Attach 5 - June 3, 2026 Project Plans — Laguna Beach City Council, July 7, 2026

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A0.0

COVER SHEET
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612

RELATED
18201 Von Karman Ave

APPLICANT
Irvine, CA 92612

PROJECT TEAM DIRECTORY
KTGY
17911 Von Karman Ave, Suite 200

ARCHITECT
Irvine, CA 92614

KES TECHNOLOGIES
One Venture, Suite 130
CIVIL
Irvine, CA 92818

CLARK AND GREEN ASSOCIATES
15420 Laguna Canyon Rd, Suite 210

LANDSCAPE
Irvine, CA 92618

RIGSBEE ENGINEERING
14771 Plaza Drive, Suite J
FIRE
Tustin, CA 92780
A0.0 COVER SHEET
A0.1 PROJECT DATA & VICINITY MAP
A0.2 PRIOR CONDITIONS OF APPROVAL
A1.0 ARCHITECTURAL SITE PLAN
A1.1 EXISTING STRUCTURE EXHIBIT
A1.2 ACCESSIBLE PATH OF TRAVEL
A2.1 BUILDING ELEVATIONS
A2.2 BUILDING ELEVATIONS
A2.3 BUILDING ELEVATIONS
A2.4 COLOR & MATERIAL BOARD
A3.1 FLOOR PLAN - LEVEL B1
A3.2 FLOOR PLAN - LEVEL 1
A3.3 FLOOR PLAN - LEVEL 2

SHEET INDEX

ARCHITECTURE
CIVIL

LANDSCAPE
1 of 2 ALTA / NSPS LAND TITLE SURVEY
2 of 2 ALTA / NSPS LAND TITLE SURVEY
SP 1 of 1 PROPOSED STAKING PLAN
TPM 1 of 4 EXISTING AND PROPOSED MAPPING
TPM 2 of 4 TOPOGRAPHIC SURVEY
TPM 3 of 4 PROPOSED GRADING AND UTILITY
TPM 4 of 4 SLOPE SECTIONS
L-1 CONCEPTUAL LANDSCAPE SITE PLAN
L-2 CONCEPTUAL LANDSCAPE SITE PLAN

COURTYARD ENLARGEMENT
FIRE
F000 FIRE COVER SHEET
F100 FIRE DEPARTMENT SITE ACCESS PLAN

EXTERIOR LIGHTING
ELP.1 EXTERIOR LIGHTING PLAN - LEVEL B1
ELP.2 EXTERIOR LIGHTING PLAN - LEVEL L1
ELP.3 EXTERIOR LIGHTING PLAN - LEVEL L2

NEIGHBORHOOD CONGREGATIONAL CHURCH
340 St. Ann's Drive
OWNER
Laguna Beach, CA 92651
A3.4 FLOOR PLAN - ROOF
A4.0 BUILDING SETBACK DETERMINATIONS

AND BUILDING ENVELOPE DIAGRAMS
A4.1 SITE / BUILDING SECTIONS
A4.2 SITE / BUILDING SECTIONS
A5.1 FLOOR AREA CALCULATIONS
A5.2 OPEN SPACE CALCULATIONS
A6.1 CONCEPTUAL RENDERING
A6.2 CONCEPTUAL RENDERING
A6.3 CONCEPTUAL RENDERING
A6.4 CONCEPTUAL RENDERING
A6.5 CONCEPTUAL RENDERING
Attachment 5

GLENNEYRE STREET

ST ANN'S DRIVE

CATALINA STREET

CLEO STREET
N.A.P.

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A0.1

PROJECT DATA & VICINITY MAP
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612

BEDROOM

TYPE UNIT TYPE
UNIT
NRSF COUNT TOTAL NRSF %
STUDIO UNIT 0-01 460 SF 6 2,760 SF 20.69%
STUDIO UNIT 0-02 510 SF 2 1,020 SF 6.90%
1 BEDROOM UNIT 1-01 600 SF 2 1,190 SF 6.90%
1 BEDROOM UNIT 1-02 610 SF 2 1,220 SF 6.90%
2 BEDROOM UNIT 2-01 890 SF 8 7,120 SF 27.59%
2 BEDROOM UNIT 2-02

MANAGER
1,100 SF 1 1,100 SF 3.45%
3 BEDROOM UNIT 3-01 1,180 SF 6 7,080 SF 20.69%
3 BEDROOM UNIT 3-02 1,120 SF 2 2,240 SF 6.90%
TOTAL COUNT 29 23,730 SF 100.00%

ZONING STANDARDS

RESIDENTIAL UNIT SUMMARY

2. THE RESIDENTIAL UNITS WILL BE DESIGNED TO BE ACCESSIBLE IN ACCORDANCE WITH THE CALIFORNIA BUILDING...

1. ACCESS TO ALL PUBLIC AREAS IN AND AROUND THE BUILDING WILL BE DESIGNED TO BE ACCESSIBLE IN ACCORDANCE WITH THE AMERICANS WITH DISABILITIES ACT.

GENERAL NOTES
ALLOWABLE STORIES 2 STORIES (TYPE V-B) & TYPE I UNLIMMITED SPRINKLER SYSTEM NFPA 13 PER SECTION 903.3.1.1

TYPE OF CONSTRUCTION RESIDENTIAL - TYPE V-B WOOD FRAME - OVER TYPE I OCCUPANCY CLASSIFICATION R-2, S-2, A-3, B, U

USE MULTI-FAMILY

BUILDING CODE ANALYSIS
PROJECT TOTAL 41 Parking Stalls
TOTAL PROVIDED: 6 Parking Stalls

NON RESIDENT PARKING SUMMARY
Shared under the Religious Use stalls per 65913.6(b)(2)(A)) TOTAL PROVIDED: 23 Parking Stalls
Required 63 23
GUESTS 0.25 SPACE/DU
3 BEDROOM 8 2.0 SPACE/DU 1.0 SPACE/DU
2 BEDROOM 9 2.0 SPACE/DU 1.0 SPACE/DU
1 BEDROOM 4 1.5 SPACE/DU 0.5 SPACE/DU
STUDIO 8 1.5 SPACE/DU 0.5 SPACE/DU

UNIT TYPE TOTAL
UNIT COUNT ZONING CODE 25.52.012 (G)
GOVERNMENT CODE - SB4 /

STATE DENSITY BONUS

RESIDENT PARKING SUMMARY
Total Parking Provided 35 Parking Stalls
SB4 allows a 50% Reduction: 35 Parking Stalls
Existing NCC Facility: 69 Parking Stalls

RELIGIOUS USE PARKING
R-2 to A: 1-HR S-2 to A: None B to A: 1-HR A to B: 1-HR R-2 to B: 1-HR S-2 to B: 1-HR B to S-2: 1-HR A to S-2: 1-HR SEPARATION OF OCCUPANCIES (CBC TABLE 508.4)
R-2 to... 1-HR S-2 to... 1-HR B to R-2: 1-HR A to R-2: 1-HR OCCUPANCY TYPE R-2 S-2 B A

SEPARATED OCCUPANCIES
ROOF AND ASSOCIATE SECONDARY MEMBERS 0
FLOOR AND ASSOCIATE SECONDARY MEMBERS 0
NONBEARING WALLS AND PARTITIONS - INTERIOR 0
NONBEARING WALLS AND PARTITIONS - EXTERIOR SEE TABLE 602 BEARING WALLS - INTERIOR 0
BEARING WALLS - EXTERIOR 0
PRIMARY STRUCTURAL FRAME (CBC SEC 202 and SEC 704) 0
VB

BUILDING ELEMENTS

TYPE OF CONSTRUCTION
FIRE-RESISTANCE RATING FOR BUILDING ELEMENTS (HOURS) CBC TABLE 601

GENERAL PLAN CITY OF LAGUNA BEACH
APN 644-034-05, 644-034-09
PROJECT LOCATION 340 ST. ANN'S DRIVE, LAGUNA BEACH, CA

PROJECT DESCRIPTION DEMOLITION OF EXISTING PARSONAGE AND EXISTING SURFACE PARKING LOT, CONSTRUCTION OF A THREE-STORY 50,180 SQUARE FOOT
RESIDENTIAL BUILDING (28 AFFORDABLE HOUSING UNITS AND 1 MANAGER’S UNIT), AND 41 STALL PARKING GARAGE, AND PARCEL MAP TO

MERGE FOUR PARCELS INTO TWO PARCELS, INCLUDING ONE PARCEL LOCATED IN A SPLIT R-2 & LBP ZONE, AND A SECOND PARCEL ENTIRELY WITHIN A LBP ZONE NOT A PART OF THIS SUBMITTAL.

PROJECT NAME NCC AFFORDABLE HOUSING

PROJECT SUMMARY

REQUIRED ENTITLEMENTS

1. Discretionary Tentative Parcel Map and Final Map approval to merge four parcels into two parcels, including one new Local Business Professional zoned parcel and one new R-2 parcel.

2. Ministerial Design Review (DR) approval for a Housing Development Project under SB 4.

3. Discretionary Coastal Development Permit (CDP) approval for non-exempt development for construction of a three-story 50,180-square-foot residential building (28 affordable housing units and 1 manager’s unit) and 41 stall parking garage, changes to intensity of use of land through parking modifications, and changes to intensity of use of land through the parcel map. There are 9 review criteria, and 3 findings required for approval provided in LBMC Sections 25.07.012(F) and 25.07.012(G), respectively. Based on the project location, approval of the CDP is not appealable to the Coastal Commission.

4. Discretionary Design Review (DR) approval for more than 20 cubic yards of grading outside the building footprint, retaining walls with more than 5 feet of exposed height, landscaping, and decks. There are four findings and sixteen criteria for approval provided in LBMC Section 25.05.040.

Concessions and Incentives:

The Project seeks a density bonus of 46% for the 100% low-income affordable units to allow 29 units over the 19.8 units allowed by right. Under the State Density Bonus Law, a 100% affordable housing project is entitled to five concessions. (Gov. Code Section 65915(d)(2)(D).) The submitted Supplemental Project narrative indicates that the Project is requesting four concessions and two waivers for:

Concessions:

1. Reduction of the required Immediately Accessible Open Space, from 1,180 s.f. to 0 s.f.

2. Encroachment into the required 20-foot front yard setback along Catalina St. by 10 feet.

3. Encroachment into the Additional Building Setback.

4. A parking reduction from 29 to 23 spaces for the residential use.

Waivers:

1. The Project seeks merging of four parcels into two parcels, including one new Local Business Professional zoned parcel and one new R-2 parcel. The Project seeks one Waiver for the LBP zoned parcel to exceed the 10,000 square foot allowed by LBMC Section

25.25.008(A).

2. The project seeks a waiver of the minimum open space requirement of LBMC 25.50010(A). The waiver would result in a reduction of the required Total Open Space from 11,620 s.f. to 4,720 s.f.

LEGAL DESCRIPTION (SEE CIVIL DWG.)

PREVIOUS ENTITLEMENTS
ENTITLEMENTS INCLUDE, BUT ARE NOT LIMITED TO CUP 76-7, DR 74-76, CUP 00-49, VAR 460, AND VAR 1498 SEE SHEET A0.2 FOR CONDITIONS OF APPROVAL INFORMATION.

VICINITY MAP
insert summary from shared excel file
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
USE

EXISTING CONFORMS (Y/N)

2.09 N/A
LOT TYPE Through Lot
LOT AREA:
28,937
LBP : 59', R-2: 150'
LBP : 180', R-2: 105'
PRIMARY UNIT:

LBP: 40', R-2: 40' SB-4
25' SB-4
Special Height Standard
Applies (If Marked) 25' SB-4
PRIMARY UNIT:
7'-2", 141' NO - CONCESSION

REQUESTED
Street Plan Line Applies (If
Marked)

N/A N/A
Side Yard 42'-2" YES
Side Yard 30'-8" YES
30'-8" YES

N/A NO - WAIVER

REQUESTED
N/A Yes

N/A NO - CONCESSION

REQUESTED
69 PROPOSED SF
0 14,050 SF
15,000 SF
29,050 SF
17,900 SF
1,970 SF
180 SF
1,080 SF
21,130 SF

PROPOSED DEMO
2,181 SF
96'-9"
N/A
174'-2"
254'-2"
100%

INSIDE BUILDING FOOTPRINT TOTAL
17,967 CY 18,150 CY
297 CY
17,967 CY 18,447 CY
17,967 CY 17,967 CY
PROPOSED (sf) TOTAL (%)
19,210 7% 66% 66%
4,490 93% 16% 16%
23,700 100% 82% 82%
2 7
0 60
LUMENS
1525
825
1050
0 6 6
N/A
West
4,720 SF
4,720 SF
25% x Required Open Space = 1,180 SF

LIVING AREA (ADD OR REMOVE LINES AS NEEDED)
25' - 36' with SB 4
25' ABOVE FINISHED FLR + ONE STORY
PER SB4 = 25' + 11' = 36'
10'-6"
No Reduced Setback
Rear Yard
Side Yards (combined)
OPEN SPACE (Only Applicable to Multi-Family):
41 LBP side abutting LBP: 2'6"
R-2 side abutting R-2: 10% of lot width, min:4',
max:12'
5'
Through Lot (No Rear Yard)

PROJECT SUMMARY TABLE
14,050 SF
LOT AREA LBP: N/A , R-2:no less than 6000 SF
PRIMARY UNIT:

Above Rear Lot Line

TOTAL SF
10'-6", 11'-6", 12'
Residential Level 1
East
PARKING (spaces) 11 dedicated spaces for Montessori Use, 23 spaces for residential uses

FLOOR AREA TOTALS EXISTING SF
Total Open Space (SF) (All required open space must be
contained within buildable and not in required setbacks and yards.)
Open Space Accessible to Each Living Unit (SF)
40% x Proposed Living Area = 11,620 SF
60% x Required Open Space = 2,832 SF
0 SF

VOLUME (GALLONS)

SWIMMING POOL
SPA
Fixture Type Wattage Lumens
Bollard 11W 643
30W
Wattage
Existing Landscape Fixture Count:

Existing Light Fixture Count:

A- Wall Mounted
B- Wall Mounted
Proposed Landscape Fixture Count:

HARDSCAPE (INCL. DRIVEWAY)
16W
C- Ceiling Mounted 12W
FENCES Tubular steel

MATERIALS
TOTAL AREA (SF) = LENGTH X WIDTH
15 27
18 Existing Egress Door Count: Proposed Egress Door Count:

Proposed Light Fixture Count:

Fixture Type

RETAINING WALLS
100%
100%

EXTERIOR WALLS (LINEAR FT)
Lower Level (Linear ft) 96'-9"
ROOF AREA (SF) 2,181 SF
TOTAL (|Cut| + Fill)
FILL (Cubic Yards) 297 CY
Mechanical 1,970 SF
Residential Level 2
Total Open Space that is
Ground-level & Open Ground-to-Sky (SF)

ACCESSORY AREA (ADD OR REMOVE LINES AS NEEDED)
100%
N/A
29,050 SF
Garage
LBP : 180', R-2: 105'
SETBACKS:

AVG. LOT WIDTH LBP : N/A, R-2: 80'
36'
36'
36'
PRIMARY UNIT: PRIMARY UNIT:

PRIMARY UNIT:
25' - 36' with SB 4 MAX. HEIGHT ABOVE FINISHED OR NATURAL GRADE 2,063
26,893
15,000 SF
TOTAL

FOUNDATION (SF)
(For Coastal Appealable Areas Only)
DEMOLITION EXISTING DEMO TOTAL %
100%
100%
Middle Level (Linear ft) N/A
TOTAL WALLS (LINEAR FT) 254'-2"

