SCOPE OF WORK
SUMMARY OF EXTERIOR ARCHITECTURAL IMPROVEMENTS
1. CONSTRUCT NEW 2-STORY DETACHED ADU
2. PROVIDE REPLACEMENT PARKING CAR PORT BELOW NEW ADU
3. LOWER GRADE AVG. OF 6" ON SLOPE IN FRONT YARD
NOTE: NO IMPROVEMENTS ON EXISTING SFR
PROJECT INFORMATION
PROJECT ADDRESS
238 CHIQUITA ST.
LAGUNA BEACH, CA 92651
OWNERS
JONATHAN LUKOFF
LEGAL DESCRIPTION
R LOT 20, A-TRACT 481
COUNTY OF ORANGE
APN: 053-124-18
OCCUPANCY TYPE R-2
CONSTRUCTION TYPE V-B
LOT AREA 4,500 SQUARE FEET
(E) MAIN HOUSE:
BUILDING FOOTPRINT 1,398 SQUARE FEET
LOT COVERAGE 31%
LOT SLOPE 1%
(N) DETACHED ADU:
BUILDING FOOTPRINT 367 SQUARE FEET
LOT COVERAGE 8%
LOT SLOPE 1%
MAX HT ABV 1960 TOPO 20'-0”
PROJECT CONSULTANTS
DESIGNER
SUNSET COAST REMODELS
32861 CAMINO CAPISTRANO STE F,
SAN JUAN CAPISTRANO, CA 92675
PH (949)412.5208
CONTACT: BILL DICKEY
[email protected]
STRUCTURAL
CORE STRUCTURE, INC.
23172 PLAZA POINTE DR., SUITE 145
LAGUNA HILLS, CA 92653
(949) 954-7244
CONTACT: AMIR DEIHIMI
[email protected]
TITLE 24 ENERGY CONSULTANT
CARSTAIRS ENERGY CALCULATIONS
P.O. BOX 4736
SAN LUIS OBISPO, CA 93403
PH (805)904-9048
CONTACT: TIMOTHY CARSTAIRS
[email protected]
HOMEOWNER
JONATHAN LUKOFF
PH (949)463-9714
[email protected]
ZPC RE-SUBMITTAL 07.01.2025
BILL DICKEY
32861 CAMINO CAPISTRANO SUITE F,
SAN JUAN CAPISTRANO, CA 92675
949.412.5208
JONATHAN LUKOFF
LUKOFF RESIDENCE
238 CHIQUITA ST.
LAGUNA BEACH, CA 92651
PROJECT:
CLIENT:
DESIGNER OF RECORD:
SUBMISSION DATE
SCALE: AS NOTED
PROJECT NO: 2513
ZPC RE-SUBMITTAL 10.01.2025
PROJECT SUMMARY TABLES
ZONE R-2 LOT SLOPE (%) 1%
ZONING STANDARDS
DESCRIPTION REQUIRED EXISTING PROPOSED CONFORMS
LOT AREA 6,000 S.F. 4,500 S.F. NO CHANGE NO
LOT WIDTH 70'-0" 40'-0" NO CHANGE NO
LOT DEPTH 80'-0" 112'-6" NO CHANGE YES
MAX HEIGHT FROM GRADE
(E)MAIN RESIDENCE) 25'-0" 27'-0" NO CHANGE NO
MAX HEIGHT FROM GRADE
(N)ADU
16'-0" 0'-0" 16'-0" YES
SETBACKS (E)MAIN RESIDENCE:
FRONT YARD 20'-0" 51'-9" NO CHANGE YES
REAR YARD 10' (HISTORIC) 0'-6" NO CHANGE HISTORIC
SIDE YARDS (N) 4'-0" 0'-0" NO CHANGE HISTORIC
SIDE YARDS (S) 4'-0" 4'-0" NO CHANGE YES
SETBACKS (N)ADU:
FRONT YARD 20'-0" N/A 20'-0" YES
REAR YARD 4'-0" N/A 4'-0" YES
ADJACENT BUILDING 4'-0" N/A 4'-0" YES
SIDE YARDS (E) 4'-0" N/A 4'-0" YES
SIDE YARDS (W) 4'-0" N/A 4'-0" YES
PARKING 2 COVERED SPACES 1 COVERED SPACE 1 COVERED SPACE NO BUILDING SITE COVERAGE:
42.88%(MAX) 48.00% YES
PROJECT DATA
DESCRIPTION EXISTING PROPOSED TOTAL REMODEL
LIVING AREA (MAIN HOUSE):
LOWER LEVEL 1,398 S.F. 0 S.F. 1,398 S.F. 0 S.F.
UPPER LEVEL 1,101 S.F. 0 S.F. 1,101 S.F. 0 S.F.
TOTAL 2,499 S.F.
LIVING AREA (ADU):
LOWER LEVEL 0 S.F. 460 S.F. 460 S.F. 0 S.F.
UPPER LEVEL 0 S.F. 339 S.F. 339 S.F. 0 S.F.
TOTAL 799 S.F. 799 S.F. 0 S.F.
GARAGE 232 S.F. 0 S.F. 232 S.F. 0 S.F.
MECHANICAL 0 S.F. 80 S.F. 80 S.F. 0 S.F.
SITE WORK
GRADING (CUBIC YARDS) OUTSIDE BUILDING
FOOTPRINT
INSIDE BUILDING
FOOTPRINT
POOL/SPA TOTAL
CUT 18 CUBIC YARDS 0 CUBIC YARDS 0 CUBIC YD. 18 CU. YD.
FILL 0 CUBIC YARDS 0 CUBIC YARDS 0 CUBIC YD. 0 CU. YD.
NET EXPORT 18 CUBIC YARDS 0 CUBIC YARDS 0 CUBIC YD. 18 CU. YD.
COVER SHEET
1 SHEET INDEX
LUKOFF RESIDENCE
238 CHIQUITA ST.
LAGUNA BEACH, CA 92651
REFERENCE ONLY
NORTH
VICINITY MAP
238 CHIQUITA ST.
LAGUNA BEACH, CA 92651
GENERAL NOTES
1. ALL CONSTRUCTION SHALL COMPLY WITH, BUT SHALL NOT BE LIMITED TO THE LATEST EDITION AND ORDINANCES OF:
A. CALIFORNIA BUILDING CODE 2022
B. CALIFORNIA RESIDENTIAL CODE 2022
C. CALIFORNIA ELECTRICAL CODE 2022
D. CALIFORNIA MECHANICAL CODE 2022
E. CALIFORNIA PLUMBING CODE 2022
F. CALIFORNIA FIRE CODE 2022
G. CALIFORNIA GREEN BUILDING STANDARDS CODE
H. APPLICABLE SECTIONS OF THE CALIFORNIA ADMINISTRATIVE CODE, TITLE 24
I. 2022 CALIFORNIA BUILDING ENERGY EFFICIENCY STANDARDS
2. A STAMPED SET OF APPROVED PLANS SHALL BE KEPT AT THE JOB SITE AT ALL TIMES.
3. THE CONTRACTOR SHALL VISIT THE JOB SITE AND VERIFY ALL EXISTING CONDITIONS AND DIMENSIONS PRIOR TO THE START OF CONSTRUCTION.
