30 T
.W
.
151
.11 T
.W
.
151
.30 T
.W
.
142
.30 T
140
.W
.
.
81 T .W .
140
.81 T
.W
.
129
.53 T
.W
.
124
.73 T
.W
.
124 .55 T .W .
123
.74 T
.W
.
124
.53 T
.W
.
124
.05 T
.W
.
118.55 T
.W
.
120
.01 T
.W
.
118
.47 T
.W
.
118
.48 T
.W
.

Water valve
Electric vault
Light pole
Fire hydrant
Gas
Telephone
meter
box Water
Cable
meter
TV box
Electric box
Electric box
Water meter
Temp power pole
TR 6
24 " temp pump
Telephone box
24 "
TR 3
Wood stairs
3 " riser
TG = 153
.46
Downspout
TR 4
15 "
4 " drain outlet
Wood stairs
Gas meter Electric box Telephone box
Water meter
Electric vault
Heavy vegetation
AC unit Buried wall
TR 5
Buried wall
Downspout
3 " drain outlet
TG = 153
.27
TG = 153
.40
TG = 153
.39
Buried conc stairs
TR 7
24 " temp pump
16 "
Buried wall Sewer CO
TR 8
121
.60
118
.54
Existing building
Existing building Existing building
Existing building
110
120
120
120
125
125
125
130
130
130
135
135
135
140
140
145
145
145
145
150
150
150
155
155
155
160
160
160 160
Fd
. tag LS 4653 Fd
. tag LS 4653
Fd
. tag LS 5748
Fd
. tag LS 4653
153 .74 top of trellis
153 .75 top of trellis 154 .19 top of 154 trellis .18 top of trellis 170
.72 bottom of eave
171 .
31 bottom of eave
140
.21 bottom of eave
140
.22 bottom of eave
155
.85 top of roof at edge /roof ridge
155
.83 roof ridge 155 .98 roof ridge
159
.52 top of roof at edge
159
.51 top of roof at edge
159
.52 top of roof at edge
159
.51 top of roof at edge
159
.51 top of roof at edge
158
.10 top of roof at edge
158
.08 top of roof at edge
155
.54 top of roof at edge
155
.27 top of roof at edge
155
.30 top of roof at edge
156
.02 top of roof at edge /roof ridge
149
.14 top of roof at edge
148
.11 top of roof at edge
148
.20 top of roof at edge
170 .60 top of roof at edge 170 .93 top of roof at edge 160 .76 bottom of window 160
.87 bottom of window
Existing building
Gas
Telephone
meter
box Water
Cable
meter
TV box
Electric box Fire hydrant
EL 161
.16 Fixed datum e lectric vault
FDC
INLET
Hose connection
2%
1 .5%
35'
40'
2'
104'-4"
332'
23'-73/4"
23'-3" 13'-6" 18'-10
1/4" 12'-6"
15'-91/2" 11'-11"
1'-7
3/4"
15'-2
1/4" 24
'-2
1/2" 34
'-
3/4" 3'
1'
8'-83/4"
15'-2
1/4"
3'
1'
3'-6
1/4"
6'-6"
+159.37' F.G
+163,89' T. METAL RAILING
+166,30' T.W
+160.25' F.G
+163.89' T.W
+165,31' T. METAL RAILING
+161.60' T.C
+160.14' T.C
+162,92' T. METAL RAILING
+161.50' F.G
+161.68' F.S
+159.86'.

F.S
+158.25' T.C
+158.12' T.C +159.13'
T.C
42" H GUARDRAIL
48" H GUARDRAIL
DRIVEWAY ELECTRIC GATE 5' HIGH STEEL GATE
PEDESTRIAN ENTRY GATE 4' - 6 1/2" HIGH STEEL GATE
5'-6" HIGH METAL SECURITY FENCE 5'-6" HIGH STEEL GATE

PROPERTY CORNER
42" H METAL GUARDRAIL
FDC Inlet

EXISTING STAIRS

LINE OF SKYLIGHT ABOVE

NEIGHBOUR'S BUILDING
31995 COAST HIGHWAY

LINE OF MIDDLE FLOOR DECK

NEIGHBOUR'S BUILDING
31995 COAST HIGHWAY

NEIGHBOUR'S BUILDING
31981 COAST HIGHWAY

HOUSE SETBACK
DOWN
FRONT

YARD SETBACK

LOT DEPTH

LOT WIDTH
UP

SIDE YARD

SETBACK

ELC PNL
WATER

FEATURE
WATER

FEATURE
150 .5 DRIVEWAY ELECTRIC GATE 5' HIGH STEEL GATE
ATTACHMENT 2
Fire Department Site Access Plan 31985 Coast Highway, Laguna Beach, CA AM&M SOURCE: Geoff Sumich Design Group, March 2025