OUTSIDE BUILDING FOOTPRINT

LOT AREA (SF)
TOTAL COMBINED DEMOLITION (%)
Deck
TOTAL
10'-6", 5', 8'-9"
0 480 CY
CUT (Cubic Yards) 183 CY

PROJECT DATA
Upper Level (Linear ft) 174'-2"
100%

INTERIOR LOAD BEARING WALLS (LINEAR FT)
(For Coastal Appealable Areas Only)
Basement Level
17,900 SF
Common Indoor Area 1,080 SF
21,130 SF
180 SF
Religious Institution ZONE OR SPECIFIC PLAN
Rear Lot Line Above Street
LOT SLOPE N/A 2.09
N/A
LBP : 59', R-2: 150'
28,937
LOT AREA:

Through Lot
MAX. HEIGHT
Front Yard
LBP- Glenneyre: 5' , R-2- Catalina: 20' Glenneyre - 55' , Catalina - 10'

DESCRIPTION

ZONING STANDARDS

REQUIRED PROPOSED
AVG. LOT DEPTH LBP: N/A , R-2:80'
TOTAL

EGRESS DOORS

SITE WORK

GRADING

BUILDING LIGHTING (EXTERIOR ONLY)

LANDSCAPE LIGHTING
Total Landscape Fixture Count:
% OF LOT AREA

IMPERVIOUS SURFACES

FENCES & RETAINING WALLS

SWIMMING POOL/SPA DETAILS

POOL/SPA
NET EXPORT (Cubic Yards)
HEIGHT (ft.)
Max. 5' above grade
6'-21' Varies at retaining walls
(Max. 5' above adj. grade)
28,956

STRUCTURE
Precision Block
EXISTING (SF) EXISTING (%) PROPOSED (%)
0'

ZONING PLAN CHECK

SUBMITTAL
40' 80' 160'
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A0.2

PRIOR CONDITIONS OF

APPROVAL
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612

84.4 MH
V
M
M
M
16 48 64
8 K P. 1.

K.P . 2
12'-0" SETBACK

REQ'D SETBACK PROV'D SETBACK
12'-0"

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
01 01
03 04
05 06
07 13
10 12

PROV'D SETBACK
10'-0"

PROPOSED INTERIOR

LOT LINE

TO FACE OF EXISTING CURB
36'-0"

EXISTING CURB

SEE CIVIL DWGS

PROPOSED STREET

IMPROVEMENT ALONG CATALINA

SEE CIVIL DWGS

PROPOSED PUBLIC ACCESS

EASEMENT ALONG GLENNEYRE

EXISTING CURB

SEE CIVIL DWGS
+72.0
+65.14

GLENNEYRE STREET

SAINT ANN'S DRIVE

CATALINA STREET
+71.0
+70.0
+70.5
+77.0

DOMESTIC WATER BACKFLOW

FIXED DATUM
+82.69
+75.79
+70.0
+66.0
+75.0
+68.0
+66.0
+80.0

EXISTING LOT LINE

EMERGENCY ACCESS
EASEMENT; LOCATION MAY
VARY

P/L TO C/L
33'-0"

P/L TO C/L
30'-0"

P/L TO C/L
33'-0"
C/L
C/L

TO FACE OF CURB IMPROVEMENT
25'-0"

FROM BLDG TO ROAD C/L
43'-0"

PROV'D SETBACK
10'-0"

EXISTING POWER POLE

ALL UTILITY LINES TO BE UNDERGROUND
[LBMC 25.53.010]

EXISTING STORM DRAIN TO BE

REMOVED

SEE TPM

EXISTING STORM DRAIN TO

BE REMOVED

SEE TPM

PROPOSED

STORM DRAIN

SEE TPM

EXISTING POWER POLE TO BE

REMOVED AND REPLACED
20'-0"
+77.0
+67.0

C/L C/L
08 09
09 TRASH RM LOCATION ON LEVEL B1
MECH. RM LOCATION ON LEVEL B1
MECH. RM LOCATION ON LEVEL B1

RAMP DOWN
5% AVG SLOPE 02
7X7 CORNER CUTBACK AREA
[LBMC 25.50.006]
7X7 CORNER CUTBACK AREA
[LBMC 25.50.006]
R2 ZONE LOT WIDTH
150'-0"
25'-0"
175'-0" 112'-6"

LBP ZONE WIDTH
VARIES (59'-0" AVERAGE)

OVERALL DEPTH
287'-6"
VARIES (105-0" AVERAGE)
R-2 ZONE LOT DEPTH
150'-0" 137'-6"

REQ'D SETBACK (CONCESSION REQUESTED)
20'-0"

PROV'D SETBACK
12'-0"

RED'D SETBACK
10'-0"

REQ'D SETBACK
2'-6"

PROV'D SETBACK
5'-0"

PROV'D SETBACK
10'-5"

PROV'D SETBACK
11'-6"

REQ'D SETBACK
2'-6"

REQ'D SETBACK
5'-0"

REQ'D SETBACK
2'-6"
55'-0"

PROV'D SETBACK
12'-0"

REQ'D SETBACK
7'-6"

REQ'D SETBACK
12'-0"
+71.85 +72.11
+89.49
5'-0"
+65.9
+80.6
+72.8
PROPERTY LINE 5'-0" MAX BLOCK WALL

TO PROVIDE PRIVACY TO ADJACENT
RESIDENCES BELOW. SEE L-2
PROPERTY LINE 5'-0" MAX

BLOCK WALL TO PROVIDE

PRIVACY TO ADJACENT
RESIDENCES BELOW. SEE L-2
PROPERTY LINE 42"' FENCE. SEE L-2

PROPERTY LINE RETAINING
WALL WITH METAL FENCE 5'-0"

MAX ABOVE GRADE TO TIE INTO
5'-0" MAX METAL FENCE WHERE
RETAINING WALL ENDS. SEE L-2.

PROPERTY LINE TUBE
STEEL FENCE 5'-0" MAX
ABOVE GRADE. SEE L-2
SEWER MH AND CONNECTION.

SEE CIVIL DWG.
11 10
12 +77.0 +77.0
150'-0" 137'-6"
150'-0"

GLENNEYRE STREET
75'-0"
25'-0"
ST. ANN'S DRIVE
175'-0" 112'-6"

CLEO STREET

CATLINA STREET
N.A.P.
66'-0" 134'-0"
01 RESIDENTIAL UNITS
02 VEHICULAR ENTRY TO GARAGE LEVEL
03 COMMUNITY PLAZA - SEE SHEET L-2
04 LOBBY AND MAIL
05 RESIDENTIAL AMENITY - CLUBHOUSE

PLAN LEGEND
06 RESIDENTIAL COURTYARD - SEE SHEET L-1
07 LAUNDRY
08 TRASH - 19' x 16' ROOM ON LEVEL B1- SEE A3.1
09 MECH. - 15' x 14' ROOM ON LEVEL B1- SEE A3.1
10 COMBO BLOCK WALL WITH STEEL FENCE - 5'-0"

MAX ABOVE GRADE - HEIGHT VARIES
12 BLOCK WALL - 5'-0" MAX ABOVE GRADE
11 TUBE STEEL FENCE - 5'-0" MAX ABOVE GRADE
13 8x10 TRANSFORMERS
0'

ZONING PLAN CHECK

SUBMITTAL
8' 16' 32'
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A1.0

ARCHITECTURAL SITE PLAN
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612

GLENNEYRE STREET

ST ANN'S DRIVE

CATALINA STREET
SEE SHEET A3.5 - BUILDING PLANS - ROOF

FOR DETAILED ROOF PLAN
LBP ZONE R2 ZONE

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
LEGEND

SURROUNDING OFF-SITE CONTEXT

EXISTING ON-SITE PARSONAGE TO BE DEMOLISHED
2,181 S.F ROOF FOOTPRINT

PROPOSED ON-SITE RESIDENTIAL BUILDING
17,151 S.F. ROOF FOOTPRINT
EXISTING ADJACENT NCC FACILITY (N.A.P.) TO REMAIN
12,707 S.F. ROOF FOOTPRINT
SEE A3.5 - FLOOR PLANS - ROOF

FOR DETAILED ROOF PLAN

GLENNEYRE STREET

ST ANN'S DRIVE

CATALINA STREET

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
LBP ZONE R2 ZONE
SEE PROPOSED TENTATIVE PARCEL MAP SHEET 1 OF 4

FOR PROPOSED LOT LINE

PROPOSED INTERIOR

LOT LINE
150'-0"
R-2 ZONE LOT WIDTH
VARIES (105-0" AVERAGE)
R-2 ZONE LOT DEPTH
VAVIES (180'-0" AVERAGE)

LBP ZONE LOT DEPTH
0'

ZONING PLAN CHECK

SUBMITTAL
15' 30' 60'
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A1.1

EXISTING STRUCTURE EXHIBIT
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
PROPOSED SITE CONDITION WITH LOT ADJUSTMENT 1" = 30'-0" 2 EXISTING SITE CONDITION 1" = 30'-0" 1 TOTAL PROPOSED ROOF AREA 17,151 SF
PROPOSED RESIDENTIAL BUILDING 17,151 SF
OFFICE/STORAGE STRUCTURE TO BE DEMOLISHED 0 SF

PROPOSED SITE CONDITION WITH LOT ADJUSTMENT
NCC FACILITY (N.A.P.) TO REMAIN 12,707 SF
TOTAL EXISTING ROOF AREA 14,888 SF
EXISTING SITE CONDITION OFFICE/STORAGE STRUCTURE 2,181 SF NCC FACILITY 12,707 SF
16 48 64
8 K P. 1.

K.P.2

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
11 OF THE SPACES IN THE PARKING LOT NEED TO BE

HAVE SIGNAGE THAT THEY ARE MEANT FOR

MONTESSORI USE ONLY DURING THEIR OPERATING
TIMES, PER CUP 00-49, COA #11

ALL UNITS ARE SERVED BY TWO BUILDING ELEVATORS

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
UP TO LEVEL 1
DN TO B1
LOBBY
+72.5
LEVEL 1
+77.0

DUAL SIDE

ELEVATOR

CLUBHOUSE
+72.5

8.2%

4.8%
+71.7
+70.0
SEE SHEET L-2 FOR

COMMUNITY PLAZA
DESIGN
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P

TO PLAZA
LOBBY

ELEV OVERRUN &

MACHINE ROOM
+72.5
TO LEVEL 1

MOBILITY UNITS

TO PARKING
ALL UNITS ARE SERVED BY TWO BUILDING ELEVATORS.
+ 36' - 0"
T.O.ROOF
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P
+72.5
TO LEVEL 1

MOBILITY UNITS

TO PARKING
ALL UNITS ARE SERVED BY TWO BUILDING ELEVATORS.

ELEV OVERRUN
TO LEVEL 2

MOBILITY UNITS
+ 36' - 0"
T.O.ROOF
0'

ZONING PLAN CHECK

SUBMITTAL
10' 20' 40'
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A1.2

ACCESSIBLE PATH OF TRAVEL
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
ADA PATH OF TRAVEL FROM GLENNEYRE 1" = 20'-0" 2 ADA PATH OF TRAVEL FROM PARKING LEVEL B1 1" = 20'-0" 1 01-A PLASTER - COLOR A
02-A FIBER CEMENT SIDING TYPE A
03 COMPOSITE ROOF
04 STONE VENEER

EXTERIOR MATERIALS
07-A RAILING COLOR A - 3'-6" TYP.
08 VINYL WINDOW
09 FRENCH DOOR
10 TRIM
11 TRELLIS
01-B PLASTER - COLOR B
01-C PLASTER - COLOR C
02-B FIBER CEMENT SIDING TYPE B
07-B RAILING COLOR B - 3'-6" TYP.

SELECTED BUILDING MATERIALS WILL HAVE

MATTE, NON-REFLECTIVE SURFACES PER
RESIDENTIAL DESIGN GUIDELINES (10.1)
12 CONDENSER UNIT (FLOOR MOUNTED)
3 2
1 4
+ 0"
LEVEL B1
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P
P/L
01-A

GLENNEYRE STREET

CATALINA STREET

CONCESSION REQUESTED
20'-0" MIN. REQ. SETBACK

PROPOSED SETBACK
10'-0"

FRONTYARD SETBACK
5'-0"MIN.

82.50 NOT A PART

EXISTING NCC FACILITY
03 10 08 02-A 07-B 01-B 02-B
P/L
P/L

76.00 LOWEST GRADE

HIGHEST GRADE

72.11 89.49

MAXIMUM HEIGHT ALLOW

MEASURED FROM FINISHED GRADE
25' + 11' = 36' ALLOWED BY SB4
R2 ZONE - HEIGHT PERMITTED 25'

MEASURED FROM FINISHED GRADE
FOR LOT SLOPE BETWEEN 0% TO 15%
OR 25 ' ABOVE CURB ELEVATION
(THROUGH LOT 0% TO 5%)

HEIGHT VARIES

MEASURED FROM FINISHED FLOOR
36'-0"
9'-6" 9'-6" 11'-0"

SETBACK REQUIRED
2'-6"
100' - 9"
4'-0"

66.00 + 36' - 0"
T.O.ROOF

ADDITIONAL BUILDING SETBACK PER
SECTION 25.50.004(D)
(ADDITIONAL FOOT OF DISTANCE FOR

EVERY FOOT OF HEIGHT IN EXCESS OF

FIFTEEN FEET ABOVE NATURAL

GRADE) CONCESSION REQUESTED
+ 0"
LEVEL B1
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P
P/L

SIDEYARD SETBACK
12'-0" MIN. FRONTYARD SETBACK
5'-0" MIN.

SIDEYARD SETBACK
2'-6"

82.50 119.50

NOT A PART

EXISTING NCC FACILITY
02-A P/L P/L P/L 10 08 02-B 07-A 04 03 09 10

66.00 67.00
101.88

65.14 L
B
P
ZO
N
E
H
EIG
H
T
P
E
R
MITT
E
D
2 5'
T
H
R
O
U
G
H
L
O
T
S
L
O
P
E
O
F

2.9 6
25'-0"

SIDEYARD SETBACK
7'-6"

EXISTING STREET

CURB ALONG

CATALINA REAR LOT
6'-0" 9'-6" 9'-6" 11'-0"

MEASURED FROM FINISHED GRADE/FLOOR
36'-0"MAX. BLDG.

SIDEYARD SETBACK
2'-6"
3'-6"
TYP.
11'-0"

MAXIMUM HEIGHT ALLOW

MEASURED FROM FINISHED GRADE
25' + 11' = 36' ALLOWED BY SB4

99.77 70.50
R2 ZONE - HEIGHT PERMITTED 25'

MEASURED FROM FINISHED GRADE
FOR LOT SLOPE BETWEEN 0% TO 15%
OR 25 ' ABOVE CURB ELEVATION
(THROUGH LOT 0% TO 5%)
HEIGHT VARIES + 36' - 0"
T.O.ROOF
0' 3 6 12 24

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A2.1

BUILDING ELEVATIONS
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
EXTERIOR ELEVATION - EAST - ST. ANN'S DRIVE 3/32" = 1'-0" 2 EXTERIOR ELEVATION - SOUTH - GLENNEYRE STREET 3/32" = 1'-0" 1 + 0"
LEVEL B1
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P
PROPOSED SETBACK 01-A
10'-0"

NOT A PART

EXISTING NCC FACILITY
02-A 03 01-B 01-C 11 0307-B 10 08 10
P/L

P/L P/L

71.00 77.00

GARAGE FINISH FLOOR
11'-0" 9'-6" 9'-6"

STREET CURB ELEVATION

MAXIMUM HEIGHT ALLOW

MEASURED FROM FINISHED GRADE
25' + 11' = 36' ALLOWED BY SB4
R2 ZONE - HEIGHT PERMITTED 25'

MEASURED FROM FINISHED GRADE
FOR LOT SLOPE BETWEEN 0% TO 15%
OR 25 ' ABOVE CURB ELEVATION
(THROUGH LOT 0% TO 5%)
HEIGHT VARIESMEASURED FROM FINISH FLOOR 36'-0"

72.61 89.99

CATALINA STREET

CONCESSION REQUESTED
20'-0" MIN. REQ. SETBACK
3'-6"
TYP.
3'-6"
TYP.
3'-6"
TYP.
3'-6"
TYP.
+ 36' - 0"
T.O.ROOF

FRONT SETBACK
5'-0"

66.00 ADDITIONAL BUILDING SETBACK PER
SECTION 25.50.004(D)
(ADDITIONAL FOOT OF DISTANCE FOR

EVERY FOOT OF HEIGHT IN EXCESS OF

FIFTEEN FEET ABOVE NATURAL GRADE)

CONCESSION REQUESTED
15'-0"

ADDITIONAL BUILDING

SETBACK PER SECTION

25.50.004(D)
(ADDITIONAL FOOT OF

DISTANCE FOR EVERY FOOT

OF HEIGHT IN EXCESS OF

FIFTEEN FEET ABOVE

NATURAL GRADE)

66.00 12
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P
P/L 03 02-C

SIDEYARD SETBACK
12'-0" MIN.