4. ANY DISCREPANCIES BETWEEN THE DRAWINGS AND ACTUAL SITE CONDITIONS
SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT AND THE OWNER
PRIOR TO PROCEEDING WITH THE WORK THE CONTRACTOR IS RESPONSIBLE FOR
CORRECTING ANY ERRORS AFTER THE START OF CONSTRUCTION WHICH IS NOT BROUGHT TO THE ATTENTION OF THE ARCHITECT.
5. THE CONTRACTOR IS RESP0NSIBLE FOR PROTECTING ANY ON-SITE UTILITIES FROM DAMAGE DURING THE COURSE OF CONSTRUCTION.
6. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED DIMENSIONS.
7. THE CONTRACTOR SHALL PROVIDE ALL NECESSARY PERMITS AND INSPECTIONS, OTHER THAN PLAN CHECK AND BUILDING PERMIT FEES PROVIDED BY THE OWNER.
8. THE CONTRACTOR SHALL PROVIDE ALL MATERIALS, LABOR, EQUIPMENT,
TRANSPORTATION AND SERVICES NECESSARY FOR SUCCESSFUL COMPLETION OF
THE WORK ALL EQUIPMENT, WORK AND MATERIALS SHALL COMPLY WITH ALL APPLICABLE CODES AND GOVERNING AGENCIES.
9. THE CONTRACTOR SHALL MAINTAIN LIABILITY INSURANCE TO PROTECT HIMSELF
AND HOLD THE ARCHITECT AND OWNER HARMLESS FROM ANY AND ALL CLAIMS
FOR DAMAGES FOR PERSONAL, BODILY INJURY, DEATH OR PROPERTY DURING THE COURSE OF THE CONTRACT. FIRE INSURANCE SHALL BE MAINTAINED BY THE OWNER.
10. TEMPORARY POWER AND WATER, WORKERS' TOILET FACILITIES, PARKING AND MATERIAL STORAGE SHALL BE PROVIDED BY THE CONTRACTOR.
11. THE CONTRACTOR SHALL PROTECT ALL FINISHED WORK AND ADJACENT SURFACES
FROM DAMAGE DURING THE COURSE OF CONSTRUCTION AND SHALL REPLACE AND/OR REPAIR ANY AND ALL DAMAGE CAUSED BY THE WORKERS.
12. ALL CONSTRUCTION WASTE & DEBRIS MUST BE CONTAINERIZED AT ALL TIMES.
UPON COMPLETION OF THE WORK, ALL AREAS SHALL BE LEFT BROOM CLEAN AND ALL DEBRIS SHALL BE REMOVED FROM THE SITE.
13. RECESSED BOXES, EQUIPMENT, CABINETS AND THE LIKE, 8" X 8" OR LARGER, IN "1 - HOUR RATED WALLS", SHALL MAINTAIN A 1-HOUR CONSTRUCTION RATING.
14. DIMENSIONS SHOWN ON FLOOR PLANS, SECTIONS AND DETAILS ARE TO FACE OF
STUDS, CENTERLINE OF COLUMN, FACE OF MASONRY, FACE OF CONCRETE UNLESS NOTED OTHERWISE.
15. DOOR LOCATIONS NOT ESTABLISHED BY DIMENSIONS SHALL BE CENTERED IN WALL OR BE LOCATED 4 1/2" FROM ADJACENT WALL TO ALLOW FOR DOOR CASING.
16. ANY DRILLING OR NOTCHING OF STUDS FOR ELECTRICAL WIRING, UTILITY LINES, BRACING ETC. SHALL CONFORM TO LOCAL CODE.
17. ALL GUARDRAILS SHALL BE A MINIMUM OF 42" HIGH. INTERMEDIATE MEMBERS SHALL NOT ALLOW A 4" DIAMETER OBJECT TO PASS THROUGH.
18. PROVIDE A MINIMUM STUD SIZE OF 2 X 6 WHERE USING 2" PLUMBING FIXTURES.
19. PROVIDE FULLY TEMPERED IMPACT GLAZING AT SHOWER/TUB ENCLOSURES AND AT WINDOWS ADJACENT TO BATHTUBS.
20. ALL NEW GLAZING SHALL COMPLY WITH STANDARDS OF THE U.S. CONSUMER PRODUCT SAFETY COMMISSION. MANUFACTURER TO SUPPLY CERTIFICATE OF COMPLIANCE TO THE OWNER.
21. ALL TOILETS SHALL BE "ULTRA FLUSH" TYPE AS REQUIRED BY STATE. ALL SHOWER HEADS AND LAVATORY FAUCETS TO BE LOW FLOW.
22. GARAGE DOOR SPRINGS TO BE STATE APPROVED WITH BREAK RETAINERS AND MANUFACTURERS LABELS.
23. WHERE LANDSCAPE IRRIGATION LINES ARE INSTALLED, ONLY LOS ANGELES
COUNTY HEALTH DEPARTMENT APPROVED BACKFLOW PREVENTION DEVICES MAY BE UTILIZED.
24. ALL INTERIOR FINISH MATERIALS SHALL MEET CLASS III FLAME SPREAD CLASSIFICATION, PER LOCAL CODE.
25. NAILING INSPECTION IS REQUIRED FOR ALL DRYWALL AND LATH AFTER INSTALLATION BEFORE TAPING AND FINISHING. CORNER BEADS TO BE NAILED.
DRYWALL BOARD SPACING TO BE 3/8" MAXIMUM.
26. THE CONSTRUCTION SHALL NOT RESTRICT A FIVE-FOOT CLEAR AND
UNOBSTRUCTED ACCESS TO WATER OR POWER DISTRIBUTION FACILITIES (POWER
POLES, PULL-BOXES,TRANSFORMERS, VAULTS, PUMPS, VALVES, METERS, APPURTENANCES, ETC.) OR TO THE LOCATION OF THE HOOK-UP. THE
CONSTRUCTION SHALL NOT BE WITHIN TEN FEET FROM ANY POWER LINES - WHETHER OR NOT THE LINES ARE LOCATED ON THE PROPERTY. FAILURE TO COMPLY MAY CAUSE CONSTRUCTION DELAYS AND/OR ADDITIONAL EXPENSES.