90.50 EXISITING STREET CURB ALONG

CATALINA IN FOREGROUND

NOT A PART

EXISTING NCC FACILITY
10 01-A 08 02-A
LBP-R2 THROUGH LOT
25' HEIGHT PERMITTED ABOVE

CURB ELEVATION LB
P - R2 Z
O
N
E
25'-0"
L
B
P-R2
T
H
R
O
U
G
H
L
O
T
2 5' H
EIG
H
T
P
E
R
MITT
E
D
AB
O
V
E
C
U
R
B
E
L
EVATIO
N

P/L P/L

PROPOSED FINISHED GRADE

WITHIN PROPERTY ONLY
SEE SHEET L-1 FOR

PERIMETER WALL FENCING

EXISITING STREET CURB

ALONG CATALINA IN

FOREGROUND

75.79 101.88
100.76

71.85 MEASURED FROM FINISH FLOOR
36'-0"

PROPOSED FINISHED

FLOOR IN THE GARAGE

PROPOSED FINISHED

FLOOR IN THE GARAGE

ELEVATOR

OVERRUN
6'-0" 9'-6" 9'-6" 11'-0"

MAXIMUM HEIGHT ALLOW

MEASURED FROM FINISHED GRADE
25' + 11' = 36' ALLOWED BY SB4
R2 ZONE - HEIGHT PERMITTED 25'

MEASURED FROM FINISHED GRADE
FOR LOT SLOPE BETWEEN 0% TO 15%
OR 25 ' ABOVE CURB ELEVATION
(THROUGH LOT 0% TO 5%)

HEIGHT VARIES
SETBACK REQ.
10'-6"MIN.
+ 36' - 0"
T.O.ROOF

66.00 01-A PLASTER - COLOR A
02-A FIBER CEMENT SIDING TYPE A
03 COMPOSITE ROOF
04 STONE VENEER

SELECTED BUILDING MATERIALS WILL HAVE

MATTE, NON-REFLECTIVE SURFACES PER
RESIDENTIAL DESIGN GUIDELINES (10.1)
12 CONDENSER UNIT (FLOOR MOUNTED)
3 2
1 4
0' 3 6 12 24

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A2.2

BUILDING ELEVATIONS
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
EXTERIOR ELEVATION - WEST - CLEO STREET 3/32" = 1'-0" 4 EXTERIOR ELEVATION - NORTH - CATALINA STREET 3/32" = 1'-0" 3 + 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
01-A 02-A 01-B 02-B 12 03
+ 36' - 0"
T.O.ROOF
10 + 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
01-C 04 07-B 10 01-B 01-A
+ 36' - 0"
T.O.ROOF
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
01-A 10 10 01-B

NOT A PART

EXISTING NCC FACILITY
03 07-B 08
+ 36' - 0"
T.O.ROOF
01-A PLASTER - COLOR A
02-A FIBER CEMENT SIDING TYPE A
03 COMPOSITE ROOF
04 STONE VENEER

SELECTED BUILDING MATERIALS WILL HAVE

MATTE, NON-REFLECTIVE SURFACES PER
RESIDENTIAL DESIGN GUIDELINES (10.1)
12 CONDENSER UNIT (FLOOR MOUNTED)
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P
11 02-A 03 07-B 04 01-B 08 01-A 03
+ 36' - 0"
T.O.ROOF
2 1 4
3 0' 3 6 12 24

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A2.3

BUILDING ELEVATIONS
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
COURTYARD - NORTH B 3/32" = 1'-0" 4 COURTYARD - NORTH A 3/32" = 1'-0" 3 COURTYARD - EAST 3/32" = 1'-0" 1
COURTYARD - WEST 3/32" = 1'-0" 2
01-A PLASTER - COLOR A
02-A FIBER CEMENT SIDING TYPE A
03 COMPOSITE ROOF
04 STONE VENEER

SELECTED BUILDING MATERIALS WILL HAVE

MATTE, NON-REFLECTIVE SURFACES PER
RESIDENTIAL DESIGN GUIDELINES (10.1)
12 CONDENSER UNIT (FLOOR MOUNTED)
+ 0"
LEVEL B1
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P
P/L

SIDEYARD SETBACK
12'-0" MIN.

SIDEYARD SETBACK
2'-6"

NOT A PART

EXISTING NCC FACILITY
02-A P/L P/L 10 08 02-B 07-A 04 03 09 10

66.00 67.00
101.88

65.14 L
B
P
ZO
N
E
H
EIG
H
T
P
E
R
MITT
E
D
2 5'
T
H
R
O
U
G
H
L
O
T
S
L
O
P
E
O
F

2.9 6
25'-0"

SIDEYARD SETBACK
7'-6"

EXISTING STREET

CURB ALONG

CATALINA REAR LOT
6'-0" 9'-6" 9'-6" 11'-0"

MEASURED FROM FINISHED GRADE/FLOOR
36'-0"MAX. BLDG.

SIDEYARD SETBACK
2'-6"
3'-6"
TYP.
11'-0"

99.77 70.50
+ 36' - 0"
T.O.ROOF

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A2.4

COLOR & MATERIAL BOARD
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
01 - A PLASTER - COLOR A 02 - B PLASTER - COLOR B 03 - C PLASTER - COLOR C 07 - A RAILING COLOR A
10 TRIM
11 TRELLIS
02 - A FIBER CEMENT SIDING
TYPE A
03 COMPOSITE ROOF
02 - B FIBER CEMENT SIDING
TYPE B
07 - B RAILING COLOR B 04 STONE VENEER
10 TRIM
08 VINYL WINDOW
09 FRENCH DOOR
+65.14

GLENNEYRE STREET
+71.0
ELEC. PANEL
+70.0

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH

UP TO GRADE
+75.0
UP TO PLAZA & LEVEL 1

UP TO GRADE
+71.0
+70.5
08 09
09 1 2 3 4
12 13 14 15 16
23 24 25 26 27 28 29 30
18 19 20 21 22
17 5 6 7 8 9 10 11
31 32
33 34
35 36
37 38
39 40 RAMP DOWN
5% AVG SLOPE

SECURED BICYCLE
STORAGE UNITS (2)
CAL GREEN 5.106.4.1.2
EVCS STALLS (4)
CAL GREEN [4.106.4]
14'-0"
TYP. DRIVE AISLE
24'-0"
+65.0
(LBMC 25.52.008 (C))
2'-0" 02
03 13
150'-0"
150'-0" 137'-6"
25'-0" 59'-0"
287'-6"
LEVEL 1 ABOVE
2'-0" 2'-0"
18'-0"
TYP.
+75.79
+70.0
+66.0
+75.0
+68.0
+66.0
+67.0
ELEV
STOR.

MECH UNIT FOR COMMON

INDOOR SPACE
A/C
A/C

MECH UNIT FOR COMMON

INDOOR SPACE
ELEV
3'-2"
164'-4 1/2" 123'-1 1/2"
+71.85 +72.11
+89.49
11 OF THE SPACES IN THE PARKING LOT NEED TO BE

HAVE SIGNAGE THAT THEY ARE MEANT FOR

MONTESSORI USE ONLY DURING THEIR OPERATING
TIMES, PER CUP 00-49, COA #11
41 01 RESIDENTIAL UNITS
02 VEHICULAR ENTRY TO GARAGE LEVEL
03 COMMUNITY PLAZA - SEE SHEET L-2
04 LOBBY AND MAIL
05 RESIDENTIAL AMENITY - CLUBHOUSE

MAX ABOVE GRADE - HEIGHT VARIES
12 BLOCK WALL - 5'-0" MAX ABOVE GRADE
11 TUBE STEEL FENCE - 5'-0" MAX ABOVE GRADE
13 8x10 TRANSFORMERS
0' 3 6 12 24

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A3.1
FLOOR PLAN - LEVEL B1
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
LEVEL B1

PARKING GARAGE
GARAGE 17,900 SF
17,900 SF

RESIDENTIAL ACCESSORY
UTILITY 1,310 SF
1,310 SF
LEVEL 1

RESIDENTIAL ACCESSORY
DECK 180 SF
UTILITY 430 SF
620 SF

RESIDENTIAL COMMON INDOOR AREA
HABITABLE 1,080 SF
1,080 SF

RESIDENTIAL LIVING AREA
CIRCULATION 2,560 SF
HABITABLE 11,490 SF
14,050 SF
LEVEL 2

RESIDENTIAL ACCESSORY
UTILITY 220 SF
220 SF

RESIDENTIAL LIVING AREA
CIRCULATION 2,550 SF
HABITABLE 12,450 SF
15,000 SF
Grand total 50,180 SF
SEE SHEET A5.2 FOR DETAIL FLOOR AREA CALCULATIONS
AND A5.2 FOR OPEN SPACE CALCULATIONS
ADA_9'-0"W x 18'-0"D 1
ADA_9'-0"W x 18'-0"D_VAN 2
ADA_12'-0"W x 18'-0"D_VAN_EVCS 1
COMPACT_8'-0"W x 15'-0"D 10
COMPACT_8'-6"W x 15'-0"D 5
COMPACT_8'-6"W x 18'-0"D 4
STANDARD_9'-0"W x 18'-0"D 13
STANDARD_9'-0"W x 18'-0"D_EVCS 5
41 FLOOR AREA SUMMARY

PARKING STALL SUMMARY
16 48 64
8 K P. 1.

K.P.2
+65.14

GLENNEYRE STREET
+77.0
12'-0"
+71.0
10'-6"
UP TO LEVEL 1
DN TO
GRADE
+75.0

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
+70.0
DN TO B1

DN TO GRADE
+71.0
DN TO B1
UP
UP
+70.5
UNIT
3-02
UNIT
2-01
UNIT
2-01
UNIT
1-01
UNIT
3-01
UNIT
2-01
UNIT
3-01
UNIT
3-01
UNIT
2-01
UNIT
0-01
UNIT
0-02
UNIT
0-01
UNIT
0-01
02 03
13 CLUBHOUSE

OPEN DECK
LOBBY
+75.79
+70.0
+66.0
+75.0
+68.0
+66.0
DN TO
B1
+67.0
ELEV
07 06

MECH UNIT FOR COMMON

INDOOR SPACE
A/C
A/C

MECH UNIT FOR COMMON

INDOOR SPACE
+66.0
+72.5
+77
1,600 SF
UNIT
1-02
08 +71.85 +72.11
+89.49
180 SF
3,120 SF
01 RESIDENTIAL UNITS
02 VEHICULAR ENTRY TO GARAGE LEVEL
03 COMMUNITY PLAZA - SEE SHEET L-2
04 LOBBY AND MAIL
05 RESIDENTIAL AMENITY - CLUBHOUSE

MAX ABOVE GRADE - HEIGHT VARIES
12 BLOCK WALL - 5'-0" MAX ABOVE GRADE
11 TUBE STEEL FENCE - 5'-0" MAX ABOVE GRADE
13 8x10 TRANSFORMERS
0' 3 6 12 24

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A3.2
FLOOR PLAN - LEVEL 1
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
LEVEL B1

PARKING GARAGE
GARAGE 17,900 SF
17,900 SF

RESIDENTIAL ACCESSORY
UTILITY 1,310 SF
1,310 SF
LEVEL 1

RESIDENTIAL ACCESSORY
DECK 180 SF
UTILITY 430 SF
620 SF

RESIDENTIAL COMMON INDOOR AREA
HABITABLE 1,080 SF
1,080 SF

RESIDENTIAL LIVING AREA
CIRCULATION 2,560 SF
HABITABLE 11,490 SF
14,050 SF
LEVEL 2

RESIDENTIAL ACCESSORY
UTILITY 220 SF
220 SF

RESIDENTIAL LIVING AREA
CIRCULATION 2,550 SF
HABITABLE 12,450 SF
15,000 SF
Grand total 50,180 SF
SEE SHEET A5.2 FOR DETAIL FLOOR AREA CALCULATIONS
AND A5.2 FOR OPEN SPACE CALCULATIONS

FLOOR AREA SUMMARY
+65.14

GLENNEYRE STREET
UNIT
3-02
UNIT
2-01
UNIT
2-01
UNIT
1-01
UNIT
3-01
UNIT
2-01
UNIT
3-01
UNIT
2-02

MANAGER
UNIT
3-01
UNIT
2-01
UNIT
0-01
UNIT
0-02
UNIT
0-01
UNIT
0-01

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
DN
DN
ELEV

OVERRUN

MACHINE
RM
+70.5
+68.0
+66.0
+67.0
TRASH
UNIT
1-02
+71.85 +72.11
+89.49
0' 3 6 12 24

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A3.3
FLOOR PLAN - LEVEL 2
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
LEVEL B1

PARKING GARAGE
GARAGE 17,900 SF
17,900 SF

RESIDENTIAL ACCESSORY
UTILITY 1,310 SF
1,310 SF
LEVEL 1

RESIDENTIAL ACCESSORY
DECK 180 SF
UTILITY 430 SF
620 SF

RESIDENTIAL COMMON INDOOR AREA
HABITABLE 1,080 SF
1,080 SF

RESIDENTIAL LIVING AREA
CIRCULATION 2,560 SF
HABITABLE 11,490 SF
14,050 SF
LEVEL 2

RESIDENTIAL ACCESSORY
UTILITY 220 SF
220 SF

RESIDENTIAL LIVING AREA
CIRCULATION 2,550 SF
HABITABLE 12,450 SF
15,000 SF
Grand total 50,180 SF
SEE SHEET A5.2 FOR DETAIL FLOOR AREA CALCULATIONS
AND A5.2 FOR OPEN SPACE CALCULATIONS

FLOOR AREA SUMMARY
ROOF NOTES:
-ALL ROOF ELEVATIONS ARE BASED FROM LEVEL B1 GARAGE FINISH FLOOR ELEVATION +66.0 -TYPICAL EAVE DEPTH IS 1'-6" UNELSS NOTED OTHERWISE
-TYPICAL ROOF PITCH IS 2.5:12 UNLESS NOTED OTHERWISE

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
150'-0"
150'-0" 137'-6"
287'-6"
59'-0"
45'-0"
20'-0"
71'-8"
12'-0"
12'-0"
50'-0"

95.51 95.51

99.79 101.88

95.51 95.51

95.51 95.28

95.51 88.86

85.00 98.54 98.54

95.51 95.98

95.28 95.51

95.82 95.51

95.82 95.82

95.51 95.82

95.51 95.51 95.51

99.85 99.85
100.76

99.16 98.53

95.51 95.82

95.51 98.53

98.68 98.68

99.16 101.88

95.51 95.82

95.51 95.51

95.88 86.76

86.76 95.82

95.51 95.82

95.51 76.26

95.51 95.98
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
-ROOF VOLUMES BELOW ARE HALFTONE

SOLAR READY AREA

EAVE DEPTH
2'-6"

EAVE DEPTH
2'-4" EAVE DEPTH 2'-6"
102.00
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
HIP
HIP
HIP
HIP
HIP
HIP
RIDGE

95.82 95.88

99.44 99.44
100.76

99.79 0' 3 6 12 24

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A3.4

FLOOR PLAN - ROOF
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1

GLENNEYRE STREET

CATALINA STREET
(PROPOSED BUILDING

PROFILE AT ONE STORY)

MAXIMUM HEIGHT ALLOW

MEASURED FROM FINISHED GRADE
25' + 11' = 36' ALLOWED BY SB4

PROPOSED FINISH FLOOR OF THE

PARKING GARAGE LEVEL
(PROPOSED BUILDING

PROFILE AT ONE STORY)
LBP ZONE R2 ZONE
175'-0" 112'-6"

70.50 73.00
25'-0"

LOWEST GRADE

HIGHEST GRADE

PROPOSED FINISH FLOOR OF THE

PARKING GARAGE LEVEL

LOWEST GRADE

HIGHEST GRADE

72.11 89.49

65.14 25'-0"
R2 ZONE - HEIGHT PERMITTED 25'

MEASURED FROM FINISHED GRADE FOR
LOT SLOPE BETWEEN 0% TO 5%
OR 25 ' ABOVE CURB ELEVATION
(THROUGH LOT 0% TO 5%)

HEIGHT VARIES
LBP ZONE - 25' HEIGHT PERMITTED ABOVE

UPPER CURB OR STREET ELEVATION

HEIGHT - VARIES
25'-0"
36'-0"

MAXIMUM HEIGHT ALLOW

MEASURED FROM FINISHED GRADE
25' + 11' = 36' ALLOWED BY SB4

CONCESSION REQUESTED
20'-0" MIN. REQ. SETBACK

PROPOSED SETBACK
10'-0"

ADDITIONAL BUILDING SETBACK PER
SECTION 25.50.004(D)
(ADDITIONAL FOOT OF DISTANCE FOR

EVERY FOOT OF HEIGHT IN EXCESS OF

FIFTEEN FEET)

ADDITIONAL BUILDING SETBACK PER
SECTION 25.50.004(D)
(ADDITIONAL FOOT OF DISTANCE FOR

EVERY FOOT OF HEIGHT IN EXCESS

OF FIFTEEN FEET)

FRONT SETBACK
5'-0"

66.00 PROPOSED FINISHED

FLOOR IN THE GARAGE
15'-0"
15'-0"

GLENNEYRE STREET

ST ANN'S DRIVE

CATALINA STREET

ZONE LBP PARCEL
ZONE R2 PARCEL

BUILDING ENVELOPE AREA

PER LBP BASE ZONE

BUILDING ENVELOPE AREA
PER R2 BASE ZONE

REQUEST FOR SETBACK
REDUCTION TO 10'
20'-0"
10'-0"

PROPOSED

BUILDING

FOOTPRINT
+72.11
+89.49
+65.14
+67
+67
+67
10'-6"
12'-0"
75'-0" 137'-6"
150'-0"
#1. LBP FRONT YARD 5'-0" SETBACK REQUIRED55'-0" SETBACK PROVIDED #2. LBP SIDE YARD TO LBP
2'-6" SETBACK REQUIRED
10'-6" SETBACK PROVIDED
#3. LBP SIDE YARD TO R2 10% OF 75'
7'-6" SETBACK REQUIRED
10'-6" SETBACK PROVIDED
#5. R2 SIDE YARD TO R2 - 10% OF 137'-6" = 13'-9" > 12'-0" 12'-0" MAX SETBACK REQUIRED
12'-0" SETBACK PROVIDED
#4. R2 SIDE YARD TO R2
7'-6" MIN. SETBACK REQUIRED
10'-6" SETBACK PROVIDED
#6. R2 FRONT YARD =20'-0" SETBACK REQUIRED
10'-0" SETBACK PROVIDED PER CONCESSION
#7. R2 SIDE YARD TO R2 - 10% OF 106'-0"
10'-6" SETBACK REQUIRED
11'-6" SETBACK PROVIDED
#9. LBP SIDE YARD TO LBP = 2'-6" SETBACK REQUIRED / 8'-9" SETBACK PROVIDED #10. LBP TO LBP PARKING GARAGE = 0'-0" SETBACK REQUIRED / 0'-0" SETBACK PROVIDED #8. LBP SIDE YARD TO LBP
2'-6" SETBACK REQUIRED
5'-0" TO 10'-0" SETBACK PROVIDED
+70.50
+71.85
+75.79

GLENNEYRE STREET
ST. ANN'S DRIVE

CATALINA STREET

ZONE LBP PARCEL
ZONE R2 PARCEL
R2 FRONTYARD SETBACK
R2 SIDEYARD ABUTTING R2
10% LOT WIDTH OR 12' SETBACK
LBP FRONTYARD SETBACKMIN. 5'-0" SETBACK
150'-0"
137'-6"

LBP ZONE
BASE ZONE BUILDING HEIGHT ALLOW:
25'-0" ABOVE UPPER CURB OR STREET ELEVATION
MAXIMUM 36' FROM FINISHED GRADE

GOVERNMENT CODE ALLOW ADDITONAL ONE STORY
RESIDENTIAL BUILDING: 25'-0" + 11' = 36'-0" MAX.

R2 ZONE
BASE ZONE: 25' MAX.HEIGHT

MEASURED CURB ELEVATION

OR FINISH GRADE

GOVERNMENT CODE ALLOW
ADDITONAL ONE STORY:
25' + 11' = 36'-0" MAX
+72.11
+89.49
+65.14
75'-0" 75'-0"
+67
+67
40'-0"
+67
((75.8+71.85)/2)-((70.5+65.1)/2)=6.00 / 287.5 = 2.09% SLOPE IN PERCENT 287'-6"

AVERAGE LOT DEPTH
287'-6"

LBP SIDEYARD TO LBP
2'-6" SETBACK

LBP SIDE YARD TO LBP
2'-6" SETBACK REQUIRED
LBP SIDE YARD TO R2 10% OF 75'
7'-6" SETBACK REQUIRED
R2 SIDE YARD TO R2 - 10% OF 137'-6" = 13'-9" > 12'-0"
10% OF LOT WIDTH OR 12' SETBACK
+70.50
+71.85
+75.79
0'

ZONING PLAN CHECK

SUBMITTAL
15' 30' 60'
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A4.0

BUILDING SETBACK

DETERMINATIONS AND
# 20240443 BUILDING ENVELOPE DIAGRAMS 340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612

SITE SECTION - NORTH TO SOUTH - ONE STORY
SETBACK DETERMINATIONS AND BUILDING ENVELOPE DIAGRAM 1" = 30'-0" 3 BUILDING ENVELOPE COMPLIANCE DIAGRAM + 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P

GLENNEYRE STREET

CATALINA STREET

EXISTING RETAINING WALL
PROPERTY LINE 6' FENCE. SEE L-2

LBP FRONTYARD SETBACK
5'-0"MIN.

STAIR UP TO +71.0
STAIR DN TO +71.0

PROPOSED SETBACK
10'-0"

MEASURED FROM FINISH GRADE
MAX. HEIGHT
36'-0"

LBP ZONE

P/L P/L

MAXIMUM HEIGHT ALLOW

MEASURED FROM FINISHED GRADE
25' + 11' = 36' ALLOWED BY SB4
R2 ZONE - HEIGHT PERMITTED 25' MEASURED FROM
FINISHED GRADE FOR LOT SLOPE BETWEEN 0% TO 5%
OR 25 ' ABOVE CURB ELEVATION (THROUGH LOT 0% TO 5%)

HEIGHT VARIES
36'-0"

R-E ZONE

CONCESSION REQUESTED
20'-0" MIN. REQ. SETBACK
6'-0" 9'-6" 9'-6" 11'-0"
CEILING HGT.
8'-2"(TYP.)
CEILING HGT.
8'-2" (TYP.)
9'-6"
+ 36' - 0"
T.O.ROOF

ADDITIONAL BUILDING SETBACK PER SECTION

25.50.004(D)
(ADDITIONAL FOOT OF DISTANCE FOR EVERY FOOT

OF HEIGHT IN EXCESS OF FIFTEEN FEET ABOVE
NATURAL GRADE). CONCESSION REQUESTED

ADDITIONAL BUILDING

SETBACK PER SECTION

25.50.004(D)
(ADDITIONAL FOOT OF

DISTANCE FOR EVERY FOOT

OF HEIGHT IN EXCESS OF

FIFTEEN FEET ABOVE

NATURAL GRADE)

LOWEST GRADE

HIGHEST GRADE

72.11 89.49
15'-0"

66.00 + 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P

GLENNEYRE STREET

CATALINA STREET
6'-0" 9'-6" 9'-6" 11'-0"

LBP FRONTYARD SETBACK
5'-0"MIN. PROPOSED SETBACK
10'-0"
P/L
P/L

MAXIMUM HEIGHT ALLOW

CONCESSION REQUESTED
20'-0" MIN. REQ. SETBACK

EXISTING RETAINING WALL
PROPERTY LINE 6' FENCE. SEE L-2
+ 36' - 0"
T.O.ROOF

ADDITIONAL BUILDING SETBACK PER SECTION

25.50.004(D)
(ADDITIONAL FOOT OF DISTANCE FOR EVERY FOOT

OF HEIGHT IN EXCESS OF FIFTEEN FEET ABOVE
NATURAL GRADE). CONCESSION REQUESTED

ADDITIONAL BUILDING

SETBACK PER SECTION

25.50.004(D)
(ADDITIONAL FOOT OF

DISTANCE FOR EVERY FOOT

OF HEIGHT IN EXCESS OF

FIFTEEN FEET ABOVE

NATURAL GRADE)

LOWEST GRADE

HIGHEST GRADE

72.11 89.49
15'-0"
1 2

RESIDENTIAL UNITS

RESIDENTIAL AMENITIES
LOBBY

CIRCULATION

PARKING GARAGE
LEGEND
1 2

LAUNDRY
3 3

ELEVATOR
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P

CATALINA STREET
P/L

NOT A PART

EXISTING NCC FACILITY
P/L

PROPOSED SETBACK
10'-0"

MAXIMUM HEIGHT ALLOW

REQ' SETBACK
2'-6"
6'-0" 9'-6" 9'-6" 11'-0"

PROPERTY LINE RETAINING WALL WITH
42" -72" TALL METAL FENCE ABOVE TO
TIE INTO 72" METAL FENCE WHERE
RETAINING WALL ENDS. SEE L-2.
+ 36' - 0"
T.O.ROOF

ADDITIONAL BUILDING SETBACK PER SECTION

25.50.004(D)
(ADDITIONAL FOOT OF DISTANCE FOR EVERY FOOT

OF HEIGHT IN EXCESS OF FIFTEEN FEET ABOVE
NATURAL GRADE). CONCESSION REQUESTED

66.00 LOWEST GRADE

HIGHEST GRADE

72.11 89.49
15'-0"
0' 3 6 12 24

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A4.1

SITE / BUILDING SECTIONS
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
SITE SECTION - NS-01 3/32" = 1'-0" 1
SITE SECTION - NS-02 3/32" = 1'-0" 2
SITE SECTION - NS-03 3/32" = 1'-0" 3

COMMUNITY PLAZA
SEE LANDSCAPE SHEET L-2
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P
P/L

NOT A PART

EXISTING NCC FACILITY
P/L
P/L
P/L
STAIRS
UP TO
LEVEL 1

EXISITING STREET

CURB ALONG

CATALINA REAR LOT
36'-0"

SIDEYARD SETBACK
12'-0" MIN.

MAXIMUM HEIGHT ALLOW

MEASURED FROM FINISHED GRADE
25' + 11' = 36' ALLOWED BY SB4
R2 ZONE - HEIGHT PERMITTED 25'

MEASURED FROM FINISHED GRADE
FOR LOT SLOPE BETWEEN 0% TO 15%
OR 25 ' ABOVE CURB ELEVATION
(THROUGH LOT 0% TO 5%)

HEIGHT VARIES
LBP-R2 THROUGH LOT
25' HEIGHT PERMITTED ABOVE

CURB ELEVATION LB
P - R2 Z
O
N
E
25'-0"
L
B
P-R2
T
H
R
O
U
G
H
L
O
T
2 5' H
EIG
H
T
P
E
R
MITT
E
D
AB
O
V
E
C
U
R
B
E
L
EVATIO
N

REQ' SETBACK
10'-6"MIN.
6'-0" 9'-6" 9'-6" 11'-0"

PROPERTY LINE

RETAINING WALL WITH
72" TALL METAL FENCE
ABOVE. SEE L-2

PROPERTY LINE
RETAINING WALL WITH 72"

TALL METAL FENCE
ABOVE. SEE L-2
+ 36' - 0"
T.O.ROOF

66.00 4 6

RESIDENTIAL UNITS

RESIDENTIAL AMENITIES
LOBBY

CIRCULATION

PARKING GARAGE
LEGEND
4 6

LAUNDRY
5 5

ELEVATOR
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P

P/L P/LP/L

NOT A PART

EXISTING NCC FACILITY

HEIGHT FROM LOWEST FINISHED GRADE TO RIDGE
36'-0" MAX.

L
B
P
Z
O
N
E
H
EIG
H
T
P
E
R
MITT
E
D
2 5'
T
H
RO
U
G
H
L
OT
S
L
O
P
E
O
F

2.9 6
25'-0"

EXISITING STREET CURB

ALONG CATALINA REAR LOT
ST. ANN'S DRIVE

REQ' SETBACK
2'-6"

REQ' SETBACK
ELEVATOR OVERRUN 2'-6"
36' MAX FROM FINISH GRADE

MAXIMUM HEIGHT ALLOW

MEASURED FROM FINISHED GRADE
25' + 11' = 36' ALLOWED BY SB4 6'-0" 9'-6" 9'-6" 11'-0"

PROPERTY LINE RETAINING WALL WITH
72" TALL METAL FENCE ABOVE. SEE L-2
+ 36' - 0"
T.O.ROOF
R2 ZONE - HEIGHT PERMITTED 25'

MEASURED FROM FINISHED GRADE
FOR LOT SLOPE BETWEEN 0% TO 15%
OR 25 ' ABOVE CURB ELEVATION
(THROUGH LOT 0% TO 5%)

HEIGHT VARIES
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P

P/L P/L

NOT A PART

EXISTING NCC FACILITY
P/L

HEIGHT FROM LOWEST FINISHED GRADE TO RIDGE
36'-0"MAX.