27. EQ EMERGENCY GAS SHUT OFF VALVES TO BE INSTALLED ON ALL GAS FUEL LINES.
28. THE ARCHITECT SHALL BE PROVIDED A KEY OR COMBINATION TO THE LOCK ON JOB SITE GATES FOR ACCESS TO THE CONSTRUCTION SITE AT ALL TIMES.
29. MECHANICAL SUBCONTRACTOR TO PROVIDE THE ARCHITECT WITH A SCHEMATIC
LAYOUT FOR ALL MECHANICAL UNITS, DUCT RUNS, AND REGISTER LOCATIONS AND SIZES FOR REVIEW AND APPROVAL PRIOR TO ANY MECHANICAL ROUGH IN.
30. PROVIDE STRUCTURAL OBSERVATION PER CITY OF LOS ANGELES REQUIREMENTS.
31. DRAFT STOPPING (AT 10' INTERVALS HORIZONTAL AND VERTICAL SHALL BE
PROVIDED WITHIN A CONCEALED FLOOR/CEILIING ASSEMBLY FORMED OF
COMBUSTIBLE CONSTRUCTION, ATTICS, MANSARDS, OVERHANGS, OPENINGS
AROUND VENTS, PIPES, DUCTS, CHIMNEYS, BETWEEN ATTIC AND CHIMNEY CHASE,
AT STAIR STRINGERS, AND SIMILAR CONCEALED SPACES FORMED OF COMBUSTIBLE CONSTRUCTION PER LOCAL CODE.
32. ENCLOSED USEABLE SPACE UNDER INTERIOR STAIRS REQUIRES 1-HOUR FIRE RESISTIVE CONSTRUCTION ON THE ENCLOSED SIDE PER LOCAL CODE.
33. THERE SHALL BE NO TRENCHES OR EXCAVATIONS 5 FEET OR MORE IN DEPTH INTO WHICH A PERSON IS REQUIRED TO DESCEND; OR OBTAIN A NECESSARY PERMIT
FROM STATE OF CALIFORNIA, DIVISION OF OCCUPATIONAL SAFETY & HEALTH (CAL/OSHA, 714-558-4451). THIS PERMIT AND ANY OTHER SAFETY PERMIT SHALL BE OBTAINED PRIOR TO COMMENCE OF ANY WORK.
34. IT IS THE CONTRACTOR OR OWNER RESPONSIBILITY TO PROVIDE ONE HARD SET
OF PLANS WITH THE COUNTY APPROVAL STAMP IN THE FIELD FOR THE INSPECTOR TO VIEW.
1 COVER SHEET
2 TOPOGRAPHIC SURVEY
3 EXISTING & PROPOSED SITE PLAN
4 FIRE DEPARTMENT SITE ACCESS PLAN
5 EXISTING & PROPOSED OPEN SPACE CALCULATIONS
6 EXISTING AREA CALCULATIONS
7 PROPOSED ADU AREA CALCULATIONS
8 EXISTING SFR FLOOR PLANS
9 PROPOSED ADU NEW WORK PLANS & ROOF PLAN
10 EXTERIOR ELEVATIONS
11 EXTERIOR CONTEXT ELEVATIONS
12 SECTIONS
HISTORIC DESIGNATION SUMMARY
The property at 238 Chiquita Street was approved by the Heritage Committee and placed on the Historic Register on 09/01/2001 (Per Historic Register Index List).
Although, other reports performed by Historians as well as publicly available Planning files, indicate that the house was listed on the register in 2008. The home was originally built in 1925, since then, there have been 3 remodels. The first was performed in 1930 where a 1 story addition was added at the rear of the home. The second was performed in 1963 where the front door, porch and pergola above the porch were replace. The city claims that these changes have gained historic significance in their own right, the homeowner respectfully disagrees. The third and last modification was made in 2018 which enlarged the garage and added a second story at the rear of the home. 238 Chiquita was on the Laguna Beach Historic Register when the homeowner purchased it in 2007. The home was then, and remains on an R-2 lot. The homeowner followed city guidance to make it formally historic.
There was never any discussion that he was giving up his ability to build a second home in the front yard. That is and was historically and currently expected and allowed by Laguna Beach. The accepted application for Historic status does state that the rear part of the home was an addition that was clearly not part of the original home and was not seen in the city’s earliest pictures. He knew that the rear had no foundation and was unstable. He later learned that it once had a fireplace that was its structural support, but the previous owners had removed it because it was unstable. The homeowner remodelled the rear ~7 years ago. Once he was approved for the local Historic registry he learned of the Mills act and successfully applied for that ~2 years later. Later, there were amendments that were being used by HRG to argue that public view should not be obstructed, but that was not in the original contracts and one cannot realistically exit the contracts, so it’s not binding to the homeowner. On the same note, the view issues are usually only applied in more public venues or in Historic Districts, not on a small residential street. The Historians did not find that pertinent. Since 238 Chiquita is not in an Historic District where conforming looks are expected, and differentiation is an issue, Infill Housing SOI rules apply. They state that the designs must be compatible with the neighbourhood and need not look historic. Historians found this design acceptable and compatible. By following state and city guidelines for an ADU, instead of for an R2 Lot, the homeowner should avoid DRB. He is willingly giving up square footage and height and building an ADU to avoid the process of neighbors attacking him and redesigning his home. The city demanded he hire his own Historian and follow their guidance, which he did. Then the city demanded he hire another Historian of their choice and follow their guidance, which he did. Now the city would like another Historic opinion. The homeowner would like to go on record and respectfully decline this request due to the issues that arose from two conflicting historians opinions, as you can imagine 3 opinions will only confuse things more. He would like to request that Laguna Beach approve this current submission as we have met all the objective municipal standards regarding ADU’s under the code that this project was originally submitted under.
Attachment 4
154
155
ZPC RE-SUBMITTAL 07.01.2025
BILL DICKEY
32861 CAMINO CAPISTRANO SUITE F,
SAN JUAN CAPISTRANO, CA 92675
949.412.5208
JONATHAN LUKOFF
LUKOFF RESIDENCE
238 CHIQUITA ST.
LAGUNA BEACH, CA 92651
PROJECT:
CLIENT:
DESIGNER OF RECORD:
SUBMISSION DATE
SCALE: AS NOTED
PROJECT NO: 2513
ZPC RE-SUBMITTAL 10.01.2025
℄
20'-0"
4'-3"
EXISTING SINGLE-FAMILY
RESIDENCE
(NO PROPOSED WORK) 40'-0"
112'-6" AVERAGE LOT WIDTH
AVERAGE LOT DEPTH
SITE PLAN LEGEND
PROPERTY LINE
FENCE
x x x x x x SITE WALL
BUILDING SETBACK
(N) HARDSCAPE
AREA OF GRADE TO
BE LOWERED
(E) HARDSCAPE TO BE USED
FOR DRIVEWAY ACCESS
℄
20'-0"
4'-3"
EXISTING SINGLE-FAMILY
RESIDENCE
(NO PROPOSED WORK) 40'-0"
112'-6" AVERAGE LOT WIDTH
AVERAGE LOT DEPTH
(E) SITE
WALL TO
REMAIN
(N) PARKING
(E) SITE
WALL TO
REMAIN
(N) DRIVEWAY TO
MATCH (E) TURF BLOCK
(N) F.S.=89.44'
(N) F.S.=89.1'
20'-0" 21'-0
11 16
" 4'-0" 6'-6
1 4
" 51'-7" 60'-51
2 " 112'-6" 4'-0" 13'-9" 5'-0"
6'-1" 4'-0" 3'-7" 8'-8"
19'-0"
9'-8"
2%MIN.