L
B
P
Z
O
N
E
H
EIG
H
T
P
E
R
MITT
E
D
2 5'
T
H
RO
U
G
H
L
OT
S
L
O
P
E
O
F

2.9 6
25'-0"

EXISITING STREET CURB

ALONG CATALINA REAR LOT

REQ' SETBACK
2'-6"

MAXIMUM HEIGHT ALLOW

MEASURED FROM FINISHED GRADE
25' + 11' = 36' ALLOWED BY SB4 6'-0" 9'-6" 9'-6" 11'-0"

PROPERTY LINE RETAINING WALL WITH
72" TALL METAL FENCE ABOVE. SEE L-2
+ 36' - 0"
T.O.ROOF
0' 3 6 12 24

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A4.2

SITE / BUILDING SECTIONS
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
SITE SECTION - EW-01 3/32" = 1'-0" 4
SITE SECTION - EW-02 3/32" = 1'-0" 5
SITE SECTION - EW-05 3/32" = 1'-0" 6

PARKING GARAGE

RESIDENTIAL ACCESSORY

RESIDENTIAL COMMON INDOOR
AREA

RESIDENTIAL LIVING AREA
320 SF
910 SF
190 SF
270 SF
340 SF
1,060 SF
300 SF
620 SF
300 SF
940 SF
740 SF
870 SF
320 SF
880 SF
60 SF 270 SF
620 SF
620 SF
560 SF
880 SF
960 SF
220 SF
490 SF
100 SF
240 SF
110 SF
620 SF
310 SF
570 SF
120 SF
100 SF
30 SF
130 SF
150 SF
160 SF
80 SF
180 SF
870 SF
910 SF
190 SF
270 SF
340 SF
1,060 SF
300 SF
620 SF
300 SF
940 SF
720 SF
880 SF
330 SF
320 SF
270 SF
620 SF
620 SF
560 SF
880 SF 490 SF
100 SF
240 SF
620 SF
310 SF
570 SF
120 SF
100 SF
30 SF
130 SF
150 SF
960 SF
OPEN
TO
BELOW
70 SF
80 SF
160 SF
80 SF
2,260 SF
7,230 SF
2,050 SF
510 SF
430 SF
490 SF
160 SF
170 SF
140 SF
1,520 SF 290 SF
1,380 SF
1,400 SF
110 SF
230 SF
250 SF
80 SF
60 SF
60 SF
0'

ZONING PLAN CHECK

SUBMITTAL
15' 30' 60'
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A5.1

FLOOR AREA CALCULATIONS
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
LEVEL 1 FLOOR AREA
LEVEL 2 FLOOR AREA

BASEMENT FLOOR AREA
LEGEND
LEVEL B1
LEVEL B1

PARKING GARAGE
GARAGE 2,260 SF
GARAGE 7,230 SF
GARAGE 2,050 SF
GARAGE 510 SF
GARAGE 170 SF
GARAGE 490 SF
GARAGE 160 SF
GARAGE 140 SF
GARAGE 1,380 SF
GARAGE 1,520 SF
GARAGE 230 SF
GARAGE 1,400 SF
GARAGE 110 SF
GARAGE 250 SF
17,900 SF

RESIDENTIAL ACCESSORY
UTILITY 430 SF
UTILITY 290 SF
UTILITY 390 SF
UTILITY 80 SF
UTILITY 60 SF
UTILITY 60 SF
1,310 SF
LEVELS 1 & 2 RESIDENTIAL
LEVEL 1

RESIDENTIAL ACCESSORY
DECK 180 SF
UTILITY 220 SF
UTILITY 100 SF
UTILITY 30 SF
UTILITY 80 SF
620 SF

RESIDENTIAL COMMON

INDOOR AREA
HABITABLE 110 SF
HABITABLE 960 SF
1,080 SF

RESIDENTIAL LIVING AREA
CIRCULATION 490 SF
CIRCULATION 740 SF
CIRCULATION 60 SF
CIRCULATION 270 SF
CIRCULATION 100 SF
CIRCULATION 570 SF
CIRCULATION 120 SF
CIRCULATION 130 SF
CIRCULATION 80 SF
HABITABLE 910 SF
HABITABLE 190 SF
HABITABLE 940 SF
HABITABLE 300 SF
HABITABLE 620 SF
HABITABLE 300 SF
HABITABLE 1,060 SF
HABITABLE 270 SF
HABITABLE 560 SF
HABITABLE 320 SF
HABITABLE 870 SF
HABITABLE 340 SF
HABITABLE 320 SF
HABITABLE 880 SF
HABITABLE 620 SF
HABITABLE 620 SF
HABITABLE 880 SF
HABITABLE 310 SF
HABITABLE 240 SF
HABITABLE 620 SF
HABITABLE 150 SF
HABITABLE 160 SF
14,050 SF

TOTAL RESIDENTIAL GROSS

LIVING AREA
(14,050 + 15,000 = 29,050 S.F.)
LEVEL 2

RESIDENTIAL ACCESSORY
UTILITY 100 SF
UTILITY 30 SF
UTILITY 80 SF
220 SF

RESIDENTIAL LIVING AREA
CIRCULATION 490 SF
CIRCULATION 720 SF
CIRCULATION 270 SF
CIRCULATION 100 SF
CIRCULATION 570 SF
CIRCULATION 120 SF
CIRCULATION 130 SF
CIRCULATION 70 SF
CIRCULATION 80 SF
HABITABLE 910 SF
HABITABLE 190 SF
HABITABLE 940 SF
HABITABLE 300 SF
HABITABLE 620 SF
HABITABLE 300 SF
HABITABLE 1,060 SF
HABITABLE 270 SF
HABITABLE 560 SF
HABITABLE 870 SF
HABITABLE 880 SF
HABITABLE 340 SF
HABITABLE 320 SF
HABITABLE 330 SF
HABITABLE 620 SF
HABITABLE 620 SF
HABITABLE 880 SF
HABITABLE 310 SF
HABITABLE 240 SF
HABITABLE 620 SF
HABITABLE 150 SF
HABITABLE 960 SF
HABITABLE 160 SF
15,000 SF
SEE SHEET A5.2 OPEN

SPACE EXHIBIT FOR THE

OPEN SPACE REQUIREMENT

BASED OFF THIS

CALCULATION
3,120 SF
12'-5"
Community Plaza
Residential Common Outdoor Open Space
Residential Sideyard
5,860 SF
1,600 SF
12'-0"
10'-0" 12'-0"

OPEN SPACE REQUIREMENT
PER LBMC 25.50.010 (C), OPEN SPACE SHALL BE

CONTAINED ENTIRELY WITHIN WITHIN THE
BUILDABLE AREA OF THE LOT.

BRIGHT GREEN REGION DEPICTS THE ADDITIONAL

OPEN SPACE AREA NEEDED TO COMPLY WITH TOTAL

OPEN SPACE REQUIREMENT WITHIN THE BUILDABLE
LOT AREA. PROPOSING THIS AREA AS OPEN SPACE
WILL GENERATE A TOTAL LOSS OF ±20 UNITS FROM
THE PROJECT.

APPLICANT WILL REQUEST WAIVER ON THIS
STANDARD.
0'

ZONING PLAN CHECK

SUBMITTAL
15' 30' 60'
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A5.2

OPEN SPACE CALCULATIONS
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612

OPEN SPACE LEGEND
LEVEL 1 FLOOR AREA SF
Open space shall equal twenty-five percent of the nonresidential gross floor area, exclusive of parking and driveways, which area may be used for the purposes outlined in Chapter 25.50. This open space is in addition to that required for residential uses and subject to the standards outlined in Chapter 25.50. 100% of provided open space will be open from Ground-to-Sky Zone LBP- 25.18.008 Community Plaza 1,600 SF
Residential Courtyard 1 3,120 SF
4,720 SF 100%
Zone R2 Total
Ground-to-Sky Provided:

Waiver Requested
Community Plaza 1,600 SF
Residential Sideyard* N/A - 25.50.010 - (C) 5,880 SF
Residential Courtyard 1 3,120 SF
4,720 SF 16%
(A) It shall contain a minimum area of forty percent of the total gross living area on the lot; (B) At least sixty percent of the total area required shall be located at ground level and shall be open from ground to sky; (C) It shall be contained entirely within the buildable area of the lot. (D) It shall not include land or structures devoted to parking, storage, trash areas, driveways or other uses, except those uses normally considered as outdoor living: decks, patios, terraces, atriums, gardens, ornamental and natural landscaped area, barbecues, athletic areas, and similar active and passive outdoor living and recreation space; (E) At least one-quarter of the open space requirement shall be immediately accessible to each living unit on the lot and shall be designed to be used primarily for the occupants of the living unit; (F) To qualify as open space, the minimum dimension must be six feet, or ten feet if the area is designed for through pedestrian traffic or access.

Zone R2 Total Zone R2 - 25.50.010
*** Open space requirements
Open Space Provided:

Provided
60% of Open Space Req. 2,832 SF 60% of Open Space
Ground-to-Sky Space Required - 25.50.010 - (B) 60% of Open Space Req. 6,972 SF Open Space Required - 25.50.010 - (A) 40% of Gross Living Area 11,620 SF ***Open Space Required per Base Zone
** 25.08.012 "Floor area, gross" means the sum of the gross horizontal areas of the several floors of a building, excluding areas used for garage purposes, elevators shafts and such other basement, cellar or attic areas as are devoted exclusively to uses accessory to the operation of the building. Horizontal dimensions shall be measured from the face of the building and shall include enclosed porches, stairways and exit balconies; 29,050 SF
Residential Level 2 15,000 SF
Residential Level 1 14,050 SF
Level B1 (Parking) N/A
*Residential Gross Living Area SF * Residential Gross Living Area SF = Residential dwelling units gross area excluding common indoor area, corridor and stairways, utility spaces.

Gross Floor Area & Gross Living Area Calculations:

SEE SHEET A5.1 FLOOR AREA CALCULATIONS

FOR ITEMIZED FLOOR AREA BREAKDOWN

OPEN SPACE WAIVER EXHIBIT

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A6.1

CONCEPTUAL RENDERING
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612

VIEW FROM GLENNEYRE A

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A6.2

CONCEPTUAL RENDERING
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612

VIEW FROM GLENNEYRE B

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A6.3

CONCEPTUAL RENDERING
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612

VIEW FROM SAINT ANNS DRIVE

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A6.4

CONCEPTUAL RENDERING
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612

VIEW FROM CATALINA STREET

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A6.5

CONCEPTUAL RENDERING
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612

VIEW FROM CLEO STREET

W W W W W W

W W W W W W W W W W W W W W W W W W W W W W W

W W W W W W

W W W W W
W
W
W
S S

S S S S S S S S S

S S S S S S S S S S S S S S S S S S S S

S S S S S S S

S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S

S S S S S S S S

S S S S S S S S S S S S S S S S S S S S S S S S
A/C
A/C

1. All landscape areas shall be permanently irrigated with an automatic irrigation system and the latest in matched low precipitation rate heads and drip emitter. If available, recycled water will be used. A weather sensitive irrigation controller with real-time ETO data will be used.

2. All landscape and irrigation design shall comply the City's Landscaping code and state MWELO requirements.

3. The specified plant palette may be expanded to include other trees and shrubs that preserve the character. Plant lists are not exclusive and other similar plant species may be used if approved by the City.

4. Landscape design shall be designed to reduce green waste generation, to conserve water and reduce the adverse long-term effects of watering on infrastructure.

5. All trees within site distance zones will be single trunk, high branched specimens and all groundcover will be max 1'-6" in height.

6. Vegetation shall not obstruct access to emergency rescue openings serving sleeping rooms in residential structures.

7. Common area landscape design and plant palette are designed to minimize fertilization, pruning, and shearing.

12. Impervious paving will be minimized wherever possible.

13. Tree root barriers shall be required where trees are planted within 5 feet of any walls, curbs, walks, buildings, city right-of-way, or other hardscape.

Linear root barriers to be installed at back of curb per City Planting Detail.

14. All plant materials shall be planted in the sizes specified within the City's Landscape code section at a minimum. Street trees shall be minimum 24” box. Screening/hedge shrubs shall be minimum 5 gallon.

15. Maintenance responsibility -- all landscape improvements including irrigation shall be maintained by property owner.

16. All site drainage shall be directed toward landscape areas where feasible.

17. Refer to project civil engineering sheets for WQMP features.

GENERAL LANDSCAPE NOTES

TREES BOTANICAL / COMMON NAME SIZE MATURITY WUCOLS QTY

DRACAENA DRACO

DRAGON TREE
24" BOX W: 15'-25' H: 15'-25' L 8

EUCALYTPUS FICIFOLIA

RED FLOWERING GUM
36" BOX W: 25'-40' H: 25'-40' L 2

ARBUTUS 'MARINA'

STRAWBERRY TREE
24" BOX W: 25'-40' H: 40'-50' L 13

PODOCARPUS HENKELII

LONG LEAF YELLOWWOOD
24" BOX W: 15'-25' H: 25'-40' L 9

JUNIPERUS CHINENSIS 'TORULOSA'

TWISTED JUNIPER
24" BOX W: 8'-12' H:15'-20' L 7

AGONIS FLEXUOSA

PEPPERMINT TREE
36" BOX W: 15'-25' H: 25'-40' L 2

TREE LEGEND

PLANTING AREAS ON GRADE PLANTING AREAS ON PODIUM

OUTDOOR PLAY AREA

WITH SEATING

LIGHT WEIGHT

PLANTER BOXES,

VARIETY OF

SIZES, TYPICAL

RUBBER SURFACE
0' 8' 16' 32'
# 20XXXXXX
340 ST. ANN'S DRIVE.

LAGUNA BEACH, CA

NCC AFFORDABLE HOUSING

RELATED
18201 Von Karman Ave.

Irvine, CA 92612
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651 April 16, 2026

ZONING PLAN CHECK

SUBMITTAL

CONCEPTUAL LANDSCAPE

SITE PLAN WITH LIGHTING

NEW RIGHT OF WAY

ALONG CATALINA
STREET

PROPERTY LINE /

RIGHT OF WAY
L-1

CONCRETE

PAVING, TYPICAL

RESIDENT
ENTRY

FIRE DEPARTMENT

ACCESS FROM

CATATLINA STREET

ADJACENT EXISTING

PROPERTY

ADJACENT EXISTING

PROPERTY

EXISTING

NEIGHBORHOOD

CONGRESSIONAL
CHURCH

EXISTING
CHURCH
(NCC)

PERIMETER

CONCRETE WALK

EMERGENCY

ACCESS EASEMENT,

LOCATION MAY
VARY
PARCEL

BOUNDARY

CONCRETE

PAVING, TYPICAL

TABLE CHAIRS AND

BENCH SEATING,

TYPICAL

IRRIGATION COMPLIANCE
TOTAL LANDSCAPE :
- ON GRADE 4,846 SF.
- ON PODIUM 330 SF.

TOTAL LANDSCAPE 5,176 SF.

SHRUB & GROUNDCOVER LIST

ALL PLANTING AREAS TO BE PLANTED WITH SHRUBS AND GROUNDCOVER LISTED BELOW.

ACHILLEA SPECIES 1G 1'-6" OC L
AEONIUM SPECIES 1G 1'-6" OC L
AGAVE ATTENUATA 5G 2'-0" OC L
ALOE BARBADENSIS 5G 2'-0" OC L
BOUGAINVILLEA 'RASPBERRY ICE' 5G 4'-0" OC L
CAREX DIVULSA 1G 2'-0" OC L
CARISSA 'GREEN CARPET' 1G 3'-0" OC L
CHONDROPETALUM TECTORUM 1G 4'-0" OC L
CRASSULA ARBORESCENS 5G 3'-0" OC L
DIANELLA 'BLUE TOPIA' 1G 2'-0" OC L
DIANELLA 'VARIEGATA' 1G 2'-0" OC L
ECHEVERIA ELEGANS 1G 1'-6" OC L
ERIGERON 'WAYNE RODRICK' 1G 2'-0" OC L
FESTUCA MAIREI 1G 2'-0" OC L
HESPERALOE 'BRAKELIGHTS' 5G 3'-0" OC L
HETEROMELES ARBUTIFOLIA 5G 8'-0" OC L
LANTANA SPECIES 1G 4'-0" OC L
LAVANDULA SPECIES 5G 2'-0" OC L
OLEA 'LIL OLLIE' 5G 3'-6" OC L
PENNISETUM SPATHIOLATUM 1G 2'-0" OC L
PHLOMIS FRUTICOSA 5G 3'-0" OC L
PRUNUS C. 'BRIGHT N TIGHT' 15G 6'-0" OC M
PUNICA G. 'NANA' 5G 3'-0" OC L
ROSMARINUS 'PROSTRATUS' 5G 4'-0" OC L
SENECIO MANDRALISCAE 5G 2'-0" OC L
WESTRINGIA 'MORNING LIGHT' 5G 3'-0" OC L
WESTRINGIA 'MUNDI' 5G 3'-0" OC L
QTY: 5

LIGHT LEGEND

BEGA ASYMMETRIC

BOLLARD

PROPERTY LINE /

RIGHT OF WAY
PARCEL

BOUNDARY

ACCESSIBLE RAMP UP

FROM STREET GRADE
PARCEL

BOUNDARY

LOW LANDSCAPE

SEATWALL

CONCRETE

PAVING, TYPICAL
W: 2'-3 H: 2'-3'
W: 1'-2' H: 2'-4'
W: 3'-5' H: 4'-5'
W: 2'-3' H: 1'-2'
W: 5-6' H: 2'-4'
W: 1'-2' H: 1'-2'
W: 4-5' H: 1'-2'
W: 3'-4' H: 2'-3'
W: 2'-3' H: 3'-4'
W: 1'-2' H: 1'-3'
W: 1'-2' H: 2'-3'
W: <1' H: <1'
W: 1'-2' H: 1'
W: 2'-3' H: 2'-3'
W: 2'-4' H: 2'-4'
PROPERTY LINE 5' TALL

BLOCK WALL TO

PROVIDE PRIVACY TO

ADJACENT RESIDENCES
BELOW. SEE SHEET L-2.

SHRUBS/GROUNDCOVERS SIZE SPACING MATURITY WUCOLS FACTOR:

VINE OPTIONS:

DOLCHANDRA UNGIS-CATI 5G 5'-0" OC L
FICUS PUMILA 5G 5'-0" OC M
* PLANTING ALONG CATALINA STREET SHALL NOT EXCEED 15' IN HEIGHT.

PROPERTY LINE

RETAINING WALL
WITH 5' TALL METAL
FENCE ABOVE. SEE L-2.

PROPERTY LINE 5' TALL

BLOCK WALL TO PROVIDE

PRIVACY TO ADJACENT
RESIDENCES. SEE L-2.

PROPERTY
LINE 6'
FENCE

PROPERTY LINE
6' FENCE
W: 4'-6' H: 1'-2'
W: 4-6'' H: 2'
W: 2'-3' H: 18"-3'
W: 3'-6' H: 3'-6'
W: 1'-2' H: 1'-2'
W: 3'-4' H: 3'-4'
W: 6'-8' H: 8'-10'
W: 4'-5' H: 2'-3'
W: 4'-5' H: 4'-6'
W: 2'-3' H: 1'-3'
W: 4'-5' H: 2'-4'
W: 4'-6' H: 1'-2'

8. All vegetation overhanging designated fire access drives shall be maintained to provide vehicle clearance. 13'-6" vertically and the full width of the fire access drive horizontally.

9. All street trees shall be installed to a minimum size of 24" box size or as directed by the city and planted in accordance with the city street tree master plan.

10. All landscape areas shall be covered with 3" thick composted mulch wood mulch after planting. Tree shall receive no more than 1" on top of root ball.

11. Prior to the issuance of building permits, a full construction document level landscape and irrigation plans in conformance with the City's Landscape code requirements shall be submitted for review to the City.

DOMESTIC
WATER
LINE

DOMESTIC
WATER

BACKFLOW

EXISTING FIRE

HYDRANT

ELECTRICAL

TRANSFORMER(S)

PROPERTY LINE
5' FENCE ALONG
THIS EDGE. SEE
SHT L-2

PROPERTY
LINE 5'
FENCE

CONCRETE WALK, CONCRETE WALK

TYPICAL

EXISTING LANDSCAPE

WATER METER

EXISTING WATER
METER

FIRE HYDRANT

EXISTING

OVERHEAD UTILITY
LINES

EXISTING

OVERHEAD UTILITY
LINES

STORM DRAIN

ENHANCED PAVING AT

DRIVEWAY

GRADING LEGEND

BEGINNING OF WALL

END OF WALL

FINISH GRADE

FINISH SURFACE

MINIMUM

TOP OF CURB

TOP OF CONCRETE FOOTING

TOP OF WALL
BOW
EOW
FG
FS
MIN.

TC
TF
TW
2:1
2:1
2:1
A/C
A/C

PROPERTY LINE RETAINING
WALL WITH 42"-5' TALL

METAL FENCE ABOVE TO TIE
INTO 5' METAL FENCE

WHERE RETAINING WALL
ENDS. SEE L-2.

PROPERTY LINE 5' TALL

METAL FENCE AND FD
GATE
PARCEL

BOUNDARY
PROPERTY LINE 42"

HIGH FENCE ALONG
THIS EDGE. SEE SHT L-2

CONCRETE PAVER

PAVING, TYPICAL
QTY: 6
0' 8' 16' 32'
# 20XXXXXX
340 ST. ANN'S DRIVE.

LAGUNA BEACH, CA

NCC AFFORDABLE HOUSING

RELATED
18201 Von Karman Ave.

Irvine, CA 92612
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651 April 16, 2026

ZONING PLAN CHECK

SUBMITTAL

CONCEPTUAL LANDSCAPE SITE

PLAN WITH LIGHTING

COURTYARD ENLARGEMENTS

PROPERTY LINE /

RIGHT OF WAY
L-2

RESIDENT
ENTRY

SHRUB & GROUNDCOVER LIST

ALL PLANTING AREAS TO BE PLANTED WITH SHRUBS AND GROUNDCOVER LISTED BELOW.

PLANTING AREAS ON GRADE

LIGHT LEGEND

BEGA ASYMMETRIC

BOLLARD

PARKING ENTRY

BUILDING
STAIRS

EXISTING

NEIGHBORHOOD

CONGRESSIONAL
CHURCH

ENHANCED CONCRETE

PARKING ENTRY
BEYOND
PARCEL

BOUNDARY

LOW ENTRY

LANDSCAPE WALL

LOW ENTRY

LANDSCAPE WALL

ACCESSIBLE RAMP UP

FROM STREET GRADE
PARCEL

BOUNDARY

LOW LANDSCAPE

SEATWALL

CONCRETE

PAVING,

COURTYARD,

TYPICAL
0 2' 4' 8'

EXISTING FIRE

HYDRANT
TREES

BOTANICAL / COMMON
NAME

SIZE MATURITY WUCOLS

DRACAENA DRACO

DRAGON TREE
24" BOX W: 15'-25' H: 15'-25' L

EUCALYTPUS FICIFOLIA

RED FLOWERING GUM
36" BOX W: 25'-40' H: 25'-40' L

AGONIS FLEXUOSA

PEPPERMINT TREE
36" BOX W: 15'-25' H: 25'-40' L

TREE LEGEND
ACHILLEA SPECIES 1G 1'-6" OC L
AEONIUM SPECIES 1G 1'-6" OC L
AGAVE ATTENUATA 5G 2'-0" OC L
ALOE BARBADENSIS 5G 2'-0" OC L
BOUGAINVILLEA 'RASPBERRY ICE' 5G 4'-0" OC L
ERIGERON 'WAYNE RODRICK' 1G 2'-0" OC L
FESTUCA MAIREI 1G 2'-0" OC L
HESPERALOE 'BRAKELIGHTS' 5G 3'-0" OC L
LAVANDULA SPECIES 5G 2'-0" OC L
PENNISETUM SPATHIOLATUM 1G 2'-0" OC L
SENECIO MANDRALISCAE 5G 2'-0" OC L
W: 2'-3 H: 2'-3'
W: 1'-2' H: 2'-4'
W: 6'-8' H: 4'-5'
W: 2'-3' H: 1'-2'
W: 5-6' H: 2'-4'
W: 1'-2' H: 1'
W: 2'-3' H: 2'-3'
W: 2'-4' H: 2'-4'
SHRUBS/GROUNDCOVERS SIZE SPACING MATURITY WUCOLS FACTOR:

W: 2'-3' H: 18"-3'
W: 1'-2' H: 1'-2'
W: 2'-3' H: 1'-3'

EXISTING

NEIGHBORHOOD

CONGRESSIONAL
CHURCH
8'-0" O.C.

FINISH GRADE

CONCRETE FOOTING
2"x2" SQ. 12 GA. TUBULAR

STEEL POSTS
5/8" SQ. TUBULAR STEEL
PICKETS @ 4 1/2" O.C.

SPACING MAX.

VARIES, DEPENDING ON

LOCATION

FINISH GRADE
6" HIGH COLORED PRECISION
BLOCK WALL AND CAP.

NOT TO SCALE
5'-0" MAX
42" MIN AT NCC INTERFACE
1 1/2" SQ. TUBULAR STEEL

TOP AND BOTTOM RAIL

NOT TO SCALE

BLOCK WALL DETAIL

TUBE STEEL FENCE DETAIL
2" SQ. x 12 GA. TUB. STL. POSTS
8'-0"O.C. MAX.

STEP
LC
6"
MAX.

FINISH SURFACE/GRADE
1 1
2" SQ. TUBULAR STEEL
TOP & BOTTOM RAIL - 16 GA.

MIN.
5/8" SQ. TUBULAR STEEL
PICKETS. 16 GA. MIN. AT 4"
O.C. MAX. SPACING
LC
VARIES MAY VARY 3'-0 MIN. 5'-0" MAX.

BLOCK RETAINING OR FREE

STANDING WALL

COMBINATION BLOCK WALL WITH TUBE

STEEL FENCE DETAIL NOT TO SCALE
REVISIONS T&M SURVEYING 340 SAINT ANN'S DRIVE LAGUNA BEACH, CALIFORNIA ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ SITE LOT 11 LOT 9 LOT 7 LOT 5 LOT 3 LOT 1 LOT 12 LOT 10 LOT 8 LOT 6 LOT 4 LOT 2 LOT 24 LOT 25 LOT 26 LOT 27 LOT 20 LOT 19 LOT 18 LOT 22 LOT 23 LOT 21 LOT 99 LOT 17 LOT 16 LOT 15 LOT 14 LOT 13 PARCEL 2 PARCEL 3 PARCEL 4 PARCEL 1 PARCEL 1 LAGUNA TERRACE MM 4/80 12/15/25 REVISIONS T&M SURVEYING 340 SAINT ANNS DRIVE LAGUNA BEACH, CALIFORNIA 3:12 3:12 3:12 3:12 3:12 3:12
3:12
3:12
3:12 3:12
3:12
3:12 3:12
RIDGE
RIDGE
12 5 9
Sample
Story Pole Construction Notes Table
Date: Site Address: Datum Benchmark: Name of Surveyor or Engineer:

Pole Number Base Grade Elevation*
Story Pole Height from
Base Grade Elevation
Proposed Maximum
Elevation
*If standard base grade elevation nails are not feasible because of the existence of rocks, paving or existing structural improvements, then the surveyor or engineer may use an alternative method of establishing horizontal and vertical control for story poles that can be observed in the field. The surveyor or engineer shall describe the control method used directly on the full
-size staking plan. Such alternative methods may include painted markings. It is also recognized that sometimes it may not be feasible to set poles due to unforeseen circumstances. In that case, please identify the story poles that were not established and an explanation as to the reason. 1 67.3 28.21 95.51 2 67.8 27.71 95.51 3 68.0 27.51 95.51 45 67.6 30.94 98.54 6 67.3 31.24 98.54 7 68.2 27.31 95.51 8 68.2 27.31 95.51 9 67.8 31.99 99.79 10 68.6 26.91 95.51 11 68.8 26.71 95.51 12 existing patio 75.0 verify 20.30 95.30 13 69.1 30.69 99.79 14 69.1 30.34 99.44 15 69.1 30.34 99.44 16 69.1 32.78 101.88 17 68.0 26.01 95.51 1819 69.5 26.01 95.51 2021 71.5 30.38 101.88 22 71.4 24.11 95.51 23 72.5 26.66 99.16 24 72.3 23.21 95.51 Sample
Story Pole Construction Notes Table
Date: Site Address: Datum Benchmark: Name of Surveyor or Engineer:

72.8 22.71 95.51 40 73.6 21.91 95.51 41 68.0 34.00 102.00 42 not used 43 not used 44 existing roof 87.5 8.01 95.51 45 existing roof 85.0 3.44 88.44 46 not used 47 74.3 25.55 99.85 48 74.4 21.11 95.51 3 17 16 14 15 13 1211 10 78 19 21 23 22 25 24 32 31 26 2728 30 34 35 44 4542 43 41 48 4038 29 3736 39 6 33 47 25 73.6 21.91 95.51 26 74.8 20.71 95.51 27 75.2 20.31 95.51 28 74.8 23.73 98.53 29 74.5 24.03 98.53 30 74.2 24.96 99.16 313233 71.6 23.91 95.51 34 72.3 23.21 95.51 35 72.4 23.11 95.51 36 73.6 27.16 100.76 37 73.8 26.96 100.76 38 74.5 21.01 95.51 39 73.6 26.25 99.85 February 20, 2026 February 20, 2026 2/20/26 BK @ TRCC Planning Re-submission 6'-0"
4'-7" 12'-0" 12'-4" 45'-0" 40'-8"
14'-8" 47'-6" 14'-7"
15'-1"
5'-7"
8'-11"
17'-7"
30'-0"
12'-10"
5'-7" 11'-2" 21'-0"
2'-8"
21'-0"
9'-11"
11'-3"
7'-10" 17'-3"
25'-10" 9'-11"
10'-1" 12'-8" 19'-8" 1'-6"
37'-5"
44'-0"
62'-8" 56'-5"
20'-11" 1'-6" 30'-0" 10'-0"
13'-2"
7'-3" 3'-10" 22'-2"
2'-1"
31'-3"
19'-6"
6'-6" Fixed Datum 82.69 rim of manhole center of Glenneyre and St. Ann's Fixed Datum 82.69 rim of manhole center of Glenneyre and St. Ann's 340 St. Ann's Laguna Beach 340 St. Ann's Laguna Beach GLENNEYRE STREET 51'-6"

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
45'-0"
20'-0"
71'-8"
12'-0"
12'-0"
50'-0"

95.51 95.51

99.79 101.88

95.51 95.51

95.51 95.30

95.51 88.44

85.00 98.54 98.54

95.51 95.98

95.30 95.51

95.82 95.51

95.82 95.82

95.51 95.82

95.51 95.51 95.51

99.85 99.85
100.76

99.16 98.53

95.51 95.82

95.51 98.53

98.68 98.68

99.16 101.88

95.51 95.82
95 95.51

95.8 86.75

86.75 95.82

95.51 95.82

95.51 76.26

95.51 95.98
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE

SOLAR READY AREA

EAVE DEPTH
2'-6"
EAVE D
2'-6

EAVE DEPTH
2'-6"

EAVE DEPTH
2'-4"

EAVE DEPTH
2'-6"
102.00
VALLEY

VALLEY VALLEY

VALLEY VALLEY
VALLEY
VALLEY
HIP
HIP
HIP
HIP
HIP
HIP
RIDGE

95.82 95

99.44 99.44
100.76

99.79 1 2 5 6 7 8
1 1 10 9 11 12 13 14 15 3 16 17 19 21 22 23 24 25 30 26 2728 29 31 33 34 35 3637 38 39 40 47 44 48 45 4 18 20 1 1
1 1
1 1 41 68.0 102.00 68.0 102.00 68.0 102.00 32 69.9 95.30 34.00 34.00 34.00 25.40 4/17/26 BK @ TRCC Planning Re-submission 2 DETAILS NOTES Step 4 – Removal of Story Poles: Story poles shall be removed within 20 days after the final project decision and the 14-day appeal period expires. Story poles associated with a development application, which has been inactive for three months, shall be removed until the application review returns to an “active” status.