2%MIN.
2%MIN.
2%MIN. 2%MIN.
F.Y.S.B. S.Y.S.B. S.Y.S.B.
FROM(E)
STRUCT.
FROM(E)
STRUCT.
PROPOSED
ADU
FOOTPRINT
(E) DRIVEWAY ENTRANCE TO BE
MAINTAINED FOR (N) CAR PORT
25'-1" BACK UP
13'-6"
1'-0"
(N) T.S.=90.35'
(N) T.S.=90.85'
EXISTING &
PROPOSED SITE PLAN
3 1 1/8" = 1'-0"
EXISTING SITE PLAN
ACTUAL NORTH
PROJECT
NORTH
2 1/8" = 1'-0"
PROPOSED SITE PLAN
ACTUAL NORTH
PROJECT
NORTH
156
PROJECT INFORMATION
PREMISE ADDRESS 238 CHIQUITA ST.
LAGUNA BEACH, CA 92651
FIRE LANE IDENTIFICATION
BUILDING DATA
CONSTRUCTION TYPE VB
OCCUPANCY R2
SPRINKLERS YES
BUILDING AREA (PROPOSED ADU) 799 SQ. FT.
FD-SAP GENERAL NOTES
1. A 3'-0" ACCESS PATH IS TO BE MAINTAINED AT ALL TIMES AROUND THE FULL STRUCTURE. NO HAZARDOUS OR FLAMMABLE MATERIALS TO BE STORED OR BLOCKED WITHIN 4'-0" OF THE BUILDING.
2. FIRE FLOW REQUIREMENTS SHALL COMPLY WITH CURRENT ADOPTED CFC APP. B.
3. FIRE HYDRANT SYSTEMS & SPACING SHALL COMPLY WITH CURRENT ADOPTED APP. C, WITH A MAXIMUM DISTANCE FROM FRONT TO HYDRANT NOT TO EXCEED 250 FEET; "HYDRANT FLOW REPORT" FORM TO BE COMPLETED BY LBCWD OR SCWD.
4. ALL EXTERIOR FIREPLACES AND FIRE PITS MUST BE GAS FIRED ONLY. NO SOLID FUEL IS ALLOWED PER THE LBFD MUNICIPAL CODE. FIREPLACES AND FIRE PITS MUST BE A MINIMUM OF 10 FEET FROM COMBUSTIBLE VEGETATION.
5. MAINTAIN JOBSITE SAFETY DURING CONSTRUCTION AS PER CHAPTER 33 OF THE CURRENT ADOPTED CALIFORNIA FIRE CODE.
6. 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.
FIRE ACCESS ROADWAY
23'-6" UNOBSTRUCTED ROADWAY WIDTH
℄ CHIQUITA STREET
ALL WEATHER ACCESS PATH
AROUND ENTIRE PERIMETER
OF STRUCTURE 3'-7"
PROPOSED
ADU
150' HOSE PULL FROM POINT A
(MEASURED AS THE HOSE LAYS)
10'-0"
UNOBSTRUCTED VERTICAL
CLEARANCE OF 13'-6"
60'-0" POINT A
238 CHIQUITA
EXISTING SFR
(NO PROPOSED WORK)
3'-2" 13'-9" 5'-0"
10'-0"
POINT B 4'-0" 19'-0"
FIRE HYDRANT LOCATED AT
CHIQUITA/HILLCREST
INTERSECTION & CHIQUITA/PCH
INTERSECTION
39'-0" 10'-0" 27''-8"
11'-6" 27''-10"
4'-6" 15'-6"
ZPC RE-SUBMITTAL 07.01.2025
BILL DICKEY
32861 CAMINO CAPISTRANO SUITE F,
SAN JUAN CAPISTRANO, CA 92675
949.412.5208
JONATHAN LUKOFF
LUKOFF RESIDENCE
238 CHIQUITA ST.
LAGUNA BEACH, CA 92651
PROJECT:
CLIENT:
DESIGNER OF RECORD:
SUBMISSION DATE
SCALE: AS NOTED
PROJECT NO: 2513
ZPC RE-SUBMITTAL 10.01.2025
FIRE DEPARTMENT
SITE ACCESS PLAN
4 1 3/16" = 1'-0"
FIRE DEPARTMENT - SITE ACCESS PLAN
157
ZPC RE-SUBMITTAL 07.01.2025
BILL DICKEY
32861 CAMINO CAPISTRANO SUITE F,
SAN JUAN CAPISTRANO, CA 92675
949.412.5208
JONATHAN LUKOFF
LUKOFF RESIDENCE
238 CHIQUITA ST.
LAGUNA BEACH, CA 92651
PROJECT:
CLIENT:
DESIGNER OF RECORD:
SUBMISSION DATE
SCALE: AS NOTED
PROJECT NO: 2513
ZPC RE-SUBMITTAL 10.01.2025
℄
EXISTING SINGLE-FAMILY
RESIDENCE
(NO PROPOSED WORK) 40'-0" AVERAGE LOT WIDTH
EXISTING
OPEN SPACE
1,011 SQ.FT.
EXISTING
OPEN SPACE
118 SQ.FT.
(E) DRIVEWAY (E) DRIVEWAY (E) DRIVEWAY
℄
EXISTING SINGLE-FAMILY
RESIDENCE
(NO PROPOSED WORK) 40'-0" AVERAGE LOT WIDTH
EXISTING
OPEN SPACE
118 SQ.FT.
EXISTING
OPEN SPACE
615 SQ.FT.
EXISTING
OPEN SPACE
33 SQ.FT.
EXISTING ENCLOSED
BUILDING AREA
OPEN SPACE
CALCULATIONS LEGEND
OPEN SPACE
EXISTING OPEN
SPACE CALCULATIONS
:GROSS LIVING AREA (EXISTING SFR)
45%
2,499 SQ.FT.
:OPEN SPACE
1,129 SQ.FT.
PROPOSED OPEN
SPACE CALCULATIONS
23%
:OPEN SPACE
766 SQ.FT.
:GROSS LIVING AREA (ADU)
799 SQ.FT.
:GROSS LIVING AREA (EXISTING SFR)
2,499 SQ.FT.