Step 2 – Story Pole Construction Story poles shall be erected at least 21 days prior to the design review authority’s first noticed public hearing date (or 14 days prior to administrative design review hearing or a design review continuance), and shall remain in place until action on the project has taken place and the 14-day appeal period has expired. A licensed land surveyor or civil engineer must establish by survey the location of the proposed story poles on the site, as well as the height of each story pole. Staff recommends that the poles be made of 2” x 4” lumber with wire, twine or rope line strung between them to show the various structural elements. “Drooping” plastic poles will not be accepted as an accurate reflection of the building envelope. Small pieces of brightly colored cloth or tape should be tied around the lines to facilitate accurate viewing of the proposed structure. Roof eaves must also be shown as extensions from the main building story poles. The story poles must have, either by direct marking on the pole or by a tagging system, the pole identification number, base grade elevation and pole height. Note that the story poles must show, and the total height must include, all roofing materials. At roof sheathing inspection, a Building Height and Location Certification will be required which must be in conformance with the story pole locations and heights shown on the approved staking plan. 8'-9" 10'-7"
9'-6"
8'-9" 10'-0"
11'-0"
8'-0" 9'-0"
60'-10"
9'-0"
2'-6"
8'-6" 20'-9" 20'-9" 14'-8" 12'-1"
4'-5"
6'-7"
19'-1"
1'-9"
7'-1"
8'-7"
5'-6" 10'-7" 16'-4"
9'-9"
30'-9" 30'-9" 18'-1" 25'-4" 25'-4"
4'-0"
4'-5"
8'-9"
26'-9" 17'-8"
14'-8" 14'-8"
48'-6"
29'-9"
13'-1"
17'-8"
45'-0"
40'-6"
31'-0" 47'-10" 11'-6"
37'-5"
51'-2"
7'-9"
10'-9"
NOTE: Wire, twine or rope shall be strung between poles to show the various structural elements.Small pieces of brightly colored cloth or tape should be tied around the lines to facilitate accurateviewing of the proposed structure. 4/23/26 BK @ TRCC Planning Re-submission 3 1 1
’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ SITE LOT 11 LOT 9 LOT 7 LOT 5 LOT 3 LOT 1 LOT 12 LOT 10 LOT 8 LOT 6 LOT 4 LOT 2 LOT 24
LOT 25
LOT 26
LOT 27
LOT 20
LOT 19
LOT 18
LOT 22
LOT 23 LOT 21 LOT 99 LOT 17 LOT 16 LOT 15 LOT 14 LOT 13 PARCEL 2
PARCEL 3 PARCEL 4
PARCEL 1 PARCEL 1 LAGUNA TERRACE MM 4/80 TENTATIVE PARCEL NO. 2025-118 FOR LAND SUBDIVISION PURPOSES CITY OF LAGUNA BEACH COUNTY OF ORANGE STATE OF CALIFORNIA EXISTING MAPPING CONDITION PROPOSED MAPPING CONDITION

S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W W W WWW W W W W W W W W W W W W W W W W W W W W W W W W W W W

W W W W W W W W W W W W W W W W W W W W W W W W W W W WWW W W W W W W W W W W W W W S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S

DRAWING INDEX APPLICABLE CODES & STANDARDS VICINITY MAP PROJECT INFORMATION F1.0 TITLE SHEET F2.0 FIRE DEPARTMENT SITE ACCESS PLAN PROJECT SITE 1. A SEPARATE (DEFERRED) SUBMITTAL FOR FIRE SPRINKLERS MAY BE REQUIRED. SYSTEM DESIGN MUST COMPLY WITH THE 2025 CFC, 2025 NFPA 13 STANDARD, AND THE LBFD MUNICIPAL CODE. PLANS MUST BE DESIGNED AND INSTALLED BY A QUALIFIED FIRE PROTECTION CONTRACTOR. PLANS SHALL BE SUBMITTED TO AND APPROVED BY THE LBFD, WITH PERMIT ISSUED AND APPROPRIATE INSPECTIONS CONDUCTED. 2. A SEPARATE (DEFERRED) SUBMITTAL FOR THE UNDERGROUND PRIVATE FIRE SERVICE MAY BE REQUIRED. SYSTEM DESIGN MUST COMPLY WITH THE 2025 CFC, 2025 NFPA 13 & 24 STANDARDS AND THE LBFD MUNICIPAL CODE. PLANS MUST BE DESIGNED AND SYSTEM INSTALLED BY A QUALIFIED LICENSED CONTRACTOR. PLANS SHALL BE SUBMITTED TO AND APPROVED BY THE LBFD, WITH PERMIT ISSUED AND APPROPRIATE INSPECTIONS CONDUCTED. 3. A SEPARATE (DEFERRED) SUBMITTAL FOR FIRE ALARM SYSTEM MAY BE REQUIRED. SYSTEM DESIGN MUST COMPLY WITH THE 2025 CFC, 2025 NFPA 72 AND THE LBFD MUNICIPAL CODE. PLANS MUST BE DESIGNED AND SYSTEM INSTALLED BY A QUALIFIED ELECTRICAL CONTRACTOR. PLANS MUST BE SUBMITTED TO AND APPROVED BY THE LBFD, WITH PERMIT ISSUED AND APPROPRIATE INSPECTIONS CONDUCTED. 4. A SEPARATE (DEFERRED) SUBMITTAL FOR UL300 COMPLIANT FIRE SUPPRESSION SYSTEM(S) MAY BE REQUIRED FOR ALL TYPE 1 COOK HOODS. A UL300 COMPLIANT SYSTEM PLAN WILL NEED TO BE SUBMITTED TO THE LBFD FOR REVIEW AND APPROVAL, A PERMIT ISSUED AND FINAL INSPECTION REQUIRED. SYSTEM(S) SHALL BE DESIGNED TO MEET THE REQUIREMENTS OF 2025 CFC, CMC, CEC, NFPA 17A & 96. 5. FIRE EXTINGUISHERS ARE TO BE LOCATED AND SIZED AS PER 2025 CFC SECTION 906 AND THE FIRE INSPECTORS’ DIRECTION. 6. MAINTAIN JOBSITE SAFETY DURING CONSTRUCTION AS PER 2025 CFC CHAPTER 33. 7. COMPLETE FIREFIGHTER ACCESS AROUND THE BUILDING IS REQUIRED, AND MUST BE IN COMPLIANCE WITH APPROVED PLANS. THIS IS SUBJECT TO FINAL FIRE INSPECTION AND REQUIRES APPROVAL PRIOR TO OCCUPANCY. 8. ADDRESS NUMBERS MUST BE PLACED ON THE EXTERIOR FACING THE STREET ADDRESSED TO. MINIMUM SIZE OF UNIT / SUITE NUMBERS IS 4”, WITH THE MINIMUM SIZE OF BUILDING NUMBERS BEING 6”. NUMBER COLOR MUST CONTRAST WITH BACKGROUND. 9. KNOX BOX FIREFIGHTER ACCESS MAY BE REQUIRED. INSTALL AT / NEAR THE MAIN ENTRANCE, AND PROVIDE DWELLING / GATE KEYS TO THE LBFD INSPECTOR FOR PLACEMENT INTO THE KNOX BOX. 10. FOR FIRE DEPARTMENT INSPECTIONS, CALL (949) 497-0352 AT LEAST 3 DAYS IN ADVANCE TO SCHEDULE. 11. MAINTAIN JOBSITE SAFETY DURING CONSTRUCTION AS PER CHAPTER 33 OF THE 2025 CALIFORNIA FIRE CODE. 12. COMPLETE FIREFIGHTER ACCESS AROUND THE BUILDING IS REQUIRED, AND MUST BE IN COMPLIANCE WITH THESE APPROVED PLANS. SEE THIS SHEET FOR DETAILS. THIS IS SUBJECT TO FINAL FIRE INSPECTION AND REQUIRED APPROVAL PRIOR TO OCCUPANCY. 13. ADDRESS NUMBERS MUST BE PLACED ON THE EXTERIOR FACING THE STREET ADDRESSED TO. MINIMUM SIZE OF NUMBERS IS 4", AND THEY MUST CONTRAST WITH THE BACKGROUND. 14. FOR FIRE DEPARTMENT INSPECTIONS, CALL (949) 497-0352 AT LEAST 3 DAYS IN ADVANCE TO SCHEDULE. 15. ALL STAIRS TO COMPLY WITH CBC CHAPTER 10 FOR RISE/RUN. 16. A SEPARATE (DEFERRED) SUBMITTAL FOR FIRE SPRINKLERS IS REQUIRED. SYSTEM DESIGN MUST COMPLY WITH THE 2025 CFC AND 2025 NFPA 13D STANDARD. PLANS MUST BE DESIGNED AND INSTALLED BY A QUALIFIED FIRE PROTECTION CONTRACTOR. PLANS SHALL BE SUBMITTED TO AND APPROVED BY TE LBFD, WITH PERMIT ISSUED AND APPROPRIATE INSPECTIONS CONDUCTED. 17. ALL EXTERIOR FIRE PLACES AND FIRE PITS MUST BE GAS FIRED ONLY NO SOLID FUEL IS ALLOWED PER THE LBFD MUNICIPAL CODE. FIRE PLACES AND FIRE PITS MUST BE A MINIMUM OF 10 FEET FROM COMBUSTIBLE VEGETATION. FIRE SEVERITY ZONE MAP LAGUNA BEACH FIRE DEPARTMENT NOTES PROJECT SITE HYDRANT FIRE FLOW REPORT PROJECT CONTACTS PROJECT SITE NOT IN A VERY HIGH FIRE SEVERITY ZONE. FUEL MODIFICATION PLAN NOT REQUIRED. TITLE SHEET NORTH 0' 8' 16' 32' F1.0 L I C E N S E D P RO F E S S I ONA L E NG I N E E R R Y A N K A R L R I G S B E EFP 2095 S T A T E O F C A L I F O R N I A F I R E P R O T E C T I O N 340 ST. ANN'S DRIVE. LAGUNA BEACH, CA NCC AFFORDABLE HOUSING ZONING PLAN CHECK RELATED SUBMITTAL 18201 Von Karman Ave. Irvine, CA 92612 14771 Plaza Dr. Suite J Tustin, CA 92780 RigsbeeEngineering.com 714-486-1932 Neighborhood Congregational Church 340 St. Ann's Drive Laguna Beach, CA. 92651 # 20240443 April 17, 2026 FIRE DEPARTMENT SITE ACCESS PLAN NOTES 1. FIRE APPARATUS ACCESS ROAD SHALL HAVE AN UNOBSTRUCTED WIDTH OF 20 FEET AND AN UNOBSTRUCTED VERTICAL CLEARANCE OF 13 FEET 6 INCHES, AND MUST BE CLEARLY REFLECTED. 2. DEAD END FIRE APPARATUS ACCESS ROADS IN EXCESS OF 150’ SHALL BE PROVIDED WITH AN APPROVED TURN AROUND. 3. FIRE APPARATUS ACCESS ROADS SHALL BE DESIGNED TO SUPPORT THE IMPOSED LOADS OF FIRE APPARATUS (74,000 LBS.) AND SHALL BE SURFACED TO PROVIDE ALL WEATHER DRIVING CAPABILITIES. 4. FIRE LANE IDENTIFICATION MUST INCLUDE ALL RED CURB AND SIGNAGE AS APPLICABLE. 5. REFLECT ACCESS TO AND AROUND THE BUILDING, AND TO ALL EMERGENCY ESCAPE AND RESCUE OPENINGS REQUIRED BY THE CBC. PROVIDE A MINIMUM 3 FEET WIDE, ALL WEATHER, NON-COMBUSTIBLE ACCESS PATH AROUND THE STRUCTURE, WITH A MAXIMUM SLOPE NOT TO EXCEED 10%. 6. SLOPES OVER 10% REQUIRE CBC CHAPTER 10 COMPLIANT, NON-COMBUSTIBLE STAIRS. 7. FIRE FLOW REQUIREMENTS SHALL COMPLY WITH CURRENT ADOPTED CFC APPENDIX B. HYDRANT FLOW REPORT MUST BE COMPLETED AND INCLUDED ON SHEET FDSAP. 8. FIRE HYDRANT SYSTEMS & SPACING SHALL COMPLY WITH CURRENT ADOPTED CFC APPENDIX C, WITH A MAXIMUM DISTANCE FROM FRONTAGE TO HYDRANT NOT TO EXCEED 250 FEET. 1. UPDATED FLOW RPORT PENDING WITH THE FOLLOWING CHARACTERISTICS 1.1. CONSTRUCTION TYPE: VB 1.2. SQUARE FOOTAGE: XXX 1.3. APPENDIX B MINIMUM HYDRANT FLOW IS 4500 GPM FOR 4 HOURS 2. FLOW REPORT FROM PREVIOUS DESIGN PROVIDED IN HYDRANT FIRE FLOW REPORT ON THIS SHEET HOWEVER, IT WILL BE UPDATED ONCE RECEIVED FROM LBCWD. FIRE HYDRANT FLOW NOTES C C C F F F F A E B B A E A E B B B 1 4 2 6 8 8 88 8 8 7777777 7777777 4 4 4 6 6 6 7 7 F C F2.0 FIRE DEPARTMENT SITE ACCESS PLAN A. EXISTING FIRE APPARATUS PAVED ACCESS ROAD WITH UNOBSTRUCTED WIDTH OF 20 FEET AND AN UNOBSTRUCTED VERTICAL CLEARANCE OF 13 FEET 6 INCHES. B. 3 FOOT MIN ALL WEATHER ACCESS AROUND STRUCTURE, MAXIMUM SLOPE SHALL NOT EXCEED 10%, STAIRS (NON-COMBUSTIBLE) > 10% C. FIRE APPARATUS D. RECESSED KEY BOX E. EXISTING ASPHAULT AGGREGATED ROADWAY PER LAGUNA BEACH PUBLIC WORKS DEPARTMENT TO SUPPORT 74,000 LBS. (ASSUMED) F. PROPOSED FIRE HYDRANT # FIRE DEPT PLAN KEYNOTES 1. BUILDING FOOTPRINT 2. LINE OF ROOF OVERHANG/RAKE 3. FENCE AND/OR GATE 4. RETAINING WALL 5. TURF AND/OR LANDSCAPING PER LANDSCAPE PLAN 6. BUILDING OUTLINE OF ADJACENT STRUCTURE 7. STREET PARKING 8. CONCRETE CURB/GUTTER PER GRADING PLAN # SITE PLAN KEYNOTES 0' 8' 16' 32' L I C E N S E D P RO F E S S I ONA L E NG I N E E R R Y A N K A R L R I G S B E EFP 2095 S T A T E O F C A L I F O R N I A F I R E P R O T E C T I O N # 20240443 340 ST. ANN'S DRIVE. LAGUNA BEACH, CA NCC AFFORDABLE HOUSING ZONING PLAN CHECK RELATED SUBMITTAL 18201 Von Karman Ave. Irvine, CA 92612 Neighborhood Congregational Church 340 St. Ann's Drive Laguna Beach, CA. 92651 14771 Plaza Dr. Suite J Tustin, CA 92780 RigsbeeEngineering.com 714-486-1932 April 17, 2026 UP
UP
UP
18'-0"
TYP.
12'-0"
70 66.1

68.1 59'-0"
+82.5
+72.0
+80.0
+90.0
+80.0
+65

GLENNEYRE STREET

SAINT ANN'S DRIVE

CATALINA STREET
+80.5
+81
+69.5
+71.0
14'-6"
+65.0
TRASH

ELECTRICAL

PANEL RM
MAINT.

MAINT.
14'-0" 24'-0"
+70

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
01 NCC FACILITY TO REMAIN
02 RESIDENTIAL UNITS
03 VEHICULAR ENTRY TO GARAGE LEVEL
04 COMMUNITY ENTRANCE PLAZA
05 LOBBY AND MAIL
06 RESIDENTIAL AMENITY

PLAN LEGEND
07 RESIDENTIAL COURTYARD
08 LAUNDRY
09 TRASH
10 LOADING SPACE
11 FIXED DATUM POINT/BENCHMARK
12 PROPERTY LINE
13 CENTERLINE OF RIGHT OF WAY
14 AVG. LOT DEPTH
15 AVG. LOT WIDTH
16 SITE/RETAINING WALL OR FENCE
17 CORNER CUTBACK
18 TRANSFORMER
0'

ZONING PLAN CHECK
SUBMITTAL 8' 16' 32'
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A3.1 BUILDING PLAN - LEVEL B1
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
December 8, 2025

RELATED
18201 Von Karman Ave
Irvine, CA 92612
EXTERIOR LIGHTING PLAN - LEVEL B1
BUILDING PLAN - LEVEL B1 ELP.1
Tube
Wall Mount 3000K
Fixture Type:

Catalog Number:

Project:

Location:

Model & Size Color Temp & CRI Watt Lumens Finish
WS-W2609 10" -
1 Light
WS-W2610 10" -
2 Lights
3 3000K 90 3 3000K 9016W
30W
825
1525
AL Brushed
Aluminum
BK Black
BZ Bronze
GH Graphite
WT White
Example: WS-W2609-AL

DESCRIPTION
A curved contemporary look with impactful style. Perfect for illuminating the parameter of a home or creating a safe entryway to a building, the modern, minimalist Tube wall mount features a crescent profile. Crafted of aluminum with etched glass, this LED luminaire is offered in five handsome finishes and two energy-efficient LED configurations. Mounts upward or downward to suit nearly any exterior design scheme.

FEATURES
• 2609 Single, 2610 Double
• Driver concealed within the fixture
• 5 year warranty

SPECIFICATIONS
Construction Die-cast Aluminum
Power: 16W, 30W
Input: 120-277V,50/60Hz
Dimming: ELV: 100-10% , 0-10V: 100-5%
Light Source: Integrated LED
Rated Life: 70,000 Hours
Mounting: Mounts directly to junction box, Can be mounted on wall in all orientations
Finish: Electrostatically Powder Coated: Powder Coat Graphite Graphite, Powder Coat Bronze Bronze, Black, Brushed
Aluminum with Clear Powder Coat Brushed Aluminum,
Powder Coat White White
Operating Temp: -40°F to 122°F (-40°C to 50°C)
Standards: UL, cUL, Wet Location Listed, IP65, ADA, Title 24 JA8 Compliant FINISHES:

Black Bronze Brushed
Aluminum
Graphite White
❍❍ ❍❍ ❍❍❍❍❍
If lighting needs improving, here are a
few things to do:

1. Redirect light to the area to be
illuminated, and avoid lighting neighboring
properties.

2. Add shields to existing fixtures to prevent
glare and light spill, or replace with
shielded fixtures.

3. Replace existing bulbs with ones having
lower lumens, less than 750, and/or lower
kelvins, less than 3000.

Goal:

Our goal is to improve nighttime visibility,
create a pleasant ambiance, maintain safety,
be considerate of others and ensure security
in our Laguna Beach neighborhoods.

The Laguna Beach
Community Development
Department
For additional information contact the
City of Laguna Beach
Community Development Department
505 Forest Avenue
Laguna Beach, California 92651
(949) 497-0712
Or see the City’s website at
www.lagunabeachcity.net
Please be a good neighbor
and check your outdoor lighting.

Good Neighbor
Lighting in
Laguna Beach
What to do about problem lighting:

Once our own lighting complies with the
ordinance, we may want to discuss the
ordinance with a neighbor. Remember, most
people are not aware that their light is a
nuisance, and many may not realize how easy
it is to fix. Offer to help evaluate their exterior
lights. Share how lights can be modified to
improve the nighttime environment. Try to be
helpful and supportive and maintain
neighborly relations.

A tool that can be helpful is the International
Dark Sky Association’s publication called IDA
Practical Guide to Residential Lighting, available at City Hall or at www.darksky.org. This publication provides common sense lighting
information and guidance on how to maintain
neighborhood-friendly lighting.

If, after a friendly conversation, a light
continues to be a problem, we suggest
sending your neighbor a letter suggesting
solutions. A sample letter is available at City
Hall or on the City’s website at
www.lagunabeachcity.net. If the light
continues to be a problem, we invite you to
come to City Hall and discuss the situation
with City staff.

Outdoor Lighting
Considerate outdoor lighting should be the
responsibility of all: City government, our business, our institutions, and our residents. By encouraging good practices that direct appropriate lighting where and when it is needed, we will use less energy, save dollars and be
good neighbors.

Why are we promoting good outdoor
lighting? Good outdoor lighting achieves the
following:  Promotes safety.  Preserves and enhances neighborhood character.
 Reduces or prevents light from spilling onto neighboring properties.  Promotes energy conservation.  Saves money.  Enhances the night-sky beauty.  Respects the need for safety and security in our neighborhoods.
 Improves the quality of life for people and
wildlife.

What is good outdoor lighting?
Good outdoor lighting improves visibility,
safety and security. Good lighting uses
shielded fixtures to direct light downward and
prevents glare and light spilling into the night
sky and onto neighboring properties.

Sensible outdoor lighting principles and
practices:

Shield the Light Source — A shielded fixture allows
no direct light to be visible above the bottom of
the light bulb. All outdoor light fixtures with a light bulb brighter than 750 lumens and/or 3000 kelvin should be shielded. A lumen is a measurement of light energy and a kelvin is a measurement of the color temperature of a light source.

Prevent Light Trespass — Install light fixtures
carefully to illuminate only targeted area and not
a neighbor’s property. Brighter is not always
better. Providing light adequate for the intended
task and avoiding over-lighting is the goal.

Direct light downward — Choose full cut-off or fully
shielded light fixtures. (See illustrations.) These
fixtures prevent emission of direct light from
above the base of the light bulb.

Is our outdoor lighting neighborhood
friendly?  Do any lights shine upward or outward into
the night sky or onto neighboring properties?
 Are lights fully shielded?  Is there glare or is the bare bulb visible?  Do lights cast a dark shadow onto neighboring property or streets?
ceiling fixture is
no different than
direct down light
pole fixture
FIXTURE A - QTY. LEVEL B1 = 6
3000 Kelvin - 30 Watts - 1525 Lumens February 20, 2026 Resubmittal +71.0
ELEC. PANEL
+70.0

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH

UP TO GRADE
+75.0
UP TO PLAZA & LEVEL 1

UP TO GRADE
+71.0
08 09
09 1234 12 13 14 15 16
23 24 25 26 27 28
29 30
17 18 19 20 21 22 5 6 7 8 9 10 11
31 32
33 34
35 36
37 38
39 40

RAMP DOWN
5% AVG SLOPE

SECURED BICYCLE
STORAGE UNITS (2)
CAL GREEN 5.106.4.1.2
EVCS STALLS (4)
CAL GREEN [4.106.4]
14'-0"
TYP. DRIVE AISLE
+65.0
24'-0"
(LBMC 25.52.008 (C))
02 2'-0"
03 11
LEVEL 1 ABOVE
2'-0" 2'-0"
18'-0"
TYP.

TYP.
9'-0"
+76.0
+70.0
+65.0
+75.0

RUCTION AT CORNER CUTBACK
O LBMC 25.50.006.

ELEV
STOR.

MECH UNIT FOR COMMON

INDOOR SPACE
A/C
A/C
ELEV
3'-2"
April 17, 2026 Resubmittal 2

PLAN LEGEND
FIXTURE B - QTY. LEVEL 1 = 27
3000 Kelvin - 16 Watts - 825 Lumens
FIXTURE C - QTY. LEVEL 1 = 17
3000 Kelvin - 12 Watts - 1050 Lumens 9
11 FIXED DATUM POINT/BENCH
12 PROPERTY LINE
Fixture Type: Fixture Type:

FIXTURE A - QTY. LEVEL 1 = 9
3000 Kelvin - 30 Watts - 1525 Lumens PROJECT TOTAL SUMMARY TABLE1518 TOTAL LIGHT FIXTURE COUNT: 60 16 48
64 8
K.P.1
K.P.2
16 48
64 8
K.P.1
K.P.2
16 48
64 8
K.P.1
K.P.2
16 48
64 8
K.P.1
K.P.2
DN
DN
DN
16 48
64 8
K.P.1
K.P.2
+79.7
+76
+82.5
+72.0
+80.0
+90.0
+80.0
+65

GLENNEYRE STREET

SAINT ANN'S DRIVE

CATALINA STREET
+80.5
+82.5
+72.0
+80.0
+90.0
+80.0
+65

GLENNEYRE STREET

SAINT ANN'S DRIVE

CATALINA STREET
+79
+80.5

FIRE DEPARTMENT ACCESS
+

80.5 UNIT
3-01
UNIT
2-01
UNIT
2-01
UNIT
1-01
UNIT
3-01
150'-0"

FACE OF CURB
+/- 35'-0"
150'-0" 137'-6"
59'-1" 30'-0" 26'-0"
48'-6" 36'-0"
+81
+77.0
12'-0"
+75.0
+69.5
+71.0
10'-6"
UNIT
3-01
59'-0"
UNIT
2-01
+72.5 +72.5
+77.0 UP TO
PODIUM
DN TO

BASEMENT
DN TO

BASEMENT
+77.0
12'-0"
UNIT
2-01
UNIT
0-01
UNIT
0-01
UNIT
3-01
UNIT
1-01
UNIT
0-01
UNIT
0-01

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
DN TO
GRADE
+70
4'-0"
01 NCC FACILITY TO REMAIN
02 RESIDENTIAL UNITS
03 VEHICULAR ENTRY TO GARAGE LEVEL
04 COMMUNITY ENTRANCE PLAZA
05 LOBBY AND MAIL
06 RESIDENTIAL AMENITY

ZONING PLAN CHECK
SUBMITTAL 8' 16' 32'
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A3.2 BUILDING PLAN - LEVEL 1
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
December 8, 2025

RELATED
18201 Von Karman Ave
Irvine, CA 92612
ELP.2 EXTERIOR LIGHTING PLAN - LEVEL 1 BUILDING PLAN - LEVEL 1 Tube
Wall Mount 3000K
Fixture Type:

Catalog Number:

Project:

Location:

FEATURES
• 2609 Single, 2610 Double
• Driver concealed within the fixture
• 5 year warranty

Black Bronze Brushed
Aluminum
Graphite White
❍❍ ❍❍ ❍❍❍❍❍
5" Round
Ceiling and Wall Mount
Fixture Type:

Catalog Number:

Project:

Location:

Model & Size Color Temp & CRI Watt Lumens Finish
FM-05RN 5" 930 3000K - 90
935 3500K - 90
12W
12W
1050
1050
BK Black
BZ Bronze
NI Nickel
WT White
Example: FM-05RN-930-BK

FEATURES
• Multiple LED array for uniform illumination
• Suitable for outdoor and coastal regions
• Dead front trim for shower applications
• Driver installed within the Junction Box, driver dimension: 2.25" dia x 1" deep • 5 year warranty

SPECIFICATIONS
Construction Injection molded UV rated plastic with translucent diffuser for outdoor application
Power: 12W
Input: 120 VAC,50/60Hz
Dimming: ELV: 100-5% , TRIAC: 100-5%
Light Source: Integrated LED
Lens: Translucent acrylic diffuser
Mounting: Installs over a 3", 4" or 3/0-4/0 hybrid junction box, Can be mounted on ceiling or wall in all orientations
Finish: Enamel Coated Black, Enamel Coated Bronze, Enamel Coated Nickel, Enamel Coated White
Operating Temp: -40°F to 122°F (-40°C to 50°C)
Standards: ETL, cETL, Wet Location Listed, ADA, Title 24 JA8 Compliant FINISHES:

Black Bronze Nickel White
❍ ❍❍ ❍❍❍❍
Tube
Wall Mount 3000K
Fixture Type:

Catalog Number:

Project:

Location:

FEATURES
• 2609 Single, 2610 Double
• Driver concealed within the fixture
• 5 year warranty

Black Bronze Brushed
Aluminum
Graphite White
❍❍ ❍❍ ❍❍❍❍❍
FIXTURE B - QTY. LEVEL 1 = 27
3000 Kelvin - 16 Watts - 825 Lumens
FIXTURE A - QTY. LEVEL 1 = 9
3000 Kelvin - 30 Watts - 1525 Lumens
FIXTURE C - QTY. LEVEL 1 = 17
3000 Kelvin - 12 Watts - 1050 Lumens February 20, 2026 Resubmittal 16 48
64 8
K.P.1
K.P.2
+77.0
12'-0"
+71.0
10'-6"
UP TO LEVEL 1
DN TO
GRADE
+75.0

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
+70.0
DN TO B1

DN TO GRADE
+71.0
DN TO B1
UP
UP
UNIT
3-01
UNIT
2-01
UNIT
2-01
UNIT
1-01
UNIT
3-01
UNIT
2-01
UNIT
3-01
UNIT
3-01
UNIT
2-01
UNIT
UNIT 0-01
0-02
UNIT
0-01
UNIT
0-01
02 03
11 CLUBHOUSE

OPEN DECK
LOBBY
+76.0
+70.0
+65.0
+75.0
DN TO
B1
ELEV
07 TRASH
06 MECH UNIT FOR COMMON

INDOOR SPACE
A/C
A/C
+66.0
+72.5
+77
1,280 SF
1,440 SF
UNIT
1-03
April 17, 2026 Resubmittal 2 9

FIXTURE A - QTY. LEVEL 1 = 9
3000 Kelvin - 30 Watts - 1525 Lumens PROJECT TOTAL SUMMARY TABLE1518 TOTAL LIGHT FIXTURE COUNT: 60 150'-0" 137'-6"
150'-0"
+82.5
+72.0
+80.0
+90.0
+80.0
+65

GLENNEYRE STREET

SAINT ANN'S DRIVE

CATALINA STREET
+80.5
UNIT
3-01
UNIT
2-01
UNIT
2-01
UNIT
1-01
UNIT
3-01
+81
+69.5
+71.0
UNIT
2-01
UNIT
3-01 UNIT
2-01
UNIT
3-01
UNIT
0-01
UNIT
2-01
UNIT
UNIT 0-01
1-01
UNIT
0-01
UNIT +70 0-01

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
0'

ZONING PLAN CHECK
SUBMITTAL 8' 16' 32'
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A3.3 BUILDING PLAN - LEVEL 2
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
December 8, 2025

RELATED
18201 Von Karman Ave
Irvine, CA 92612
5" Round
Ceiling and Wall Mount
Fixture Type:

Catalog Number:

Project:

Location:

Model & Size Color Temp & CRI Watt Lumens Finish
FM-05RN 5" 930 3000K - 90
935 3500K - 90
12W
12W
1050
1050
BK Black
BZ Bronze
NI Nickel
WT White
Example: FM-05RN-930-BK

Black Bronze Nickel White
❍ ❍❍ ❍❍❍❍
ELP.3 EXTERIOR LIGHTING PLAN - LEVEL 2 FIXTURE C - QTY. LEVEL 2 = 17 3000 Kelvin - 12 Watts - 1050 Lumens February 20, 2026 Resubmittal UNIT
3-01
UNIT
2-01
UNIT
2-01
UNIT
1-01
UNIT
3-01
UNIT
2-01
UNIT
3-01
UNIT
2-01

MANAGER
UNIT
3-01
UNIT
2-01
UNIT
0-01
UNIT
0-02
UNIT
0-01
UNIT
0-01

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
DN
DN
ELEV

OVERRUN MACHINE
RM
TRASH
25'-0"
UNIT
1-03
April 17, 2026 Resubmittal 2 9

FIXTURE A - QTY. LEVEL 1 = 9
3000 Kelvin - 30 Watts - 1525 Lumens PROJECT TOTAL SUMMARY TABLE1518 TOTAL LIGHT FIXTURE COUNT: 60

Laguna Beach City CouncilJuly 7, 2026

Laguna Beach City Council
July 7, 2026