TOTAL: 3,298 SQ.FT.
(NEED NOT COMPLY PER L.B. ADU HANDBOOK ((Gov. Code, §§
66321, subd. (b)(3); 66311.) & (Gov. Code, § 66321, subd. (b)(3))
EXISTING &
PROPOSED OPEN
SPACE CALCULATIONS
5 1 1/8" = 1'-0"
EXISTING OPEN SPACE CALCULATIONS
2 1/8" = 1'-0"
PROPOSED OPEN SPACE CALCULATIONS
158
ZPC RE-SUBMITTAL 07.01.2025
BILL DICKEY
32861 CAMINO CAPISTRANO SUITE F,
SAN JUAN CAPISTRANO, CA 92675
949.412.5208
JONATHAN LUKOFF
LUKOFF RESIDENCE
238 CHIQUITA ST.
LAGUNA BEACH, CA 92651
PROJECT:
CLIENT:
DESIGNER OF RECORD:
SUBMISSION DATE
SCALE: AS NOTED
PROJECT NO: 2513
ZPC RE-SUBMITTAL 10.01.2025
1 1/4" = 1'-0"
EXISTING SFR LOWER LEVEL AREA CALCULATIONS
EXISTING RESIDENCE
(NO PROPOSED WORK)
X
E1
20'-4"
163 SQ.FT.
8'-0"
X
E2
36'-0"
580 SQ.FT.
16'-1"
X
E3
18'-1"
655 SQ.FT.
36'-3"
X
G1
11'-4"
232 SQ.FT.
20'-6"
EXISTING AREA
CALCULATIONS
:GARAGE
G1 11'-4" x 20'-6" 232 SQ.FT.
232 SQ.FT.
232 SQ.FT.
:LOWER LEVEL
MAIN HOUSE
E1
E2
E3
20'-4"
36'-0"
18'-1"
x
x
x
8'-0"
16'-1"
36'-3"
163 SQ.FT.
580 SQ.FT.
655 SQ.FT.
1,398 SQ.FT.
1,398 SQ.FT.
:UPPER LEVEL
E4
E5
E6
E7
E8
3'-7"
27'-2"
18'-1"
3'-1"
3'-1"
x
x
x
x
x
13'-0"
13'-6"
35'-9"
6'-11"
6'-11"
46 SQ.FT.
367 SQ.FT.
645 SQ.FT.
21 SQ.FT.
21 SQ.FT.
1,101 SQ.FT.
1,101 SQ.FT.
2,731 SQ.FT.
AREA CALCULATION
LEGEND
EXISTING LIVING
AREA TO REMAIN
EXISTING GARAGE
AREA
PROPOSED LIVING AREA
X
E4
3'-7"
46 SQ.FT.
13'-0"
X
E5
27'-2"
367 SQ.FT.
13'-6"
X
E7
3'-1"
21 SQ.FT.
6'-11"
X
E6
18'-1"
645 SQ.FT.
35'-9"
X
E8
3'-1"
21 SQ.FT.
6'-11"
2 1/4" = 1'-0"
EXISTING SFR UPPER LEVEL AREA CALCULATIONS
EXISTING AREA
CALCULATIONS
6 159
ZPC RE-SUBMITTAL 07.01.2025
BILL DICKEY
32861 CAMINO CAPISTRANO SUITE F,
SAN JUAN CAPISTRANO, CA 92675
949.412.5208
JONATHAN LUKOFF
LUKOFF RESIDENCE
238 CHIQUITA ST.
LAGUNA BEACH, CA 92651
PROJECT:
CLIENT:
DESIGNER OF RECORD:
SUBMISSION DATE
SCALE: AS NOTED
PROJECT NO: 2513
ZPC RE-SUBMITTAL 10.01.2025 1 1/4" = 1'-0"
PROPOSED ADU LOWER LEVEL AREA CALCULATIONS
X
AP3
19'-4"
397 SQ.FT.
20'-7"
X
AP2
1'-9"
33 SQ.FT.
18'-10"
X
AP1
1'-9"
1 SQ.FT.
1'-9"
X
AP4
1'-9"
1 SQ.FT.
1'-8"
X
AP5
15'-11"
27 SQ.FT.
1'-8"
TOP OF
BATHROOM
OPEN TO
BELOW
OPEN TO
BELOW
MECH.
SHAFT
OPEN TO
BELOW
2 1/4" = 1'-0"
PROPOSED ADU UPPER LEVEL AREA CALCULATIONS
X
AP6
17'-6"
84 SQ.FT.
4'-10"
X
AP7
24'-7"
250 SQ.FT.
10'-2"
LINE OF 18"
ALLOWABLE BAY
WINDOW PROJECTION
X
AP8
3'-6"
5 SQ.FT.
1'-5"
AREA CALCULATION
LEGEND
EXISTING LIVING
AREA TO REMAIN
EXISTING GARAGE
AREA
PROPOSED LIVING AREA
PROPOSED AREA
CALCULATIONS
:PROPOSED
ADU LOWER LEVEL
ADU UPPER LEVEL
AP1
AP2
AP3
AP4
AP5
AP6
AP7
AP8
1'-9"
1'-9"
19'-4"
1'-9"
15'-11"
17'-6"
24'-7"
3'-6"
x
x
x
x
x
x
x
x
1'-9"
18'-10"
20'-7"
1'-8"
1'-8"
4'-10"
10'-2"
1'-5"
1 SQ.FT.
33 SQ.FT.
397 SQ.FT.
1 SQ.FT.
27 SQ.FT.
460 SQ.FT.
84 SQ.FT.
250 SQ.FT.
5 SQ.FT.
339 SQ.FT.
799 SQ.FT.
799 SQ.FT.
PROPOSED ADU AREA
CALCULATIONS
7 160
ZPC RE-SUBMITTAL 07.01.2025
BILL DICKEY
32861 CAMINO CAPISTRANO SUITE F,
SAN JUAN CAPISTRANO, CA 92675
949.412.5208
JONATHAN LUKOFF
LUKOFF RESIDENCE
238 CHIQUITA ST.
LAGUNA BEACH, CA 92651
PROJECT:
CLIENT:
DESIGNER OF RECORD:
SUBMISSION DATE
SCALE: AS NOTED
PROJECT NO: 2513
ZPC RE-SUBMITTAL 10.01.2025
20'-5" 8'-2"
BEDROOM
21'-6"x12'-3"
KITCHEN
8'-0"x12'-3"
FAMILY
ROOM
16'-1"x15'-6" BATH
11'-0"x5'-11"
LAUNDRY
11'-0"x5'-4"
DINING
17'-6"x16'-2" GARAGE
11'-0"x19'-8"
LIVING
ROOM
17'-6"x20'-1"
13'-11" 36'-6"
11'-4"
18'-1" 15'-9" 36'-3" 16'-1" 8'-0"
6'-8"
NOTE:
NO PROPOSED WORK ON
EXISTING RESIDENCE
PRIMARY
BEDROOM
24'-1"x12'-11"
PRIMARY
BATHROOM
12'-8"x8'-8" P. CLOSET
5'-8"x9'-4"
HALL
2'-9"x19'-9"
BEDROOM 2
14'-8"x10'-2"
CLOSET 2
3'-7"x4'-9" BATH 2
7'-8"x4'-9"
BATH 3
11'-7"x8'-0"
BEDROOM 3
20'-7"x15'-5" CLOSET 3
3'-10"x10'-10"
30'-8" 13'-6"
6'-0"
18'-1" 35'-9" 4'-4" 13'-0"
6'-8" 6'-11" 14'-2" 6'-11" 3'-11"
EXISTING SFR FLOOR
PLANS
8 2 1/4" = 1'-0"
EXISTING SFR UPPER LEVEL 1 1/4" = 1'-0"EXISTING SFR LOWER LEVEL 161
DOOR & WINDOW REFERENCE, SEE
SCHEDULE ON A900
NEW DOOR, REFER TO
DOOR SCHEDULE
EXISTING WALL & DOOR
TO REMAIN
NEW PARTITION WALL
FLOOR PLAN LEGEND
ROOM NUMBER
ROOM NAME ROOM
NAME
100
X
A400
ELEVATION REFERENCE
SHEET NUMBER
VIEW NUMBER
FLOOR PLAN GENERAL NOTES
1. PRIOR TO COMMENCEMENT OF ANY WORK, GENERAL CONTRACTOR TO VERIFY EXISTING SITE CONDITIONS AND DIMENSIONS. NOTIFY ARCHITECT IMMEDIATELY IF THERE ARE ANY DIMENSIONAL DISCREPANCIES.
2. ALL INTERIOR WALLS TO BE 5
8" GYPSUM WALL BOARD WITH SMOOTH PREP COAT
READY TO RECEIVE PAINT. PROVIDE L METAL AT ALL CORNERS U.N.0.
3. ALL SHOWER & BATHTUB WALLS TO BE STUCCO BROWN AND SCRATCH COAT OVER METAL LATH & GRADE "D" BUILDING PAPER PRIOR TO FINISH MATERIALS.
4. PROVIDE BATT INSULATION AT ALL INTERIOR WALLS AND FLOORS.
5. ALL DIMENSIONS ARE TO FACE OF STUD, U.N.O.
6. HVAC AND PLUMBING TO BE DESIGN BUILD. VERIFY FAU/WH SIZE AND LOCATIONS INCLUDING POWER REQUIREMENTS WITH OWNER AND ARCHITECT. VERIFY SIZE,
TYPE & LOCATION OF ALL SUPPLY & RETURN GRILLES WITH ARCHITECT PRIOR TO INSTALLATION. ALL HVAC GRILLES TO BE "REGGIO REGISTERS' OR APPROVED EQUAL.
VERIFY FINISH AND STYLE.
7. ALL BATHROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR BATHING FIXTURES SHALL BE MECHANICALLY VENTED PER THE CALIFORNIA MECHANICAL CODE.
8. PROVIDE AUTOMATIC FIRE SPRINKLER SYSTEM PER NFPA 13D WHEN REQUIRED.
9. PROVIDE 70 INCH HIGH NON-ABSORBENT WALL ADJACENT TO SHOWER AND APPROVED SHATTER-RESISTANT MATERIALS FOR SHOWER ENCLOSURE.
10. PATCH AND REPAIR ANY DAMAGED WALL AREAS OR VOIDS IN WALLS FROM
ABANDONED OUTLET, SWITCHES, ACCESS PANELS OR WALL INTERSECTIONS RESULTING FROM DEMOLITION.
11. SEAL AROUND ALL PENETRATIONS, DUCTS, PIPES, CONDUITS, ETC. AT FIRE RATED WALL AND CEILING CONSTRUCTION.
12. EXTERIOR WALLS SHALL BE APPROVED NON-COMBUSTIBLE OR IGNITION RESISTANT
MATERIAL AND SHALL PROVIDE PROTECTION FROM THE INTRUSION OF FLAMES AND EMBERS IN ACCORDANCE WITH CITY STANDARDS.
13. FACTORY-BUILT FIREPLACES SHALL HAVE ALL OF THE FOLLOWING: [150(E)] A. CLOSABLE METAL OR GLASS DOORS COVERING THE ENTIRE OPENING OF THE FIREBOX.
B. A COMBUSTION AIR INTAKE TO DRAW AIR FROM THE OUTSIDE WHICH IS AT LEAST 6 SQUARE INCHES IN ARA AND IS EQUIPPED WITH A READILY ACCESSIBLE OPERABLE AND TIGHT-FITTING DAMPER OR COMBUSTION-CONTROL DEVICE.
EXCEPTION: NOT REQUIRED IF INSTALLED OVER A CONCRETE SLAB FLOORING AND LOCATED ON AN EXTERIOR WALL.
C. A FLUE DAMPER WITH A READILY ACCESSIBLE CONTROL. EXCEPTION: WHEN A GAS
LOG, LOG LIGHTER OR DECORATIVE GAS APPLIANCE IN INSTALLED IN A FIREPLACE, THE FLUE DAMPER SHALL BE BLOCKED OPEN.
13. PROVIDE A LANDING AT EACH SIDE OF THE DOOR - LANDING WIDTH TO MATCH THE DOOR WIDTH. LANDING WIDTH SHOULD NOT BE LESS THAN 36". THE ELEVATION OF THE LANDING SHALL NOT EXCEED 1
1 2" DIFFERENCE THAN THE THRESHOLD OF THE
DOORWAY (7
3 4" IF DOOR DOES NOT SWING OVER THE LANDING OR STEPS) IN EACH DIRECTION. THE MAX. SLOPE OF THE LANDING SHALL NOT EXCEED 1 4" PER FOOT.
(CRC R311.3.1)
14. A WATER-RESISTIVE BARRIER SHALL BE INSTALLED AS REQUIRED IN SECTION 1404.2
CBC AND, WHERE APPLIED OVER WOOD-BASED SHEATHING, SHALL INCLUDE A
WATER-RESISTIVE VAPOR-PERMEABLE BARRIER WITH A PERFORMANCE AT LEAST EQUIVALENT TO TWO LAYERS OF GRADE D PAPER PER CBC 2510.6 001
ZPC RE-SUBMITTAL 07.01.2025
BILL DICKEY
32861 CAMINO CAPISTRANO SUITE F,
SAN JUAN CAPISTRANO, CA 92675
949.412.5208
JONATHAN LUKOFF
LUKOFF RESIDENCE
238 CHIQUITA ST.
LAGUNA BEACH, CA 92651
PROJECT:
CLIENT:
DESIGNER OF RECORD:
SUBMISSION DATE
SCALE: AS NOTED
PROJECT NO: 2513
ZPC RE-SUBMITTAL 10.01.2025
BEDROOM 1
11'-0"x14'-11"
ENTRY
8'-7"x5'-8"
LAUNDRY
2'-9"x2'-8"
CLOSET 1
5'-2"x12'-3"
BATH 1
11'-0"x5'-11"
19'-4" 20'-6"
19'-4" 18'-10"
2'-5"
LINE OF
FLOOR ABOVE
1 A
1 B
1 C
T.O. LOWER LEVEL F.F.
89.85'
11'-1" 14'-11"
STOR
3'-0"x2'-10" 1'-9" 1'-9"
TOP OF
BATHROOM
OPEN TO
BELOW
OPEN TO
BELOW
MECH.
SHAFT
OPEN TO
BELOW
LIVING
ROOM
18'-1"x10'-2" BATH 2
6'-7"x8'-1"
CLOS. 2
3'-0"x2'-2"
KITCHEN
18'-1"x5'-8"
19'-4" 20'-6" 28'-5"
3'-3" 10'-2"
25'-2" 2'-4"
2'-3"
3'-7"
1 A
1 B
1 C
REF. DW
T.O. UPPER LEVEL F.F.
97.77'
6'-7" 8'-2"
9'-4" 11'-4"
MECHANICAL
8'-0"x10'-0"
LINE OF
FLOOR ABOVE
20'-0" 20'-6"
LINE OF ROOF
LINE OF (N)
WALL BELOW
(N) STANDING
SEAM METAL ROOF
3'-8" 11'-2"
26'-2" 29'-1"
3'-7"
6" TYP.
1 :12
(N)2'x2'
SKYLIGHTS 1 :12
VALLEY
GENERAL NOTES FLASHING NOTES
1. ALL FLASHING TO BE 16 OZ COPPER.
2. VALLEY FLASHING SHALL NOT BE LESS THAN 0.019-INCH (0.48 MM) (NO. 26 GAUGE GALVANIZED SHEET GUAGE) CORROSION-RESISTANT METAL INSTALLED OVER A MINIMUM 36" WIDE (914 MM) UNDERLAYMENT CONSISTING OF ONE LAYER OF NO. 72 ASTM CAP SHEET RUNNING THE FULL LENGTH OF THE VALLEY.
3. PROVIDE EDGE FLASHING AT ALL EAVES & RAKES
4. PROVIDE FLASHING AT ALL RIDGES, VALLEYS AND HIPS
5. AT DORMERS PROVIDE EDGE FLASHING AT EAVE & RAKE, PROVIDE
FLASHING AT VALLEY BEHIND DORMER AT SIDES (ROOF TO WALL) AND AT FRONT ROOF TO WALL.
6. PROVIDE FLASHING AT ALL ROOF PENETRATIONS. WHERE VENT IS VISIBLE PROVIDE EYEBROW VENT.
7. PROVIDE CRICKET & FLASHING AT CHIMNEY AS REQUIRED.
8. PROVIDE FLASHING AT ALL ROOF TO WALL CONDITIONS.
9. PROVIDE FLASHING AT ALL DOOR & WINDOW HEADS.
10. PROVIDE SILL PANS AT ALL EXTERIOR DOORS.
11. PROVIDE WATER TABLE FLASHING AT ENTIRE PERIMETER OF BUILDING.
12. PROVIDE CAP FLASHING AT DECK CURB & GUARDRAIL.
1. FINISH ROOF TO BE CLASS "A", OVER "GRACE" ICE & WATER SHIELD SELF-ADHERED UNDERLAYMENT OVER TONGUE AND GROOVE SHEATHING, ESR-1677, INSTALL PER MANUFACTURER REQUIREMENTS. FOR ROOFS WITH LESS THAN A 4:12 PITCH PROVIDE A DOUBLE LAYER OF UNDERLAYMENT.
2. PROVIDE TWO LAYERS OF UNDERLAYMENT FOR ALL ROOF SLOPES LESS THAN 4:12
3. PROVIDE 6" HALF ROUND COPPER GUTTERS & 4" ROUND COPPER DOWN SPOUTS. INSTALL PER MANUFACTURER REQUIREMENTS. VERIFY LAYOUT WITH ARCHITECT.
4. LOCATE ALL THROUGH ROOF PENETRATIONS AT REAR YARD SIDE OF RIDGE. ALL ROOF PENETRATIONS FOR VENTS ON SLOPED SURFACES TO BE APPROXIMATELY MIDWAY BETWEEN RIDGE & EAVE. VERIFY EXACT LOCATIONS WITH ARCHITECT.
5. PROVIDE ATTIC VENTILATION EQUAL TO 1/150 OF ATTIC AREA MINIMUM. PER CODE SECTION 1505.3
6. MECHANICAL SUBCONTRACTOR TO PROVIDE SPECIFICATIONS AND CUT SHEETS OF ALL HVAC EQUIPMENT (INCLUDING SUPPLY/RETURN REGISTERS) FOR ARCHITECTS APPROVAL.
7. PROVIDE OVERFLOW DRAINS AS REQUIRED.
8. ROOF GUTTERS SHALL BE PROVIDED WITH THE MEANS TO PREVENT THE ACCUMULATION OF LEAVES AND DEBRIS INSIDE THE GUTTER.
9. ROOF, ATTIC AND EXTERIOR WALL VENTS SHALL RESIST THE INTRUSION OF FLAME AND EMBERS INTO
THE ATTIC AREA OF THE STRUCTURE, OR SHALL BE PROTECTED BY CORROSION-RESISTANT, NONCOMBUSTIBLE WIRE MESH WITH 1/4-INCH (6 MM) OPENINGS OR ITS EQUIVALENT. VENTS SHALL NOT BE INSTALLED IN EAVES AND CORNICES.
PROPOSED ADU NEW
WORK PLANS &
ROOF PLAN
9 3 1/4" = 1'-0"
ADU UPPER LEVEL NEW WORK PLAN
2 1/4" = 1'-0"
ADU LOWER LEVEL NEW WORK PLAN
1 1/4" = 1'-0"
MECHANICAL SUBFLOOR
4 1/4" = 1'-0"
PROPOSED ADU ROOF PLAN
162
ZPC RE-SUBMITTAL 07.01.2025
BILL DICKEY
32861 CAMINO CAPISTRANO SUITE F,
SAN JUAN CAPISTRANO, CA 92675
949.412.5208
JONATHAN LUKOFF
LUKOFF RESIDENCE
238 CHIQUITA ST.
LAGUNA BEACH, CA 92651
PROJECT:
CLIENT:
DESIGNER OF RECORD:
SUBMISSION DATE
SCALE: AS NOTED
PROJECT NO: 2513
ZPC RE-SUBMITTAL 10.01.2025
T.O. PARKING F.S.
89.00' 7'-6" CLG.
T.O. LOWER LEVEL F.F.
89.85'
T.O. UPPER LEVEL F.F.
97.77'
T.O. ROOF
105.82'
1 16' MAXIMUM BUILDING HEIGHT ABOVE GRADE 5"
(N) F.S.
=89.86'
20'-0"
F.Y.S.B. 1'-6" A.F.F. 7'-6" CLG.
4'-0" ALLOWABLE SETBACK
TO EXISTING STRUCTURE
LINE OF
(E) SFR
LINE OF
(E) PORCH
(E) F.S.
=92.60'
2 3
5 6
2 3
6'-1" ACTUAL
SETBACK
4'-0"
S.Y.S.B.
⅊ ⅊
T.O. PARKING F.S.
89.00'
T.O. LOWER LEVEL F.F.
89.85'
T.O. UPPER LEVEL F.F.
97.77'
T.O. ROOF
105.82'
1 16' MAXIMUM BUILDING HEIGHT ABOVE GRADE
2 5
(N) F.S.
=89.44'
(E) N.G.
=91.90'
(N) T.S.
=90.35'
3 4 7'-6" CLG. 5" 7'-6"
4'-0"
S.Y.S.B.
6 16'-0"
(N) T.S.
=90.85'
6 T.O. PARKING F.S.
89.68' 7'-6" CLG.
T.O. LOWER LEVEL F.F.
89.85'
T.O. UPPER LEVEL F.F.
97.77'
T.O. ROOF
105.82'
1 16' MAXIMUM BUILDING HEIGHT ABOVE GRADE 5"
(E) F.S.
=89.44'
20'-0"
F.Y.S.B. 1'-6" A.F.F. 7'-6"
6'-1" ACTUAL
SETBACK
LINE OF
(E) SFR
2 3
5 4'-0"
ALLOWABLE
SETBACK
(E) F.S.
=89.93'
(N) DRIVEWAY
ENTRANCE USING
EXISTING GRADE
& ENTRANCE CLG.
(E) F.S.
=88.81'
(N) F.S.
=89.56'
(E) GRADE
BEYOND
6 4'-0"
S.Y.S.B.
⅊ ⅊
T.O. PARKING F.S.
89.00'
T.O. LOWER LEVEL F.F.
89.85'
T.O. UPPER LEVEL F.F.
97.77'
T.O. ROOF
105.82'
16' MAXIMUM BUILDING HEIGHT ABOVE GRADE
2 5
(E) N.G.
=91.90'
3 5" 7'-6" CLG.
4'-0"
S.Y.S.B.
(E) N.G.
=89.38'
(E) F.S.
=86.52'
(E) T.O.W.
=89.50' 16'-0"
ELEVATION KEYNOTES
2 3
4 (N) DOOR
1 (N) NOT USED
(N) LIGHT BLUE SIDING SIMILAR TO EXISTING HOME
5 6
(N) STANDING SEAM METAL ROOF
(N) WINDOW
(N) STRUCTURAL POST
EXTERIOR
ELEVATIONS
10 1 1/4" = 1'-0"
PROPOSED EAST ELEVATION
3 1/4" = 1'-0"
PROPOSED WEST ELEVATION
2 1/4" = 1'-0"
PROPOSED SOUTH ELEVATION
4 1/4" = 1'-0"
PROPOSED NORTH ELEVATION
163
ZPC RE-SUBMITTAL 07.01.2025
BILL DICKEY
32861 CAMINO CAPISTRANO SUITE F,
SAN JUAN CAPISTRANO, CA 92675
949.412.5208
JONATHAN LUKOFF
LUKOFF RESIDENCE
238 CHIQUITA ST.
LAGUNA BEACH, CA 92651
PROJECT:
CLIENT:
DESIGNER OF RECORD:
SUBMISSION DATE
SCALE: AS NOTED
PROJECT NO: 2513
ZPC RE-SUBMITTAL 10.01.2025
(N) T.S.=90.35' (N) T.S.=90.85'
EXTERIOR CONTEXT
ELEVATIONS
11 1
1/4" = 1'-0"
FRONT CONEXT ELEVATION
3 1/4" = 1'-0"
RIGHT CONTEXT ELEVATIONS
2 1/4" = 1'-0"
LEFT CONTEXT ELEVATION
164
ZPC RE-SUBMITTAL 07.01.2025
BILL DICKEY
32861 CAMINO CAPISTRANO SUITE F,
SAN JUAN CAPISTRANO, CA 92675
949.412.5208
JONATHAN LUKOFF
LUKOFF RESIDENCE
238 CHIQUITA ST.
LAGUNA BEACH, CA 92651
PROJECT:
CLIENT:
DESIGNER OF RECORD:
SUBMISSION DATE
SCALE: AS NOTED
PROJECT NO: 2513
ZPC RE-SUBMITTAL 10.01.2025
T.O. PARKING F.S.
89.00'
T.O. LOWER LEVEL F.F.
89.85'
T.O. UPPER LEVEL F.F.
97.77'
T.O. ROOF
105.85'
(E) N.G.
=91.90' 5" 7'-6" CLG.
4'-0"
S.Y.S.B.
(E) F.S.
=86.52'
(E) T.O.W.
=90.20' 16'-0"
4'-0"
S.Y.S.B.
⅊ ⅊
16' MAXIMUM BUILDING HEIGHT ABOVE GRADE
STAIR
ENTRY
BATH 2
CAR PORT 7'-6" CLG. 15'-5" CLG.
MECHANICAL
CLOS. 2
STOR.
4'-0"
S.Y.S.B.
⅊ ⅊
T.O. PARKING F.S.
89.00'
T.O. LOWER LEVEL F.F.
89.85'
T.O. UPPER LEVEL F.F.
97.77'
T.O. ROOF
105.82'
(E) N.G.
=91.90'
(E) N.G.
=90.41' 5" 7'-6"
4'-0"
S.Y.S.B. 16'-0"
MECHANICAL
16' MAXIMUM BUILDING HEIGHT ABOVE GRADE
BATH 1
BEDROOM CARPORT
KITCHEN/LIVING
(E) GRADE
BEYOND 7'-6" CLG.
16' MAXIMUM BUILDING HEIGHT ABOVE GRADE 5"
20'-0"
F.Y.S.B.
6" 2'-1" A.F.F. 7'-6" CLG.
STORAGE CLOSET BEDROOM
STAIR KITCHEN
SECTIONS
12 1 1/4" = 1'-0"
SECTION A 2 1/4" = 1'-0"SECTION B
3 1/4" = 1'-0"
SITE SECTION C
165